Well-Maintained Office
For Sale
Contact for pricing
3480 Upper 149th St W, Rosemount, MN 55068
Functional office layout with private offices, reception, common restrooms, and ample on-site parking.
Property Size2,718 SF
Price / SF$156.36
Days on Market60
Property Features for 3480 Upper 149th St W
General Information
Standard status
Active
Size
2,718 SF
Property subtype
OFFICE
Zoning
R-3
Listing Agency:
KW Commercial Midwest - Eagan
(952) 431-5100
Listed By:
David Finigan
(651) 274-5034
Source:
Moodyscre
Added: Jul 8
Changed: Aug 8
Last Checked: Sep 5 at 7:24AM
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 KW Commercial Midwest - Eagan
Investment Insights
Based on property information with market context.
This well-maintained professional office building offers a flexible layout designed for a range of work styles. Interior spaces include private offices along with collaborative workspace, supported by a reception/entry area and restrooms located in the common area.
Located at 3480 Upper 149th St W in Rosemount, MN, the property provides ample parking for employees and visitors. The building is zoned R-3 (Medium Density Housing), which may be relevant for buyers considering future planning for the site.
Located at 3480 Upper 149th St W in Rosemount, MN, the property provides ample parking for employees and visitors. The building is zoned R-3 (Medium Density Housing), which may be relevant for buyers considering future planning for the site.
Key Highlights
- Well‑maintained professional office building with a functional layout
- Flexible floor plan with private offices and collaborative workspace
- Reception/entry plus restrooms located in the common area
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
$33,715
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
7.93%
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%
$674,300
$674.3K
Cap Rate 7%
$481,643
$481.6K
Cap Rate 9%
$374,611
$374.6K
Market Conditions
NOI Build-Up for 2,718 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
$60.7K $22.32/SF
− Vacancy
−$15.7K −$5.78/SF
EGI
$45.0K $16.54/SF
− OpEx
−$11.2K −$4.13/SF
NOI
$33.7K $12.40/SF
Area
Dakota County, MN
Vacancy
25.90%
Lease Rate
$22.32 /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%
$674,300
Cap Rate 7%
$481,643
Cap Rate 9%
$374,611
Alternative Uses
Best Use
Office B
$481.6K
$421.4K – $561.9K
NOI $33,715 @ 7.0% cap · market cap 7.93%
Second Best
—
—
no second resolved use
Theoretical Best
Healthcare Medical
$668.9K
$585.3K – $780.3K
NOI $46,820 @ 7.0% cap · market cap 11.02%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
11
Businesses Nearby
Explore this area
Business Placement
Demographics for 55068, MN
31,593
Population
11,794
Households
2.7
Avg Household Size
37
Median Age
47%
College-Educated
97%
High-School Grad
46.0 sq mi
ZIP Area
687
Density / Sq Mi
$125,271
Median Household Income
$62,445
Median Earnings
$1,610
Median Rent
$379,500
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 - Functional office layout with private offices, reception, common restrooms, and ample on-site parking.
Where is this office building located?
The property is located at 3480 Upper 149th St W Rosemount, MN.
What is the asking price?
The asking price for this property is $425,000.
What are key features of this property?
This property features: Well‑maintained professional office building with a functional layout; Flexible floor plan with private offices and collaborative workspace; Reception/entry plus restrooms located in the common area
