St. Cloud Office Building For
For Sale
$4,740,000
3601 18th St S, Saint Cloud, MN 56301
33,080 SF professional office building in St. Cloud, MN.
Property Size33,080 SF
Lot Size2.72 Acres
Price / SF$143.29
Days on Market166
Property Features for 3601 18th St S
General Information
Standard status
Active
Size
33,080 SF
Class
B
Lot size
2.72 Acres
Property subtype
Office
Net Operating Income
$424,466
Building Details
Building Size
33,080 SF
Year Built
2004
Listing Agency:
SVN GC Real Estate
(320) 420-6485
Listed By:
Kate Hanson, CCIM
Source:
Svn
Added: Mar 6
Changed: Aug 8
Last Checked: Aug 19 at 5:49AM
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 SVN GC Real Estate
Investment Insights
Based on property information with market context.
Maine Prairie Business Center is a 33,080 square foot single-story professional office building situated on 2.72 acres in south St Cloud, Minnesota. Constructed in 2004, the stucco exterior building features modern interior finishes and ample on-site parking with 106 surface stalls. The property is 100% occupied with tenants including SYSPRO US Inc, University of Minnesota Extension Office, Auto Owners Insurance, Seachange Printing & Marketing Services LLC, Vantage Point Solutions Inc, Parthenon Agency LLC, Ivy Rehab and Essence Property Management Incorporated. The property is professionally managed and maintained. The building is zoned C5 – Highway Commercial and located less than 0.5 mile from Interstate 94. Its central location provides access to area amenities, government offices, and major thoroughfares. Located at 3601 18th Street South, the property is positioned within the Maine Prairie Business Center. The site is located within the St. Cloud Metropolitan Statistical Area, a regional hub serving over 200,000 residents, and offers connectivity via Highway 15, Highway 23, and Interstate 94, providing access to the Twin Cities and surrounding communities. The property has NNN leases with term remaining on all leases.
Key Highlights
- 100% Occupied with quality tenants, providing immediate income.
- Located in a desirable area of south St. Cloud, a premier commercial corridor.
- Excellent accessibility to major highways (I‑94, Highway 15, Highway 23) and area amenities.
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
$392,821
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
8.29%
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%
$7,856,420
$7.9M
Cap Rate 7%
$5,611,729
$5.6M
Cap Rate 9%
$4,364,678
$4.4M
Market Conditions
NOI Build-Up for 33,080 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
$726.4K $21.96/SF
− Vacancy
−$202.7K −$6.13/SF
EGI
$523.8K $15.83/SF
− OpEx
−$130.9K −$3.96/SF
NOI
$392.8K $11.87/SF
Area
Sherburne 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%
$7,856,420
Cap Rate 7%
$5,611,729
Cap Rate 9%
$4,364,678
Alternative Uses
Best Use
Office B
$5.61M
$4.91M – $6.55M
NOI $392,821 @ 7.0% cap · market cap 8.29%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$7.89M
$6.91M – $9.21M
NOI $552,454 @ 7.0% cap · market cap 11.66%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
328
Businesses Nearby
Explore this area
Business Placement
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 Office in Midwest region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Office building - 33,080 SF professional office building in St. Cloud, MN.
Where is this office building located?
The property is located at 3601 18th St S Saint Cloud, MN.
What is the asking price?
The asking price for this property is $4,740,000.
What are key features of this property?
This property features: 100% Occupied with quality tenants, providing immediate income.; Located in a desirable area of south St. Cloud, a premier commercial corridor.; Excellent accessibility to major highways (I‑94, Highway 15, Highway 23) and area amenities.
