Two-Story Office
For Sale
Contact for pricing
3254 Rice Street, Little Canada, MN 55126
Flexible office configuration includes private rooms, conference areas, reception spaces, storage, and pond-facing windows.
Property Size5,544 SF
Price / SF$172.80
Days on Market10
Property Features for 3254 Rice Street
General Information
Standard status
Active
Size
5,544 SF
Class
B
Property subtype
Office
Occupancy
100%
Lease Type
Modified Gross
Investment Type
Owner/User
Site & Location
Highway Access
Yes
Road Access
Yes
Building Details
Year Built
2000
Buildings
1
Stories
2
Units
2
Tenancy
Single
Listing Agency:
The Davidson Companies, Inc.
Listed By:
Stephen Davidson · License #40989117
Source:
Crexi
Added: Aug 22
Changed: Aug 27
Last Checked: Aug 30 at 8:02PM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of The Davidson Companies, Inc.
Investment Insights
Based on property information with market context.
Built in 2000, this 5,544-square-foot office condominium is arranged across two floors of 2,772 square feet each. The interior includes private offices, conference rooms, reception areas, built-in storage, and broad windows with views toward a wooded pond. The full condominium is offered for sale or lease, while the lower level can be divided into two approximately 1,386-square-foot suites.
The property is positioned on Rice Street in the Vadnais Heights/Little Canada office market, with access to I-694, I-35E, Highway 36, and Interstate 35W. Its two-level layout and divisible lower floor support both full-building occupancy and smaller office configurations.
The property is positioned on Rice Street in the Vadnais Heights/Little Canada office market, with access to I-694, I-35E, Highway 36, and Interstate 35W. Its two-level layout and divisible lower floor support both full-building occupancy and smaller office configurations.
Key Highlights
- 5,544 SF office condominium with two 2,772 SF floors
- Lower level can be divided into two approximately 1,386 SF suites
- Private offices, conference rooms, reception areas, and built‑in storage
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$65,834
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
6.87%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$1,316,680
$1.3M
Cap Rate 7%
$940,486
$940.5K
Cap Rate 9%
$731,489
$731.5K
Market Conditions
NOI Build-Up for 5,544 SF
Vacancy — income lost from leasable area expected to sit empty during the year, subtracted from gross rent.
EGI (Effective Gross Income) — gross rent minus vacancy losses, the realistic income before paying operating costs.
OpEx (Operating Expenses) — recurring costs to operate the property (property tax, insurance, utilities, maintenance, management); excludes financing and capital improvements.
NOI (Net Operating Income) — income a property generates after operating costs but before financing and taxes.
Gross rent
$121.7K $21.96/SF
− Vacancy
−$34.0K −$6.13/SF
EGI
$87.8K $15.83/SF
− OpEx
−$21.9K −$3.96/SF
NOI
$65.8K $11.87/SF
Area
Ramsey County, MN
Vacancy
27.90%
Lease Rate
$21.96 /SF/Yr
Expense Ratio
25.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$1,316,680
Cap Rate 7%
$940,486
Cap Rate 9%
$731,489
Alternative Uses
Best Use
Office B
$940.5K
$822.9K – $1.10M
NOI $65,834 @ 7.0% cap · market cap 6.87%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.32M
$1.16M – $1.54M
NOI $92,588 @ 7.0% cap · market cap 9.66%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
242
Businesses Nearby
Explore this area
Business Placement
Demographics for 55126, MN
27,390
Population
11,946
Households
2.3
Avg Household Size
44
Median Age
63%
College-Educated
97%
High-School Grad
13.7 sq mi
ZIP Area
1,999
Density / Sq Mi
$109,017
Median Household Income
$66,815
Median Earnings
$1,507
Median Rent
$366,400
Median Home Value
Market
Vacancy Rate% for Office in Midwest region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Office building - Flexible office configuration includes private rooms, conference areas, reception spaces, storage, and pond-facing windows.
Where is this office building located?
The property is located at 3254 Rice Street Little Canada, MN.
What is the asking price?
The asking price for this property is $958,000.
What are key features of this property?
This property features: 5,544 SF office condominium with two 2,772 SF floors; Lower level can be divided into two approximately 1,386 SF suites; Private offices, conference rooms, reception areas, and built‑in storage
