Corporate Office
For Sale
Contact for pricing
3900 Great Plains Drive S, Fargo, ND 58104
Corporate office property featuring modern design and high-end finishes.
Property Size122,000 SF
Price / SF$179.29
Days on Market10
Property Features for 3900 Great Plains Drive S
General Information
Standard status
Active
Size
122,000 SF
Class
A
Property subtype
Office
Lease Type
NNN
Investment Type
Owner/User
Building Details
Year Built
1997
Stories
2
Tenancy
Single
Building Size
122,000 SF
Listing Agency:
Goldmark Commercial Real Estate Inc
(701) 235-2920
Listed By:
Patrick Vesey · License #ND 6579
Source:
Crexi
Added: Aug 11
Changed: Aug 15
Last Checked: Aug 19 at 11:08PM
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 Goldmark Commercial Real Estate Inc
Investment Insights
Based on property information with market context.
The property is a 122,705 SF corporate office building completed in 1997. Its design incorporates modern elements and high-end finishes within a substantial office-oriented commercial asset.
Located at 3900 Great Plains Drive S in Fargo, North Dakota, the building offers an established corporate setting with a defined address and significant floor area for office operations.
Located at 3900 Great Plains Drive S in Fargo, North Dakota, the building offers an established corporate setting with a defined address and significant floor area for office operations.
Key Highlights
- 122,705 SF office building
- Constructed in 1997
- Located at 3900 Great Plains Drive S, Fargo, ND 58104
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
$1,437,857
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
6.54%
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%
$28,757,140
$28.8M
Cap Rate 7%
$20,540,814
$20.5M
Cap Rate 9%
$15,976,189
$16.0M
Market Conditions
NOI Build-Up for 122,705 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
$2.28M $18.60/SF
− Vacancy
−$365.2K −$2.98/SF
EGI
$1.92M $15.62/SF
− OpEx
−$479.3K −$3.91/SF
NOI
$1.44M $11.72/SF
Area
Fargo, ND
Vacancy
16.00%
Lease Rate
$18.60 /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%
$28,757,140
Cap Rate 7%
$20,540,814
Cap Rate 9%
$15,976,189
Alternative Uses
Best Use
Office B
$20.54M
$17.97M – $23.96M
NOI $1,437,857 @ 7.0% cap · market cap 6.54%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$26.62M
$23.29M – $31.05M
NOI $1,863,251 @ 7.0% cap · market cap 8.47%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
287
Businesses Nearby
Explore this area
Business Placement
Demographics for 58104, ND
48,150
Population
21,847
Households
2.2
Avg Household Size
32
Median Age
49%
College-Educated
98%
High-School Grad
28.0 sq mi
ZIP Area
1,720
Density / Sq Mi
$85,014
Median Household Income
$51,148
Median Earnings
$1,087
Median Rent
$346,100
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 - Corporate office property featuring modern design and high-end finishes.
Where is this office building located?
The property is located at 3900 Great Plains Drive S Fargo, ND.
What is the asking price?
The asking price for this property is $22,000,000.
What are key features of this property?
This property features: 122,705 SF office building; Constructed in 1997; Located at 3900 Great Plains Drive S, Fargo, ND 58104
