Highway Frontage Commercial
For Sale
Contact for pricing
4444 US 52, Rochester, MN 55902
Nearly 4-acre commercial site with highway frontage and exposure.
Property Size18,156 SF
Lot Size4.00 Acres
Price / SF$324.96
Days on Market800
Property Features for 4444 US 52
General Information
Standard status
Active
Size
18,156 SF
Class
B
Lot size
4.00 Acres
Property subtype
Mixed Use, Office, Retail
Zoning
Commercial
Building Details
Year Built
1980
Buildings
1
Stories
1
Tenancy
Single
Listing Agency:
Core Real Estate Group
Listed By:
Chad Behnken · License #40937342
(507) 251-7667
Source:
Crexi
Added: Jun 28, 2024
Changed: Sep 4
Last Checked: Sep 2 at 4:38PM
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 Core Real Estate Group
Investment Insights
Based on property information with market context.
This commercial site, spanning nearly 4 acres, features highway frontage and exposure. The property includes an 18,156 square foot building that formerly housed Tom Kadlec Kia. The building is equipped with a showroom, offices, and service bays. The location benefits from high traffic counts and offers potential for reuse or redevelopment. An adjacent roughly 2-acre site is also available. Situated in a commercial corridor, the property is located minutes from the Mayo Clinic and Downtown Rochester. This site may suit investors, developers, or owner-users.
Key Highlights
- Unbeatable highway frontage and exposure with strong traffic counts
- Large 18,156 SF building with showroom, offices, and service bays
- Nearly 4‑acre commercial site offering reuse or redevelopment potential
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
$204,361
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
3.46%
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%
$4,087,220
$4.1M
Cap Rate 7%
$2,919,443
$2.9M
Cap Rate 9%
$2,270,678
$2.3M
Market Conditions
NOI Build-Up for 18,156 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
$300.7K $16.56/SF
− Vacancy
−$8.7K −$0.48/SF
EGI
$291.9K $16.08/SF
− OpEx
−$87.6K −$4.82/SF
NOI
$204.4K $11.26/SF
Area
Rochester, MN
Vacancy
2.90%
Lease Rate
$16.56 /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%
$4,087,220
Cap Rate 7%
$2,919,443
Cap Rate 9%
$2,270,678
Alternative Uses
Best Use
Retail
$2.92M
$2.55M – $3.41M
NOI $204,361 @ 7.0% cap · market cap 3.46%
Second Best
Industrial
$1.58M
$1.38M – $1.84M
NOI $110,379 @ 7.0% cap · market cap 1.87%
Theoretical Best
Office A
$6.99M
$6.12M – $8.16M
NOI $489,497 @ 7.0% cap · market cap 8.30%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
30
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 55902, MN
25,878
Population
11,954
Households
2.2
Avg Household Size
40
Median Age
66%
College-Educated
98%
High-School Grad
41.1 sq mi
ZIP Area
630
Density / Sq Mi
$111,879
Median Household Income
$68,869
Median Earnings
$1,580
Median Rent
$430,100
Median Home Value
Market
Vacancy Rate% for Retail in Midwest region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Automotive property - Nearly 4-acre commercial site with highway frontage and exposure.
Where is this automotive property located?
The property is located at 4444 US 52 Rochester, MN.
What is the asking price?
The asking price for this property is $5,900,000.
What are key features of this property?
This property features: Unbeatable highway frontage and exposure with strong traffic counts; Large 18,156 SF building with showroom, offices, and service bays; Nearly 4‑acre commercial site offering reuse or redevelopment potential
