Retail Storefront on High-Traffic
For Sale
Contact for pricing
4114 Division Street, Waite Park, MN 56387
La-Z-Boy storefront on Division Street with average traffic counts over 34,000 vehicles per day.
Property Size18,200 SF
Price / SF$318.52
Days on Market145
Property Features for 4114 Division Street
General Information
Standard status
Active
Size
18,200 SF
Property subtype
Retail
Lease Type
NN
Net Operating Income
$391,300
Additional Details
Traffic Count
34,000 vehicles/day
Building Details
Year Built
2024
Tenancy
Single
Listing Agency:
Upland Real Estate Group Inc
Listed By:
Keith Sturm · License #MN 81883
(612) 332-6600
Source:
Crexi
Added: Apr 15
Changed: Aug 28
Last Checked: Sep 5 at 1:15AM
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 Upland Real Estate Group Inc
Investment Insights
Based on property information with market context.
This for-sale La-Z-Boy retail storefront is located along Division Street in St. Cloud, Minnesota. The site benefits from placement within a dense retail area and offers strong day-to-day exposure supported by average traffic counts exceeding 34,000 vehicles per day.
Crossroads Center is located just across Division Street, a retail center totaling approximately 890,000 square feet and featuring more than 100 retailers. The center is anchored by Macy’s, Scheels, Target, JCPenney, and DSW. Other nearby retailers include Walmart, Joann Fabric, Harbor Freight, Starbucks, Lund’s & Byerly’s, TJ Maxx, Costco, and CVS.
Crossroads Center is located just across Division Street, a retail center totaling approximately 890,000 square feet and featuring more than 100 retailers. The center is anchored by Macy’s, Scheels, Target, JCPenney, and DSW. Other nearby retailers include Walmart, Joann Fabric, Harbor Freight, Starbucks, Lund’s & Byerly’s, TJ Maxx, Costco, and CVS.
Key Highlights
- La‑Z‑Boy storefront on Division Street in St. Cloud, MN
- Average traffic counts over 34,000 vehicles per day along Division Street
- Crossroads Center directly across Division Street—890,000 SF retail center with 100+ retailers
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
$244,076
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
4.21%
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%
$4,881,520
$4.9M
Cap Rate 7%
$3,486,800
$3.5M
Cap Rate 9%
$2,711,956
$2.7M
Market Conditions
NOI Build-Up for 18,200 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
$364.7K $20.04/SF
− Vacancy
−$16.0K −$0.88/SF
EGI
$348.7K $19.16/SF
− OpEx
−$104.6K −$5.75/SF
NOI
$244.1K $13.41/SF
Area
Stearns County, MN
Vacancy
4.40%
Lease Rate
$20.04 /SF/Yr
Expense Ratio
30.00%
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%
$4,881,520
Cap Rate 7%
$3,486,800
Cap Rate 9%
$2,711,956
Alternative Uses
Best Use
Retail
$3.49M
$3.05M – $4.07M
NOI $244,076 @ 7.0% cap · market cap 4.21%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$3.98M
$3.49M – $4.65M
NOI $278,944 @ 7.0% cap · market cap 4.81%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
34,000 VPD
Traffic count
Location Intelligence
Trade Area within ½ mile
1,546
Businesses Nearby
862k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Apparel 34%
Superstores 26%
Dining 21%
Shops & Services 9%
Scheels
Apparel
162,569 visits/mo
0.2 miles
Target
Superstores
139,940 visits/mo
0.2 miles
Walmart
Superstores
81,716 visits/mo
0.5 miles
Chick-fil-A
Dining
52,191 visits/mo
0.1 miles
JCPenney
Apparel
41,146 visits/mo
0.1 miles
Demographics for 56387, MN
7,715
Population
3,460
Households
2.2
Avg Household Size
35
Median Age
19%
College-Educated
87%
High-School Grad
8.9 sq mi
ZIP Area
867
Density / Sq Mi
$57,387
Median Household Income
$36,511
Median Earnings
$1,072
Median Rent
$230,500
Median Home Value
Market
Vacancy Rate% for Retail in Midwest region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Retail space - La-Z-Boy storefront on Division Street with average traffic counts over 34,000 vehicles per day.
Where is this retail space located?
The property is located at 4114 Division Street Waite Park, MN.
What is the asking price?
The asking price for this property is $5,797,037.
What are key features of this property?
This property features: La‑Z‑Boy storefront on Division Street in St. Cloud, MN; Average traffic counts over 34,000 vehicles per day along Division Street; Crossroads Center directly across Division Street—890,000 SF retail center with 100+ retailers
