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    Roosevelt Road Redevelopment Opportunity Title is generated by Realmo AI

    3820 Roosevelt Road, Saint Cloud, MN 56301

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    For Sale
    $3,760,000

    12.3-acre redevelopment site with frontage on Roosevelt Road.

    Type:Open land with an operating motel and billboards
    Property size:
    15,432 SF
    Price / SF:
    $243/SF
    Added:
    Nov 21, 2025
    Days on Market:
    182
    Last Refresh:
    Apr 6 at 12:08 am

    Property Features for 3820 Roosevelt Road

    General Information

    Standard status
    Active
    Size
    15,432 SF
    Property subtype
    Open land with an operating motel and billboards

    Building Details

    Year Built
    1984

    We can help!

    Listing Contact
    Mike Bobick, CCIM

    Listing agent Mike Bobick, CCIM

    Listing office

    Listing date Nov 21, 2025

    Source Svn

    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 Mike Bobick, CCIM

    HighLights

    • 12.3 acre re‑development site, the largest remaining undeveloped property on Roosevelt Road
    • Boasting nearly 1,200 feet of frontage on Roosevelt Road
    • High traffic count of nearly 20,000 vehicles per day
    • C‑5 zoning allows for a wide range of commercial uses (gas/convenience, hotel, retail, etc.)
    • Potential for a signalized intersection at the north end of the property (concept drawings available)
    • Existing Wyndham Hotel operating on the south end of the property

    Overview

    This 12.3-acre redevelopment site features nearly 1,200 feet of frontage on Roosevelt Road. A Wyndham Hotel is currently operating on the south end of the property. The location benefits from a traffic count of nearly 20,000 vehicles per day. Concept drawings from the city propose a signalized intersection at the north end of the property. Situated on the east side of Roosevelt Road between 38th Street South and the future 36th Street South intersection in South St. Cloud, long-term plans include a signalized intersection at 36th Street South. This is the largest remaining undeveloped piece of property along Roosevelt Road. The C-5 zoning is designed to provide service facilities to the motoring public adjacent to arterial traffic routes. Typical uses permitted under this zoning include gas convenience stores with car washes, financial institutions, hotels/motels, motor vehicle dealerships/repair/rental, office buildings, medical/dental facilities, restaurants/shopping centers, retail goods establishments, and warehousing/wholesale (indoor only).
    Property Profile Location Intelligence

    Current Use by Public Records

    Commercial land

    Suggested Use

    Restaurant Real Estate Agency Law Firm Building Supply Big Box & Wholesale Store Auto Repair Shop Hotel & Motel Pharmacy Auto Parts Store Gym & Fitness Center

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Saint Cloud
    County
    Sherburne
    State
    Minnesota
    Longitude
    -94.1543
    Latitude
    45.5042

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    FAQs

    What type of property is this?
    Commercial land - 12.3-acre redevelopment site with frontage on Roosevelt Road.
    Where is this commercial land located?
    The property is located at 3820 Roosevelt Road Saint Cloud, MN.
    What is the asking price?
    The asking price for this property is $3,760,000.
    What are key features of this property?
    This property features: 12.3 acre re‑development site, the largest remaining undeveloped property on Roosevelt Road; **Boasting nearly 1,200 feet of frontage on Roosevelt Road**; High traffic count of nearly 20,000 vehicles per day
    (320) 333-2692
    We can help!
    Listing Contact
    Mike Bobick, CCIM
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

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    3820 Roosevelt Road, St. Cloud, MN 56301
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