Saint Cloud NNN
For Sale
Contact for pricing
328 5th Ave S, Saint Cloud, MN 56301
Single-tenant net lease investment opportunity in Saint Cloud, Minnesota.
Property Size3,339 SF
Price / SF$316.67
Days on Market102
Property Features for 328 5th Ave S
General Information
Standard status
Active
Size
3,339 SF
Class
B
Property subtype
Retail
Lease Type
NNN
Investment Type
Net Lease
Net Operating Income
$63,441
Building Details
Year Built
1988
Tenancy
Single
Listing Agency:
Inventure Real Estate
(320) 980-2300
Listed By:
Cameron Cropsey · License #MN 40555735
Source:
Crexi
Added: May 21
Changed: Aug 16
Last Checked: Aug 28 at 11:09PM
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 Inventure Real Estate
Investment Insights
Based on property information with market context.
This single-tenant net lease investment opportunity is located in Saint Cloud, Minnesota. The property is a 3,339 square foot Holiday Station Store. It is situated at 328 5th Ave S, in a high-demand area near Division Street, which experiences over 31,000 vehicles per day. The property is adjacent to a 100-unit market rate apartment complex and is located blocks away from St. Cloud State University, which serves approximately 10,000 students. Saint Cloud is the 12th most populated city in Minnesota with over 72,000 residents and serves as the commercial and economic hub of Central Minnesota. Saint Cloud is the county seat of Stearns and continues to grow year over year.
Key Highlights
- NNN lease offers stable, passive income for investors.
- Located in a high‑demand area with heavy traffic (31,000 VPD) on Division Street.
- Proximity to St. Cloud State University (approx. 10,000 students) ensures consistent customer base.
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
$49,434
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
4.68%
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%
$988,680
$988.7K
Cap Rate 7%
$706,200
$706.2K
Cap Rate 9%
$549,267
$549.3K
Market Conditions
NOI Build-Up for 3,339 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
$70.1K $21.00/SF
− Vacancy
−$4.2K −$1.26/SF
EGI
$65.9K $19.74/SF
− OpEx
−$16.5K −$4.94/SF
NOI
$49.4K $14.81/SF
Area
Sherburne County, MN
Vacancy
6.00%
Lease Rate
$21.00 /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%
$988,680
Cap Rate 7%
$706,200
Cap Rate 9%
$549,267
Alternative Uses
Best Use
Specialty Retail
$706.2K
$617.9K – $823.9K
NOI $49,434 @ 7.0% cap · market cap 4.68%
Second Best
Retail
$587.5K
$514.1K – $685.4K
NOI $41,125 @ 7.0% cap · market cap 3.89%
Theoretical Best
Office A
$796.6K
$697.0K – $929.4K
NOI $55,763 @ 7.0% cap · market cap 5.27%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
499
Businesses Nearby
1k
Monthly Visits Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Home Improvements & Furnishings 54%
Shops & Services 46%
Ferguson
Home Improvements & Furnishings
680 visits/mo
0.1 miles
Public Storage
Shops & Services
588 visits/mo
0.5 miles
Demographics for 56301, MN
33,786
Population
13,511
Households
2.5
Avg Household Size
30
Median Age
32%
College-Educated
91%
High-School Grad
76.6 sq mi
ZIP Area
441
Density / Sq Mi
$69,725
Median Household Income
$29,226
Median Earnings
$1,103
Median Rent
$262,500
Median Home Value
Market
Vacancy Rate% for Retail in Midwest region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Similar Off Market Nearby
- Target Grocery — 125 Lincoln Ave SE, St Cloud, MN 56304
Frequently Asked Questions
What type of property is this?
Grocery and convenience store - Single-tenant net lease investment opportunity in Saint Cloud, Minnesota.
Where is this grocery and convenience store located?
The property is located at 328 5th Ave S Saint Cloud, MN.
What is the asking price?
The asking price for this property is $1,057,350.
What are key features of this property?
This property features: NNN lease offers stable, passive income for investors.; Located in a high‑demand area with heavy traffic (31,000 VPD) on Division Street.; Proximity to St. Cloud State University (approx. 10,000 students) ensures consistent customer base.
