Flexible Commercial
For Sale
$285,000
4417 County Road 82 SE, Alexandria, MN 56308
Existing improvements support retail, office, or professional commercial use along a regional commercial corridor.
Property Size2,892 SF
Price / SF$98.55
Days on Market37
Property Features for 4417 County Road 82 SE
General Information
Standard status
Active
Size
2,892 SF
Additional Details
Road Access
Yes
Building Details
Year Built
1958
Listing Agency:
ORB Real Estate
(320) 762-2077
Listed By:
David L Johnson · License #40422876
Source:
Tayloronken
Added: Jul 24
Changed: Aug 29
Last Checked: Aug 25 at 5:32AM
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 ORB Real Estate
Investment Insights
Based on property information with market context.
This flexible commercial facility offers an existing building suited to retail, office, or professional use. The property includes nearly 1 acre of land and was built in 1958, providing an established commercial improvement for a range of business operations.
The site is positioned along County Road 82 SE, east of Alexandria, Minnesota. A vintage rail car currently sits beside the building and is scheduled for removal in the first quarter of 2026, which will change the current exterior arrangement.
The site is positioned along County Road 82 SE, east of Alexandria, Minnesota. A vintage rail car currently sits beside the building and is scheduled for removal in the first quarter of 2026, which will change the current exterior arrangement.
Key Highlights
- Flex space with retail, office, and professional use potential
- Nearly 1 acre of land
- Located along County Road 82 SE, east of Alexandria, MN
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
$17,491
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
6.14%
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%
$349,820
$349.8K
Cap Rate 7%
$249,871
$249.9K
Cap Rate 9%
$194,344
$194.3K
Market Conditions
NOI Build-Up for 2,892 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
$26.0K $9.00/SF
− Vacancy
−$1.0K −$0.36/SF
EGI
$25.0K $8.64/SF
− OpEx
−$7.5K −$2.59/SF
NOI
$17.5K $6.05/SF
Area
Douglas County, MN
Vacancy
4.00%
Lease Rate
$9.00 /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%
$349,820
Cap Rate 7%
$249,871
Cap Rate 9%
$194,344
Alternative Uses
Best Use
Retail
$851.0K
$744.7K – $992.9K
NOI $59,573 @ 7.0% cap · market cap 20.90%
Second Best
Office B
$515.2K
$450.8K – $601.1K
NOI $36,066 @ 7.0% cap · market cap 12.65%
Theoretical Best
Specialty Retail
$911.8K
$797.9K – $1.06M
NOI $63,828 @ 7.0% cap · market cap 22.40%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
14
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 56308, MN
26,391
Population
14,350
Households
1.8
Avg Household Size
44
Median Age
33%
College-Educated
96%
High-School Grad
155.9 sq mi
ZIP Area
169
Density / Sq Mi
$76,831
Median Household Income
$43,999
Median Earnings
$921
Median Rent
$307,600
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?
Flex space - Existing improvements support retail, office, or professional commercial use along a regional commercial corridor.
Where is this flex space located?
The property is located at 4417 County Road 82 SE Alexandria, MN.
What is the asking price?
The asking price for this property is $285,000.
What are key features of this property?
This property features: Flex space with retail, office, and professional use potential; Nearly 1 acre of land; Located along County Road 82 SE, east of Alexandria, MN
