Leased Neighborhood Retail
For Sale
Contact for pricing
5440-5480 S Robert Trl, Inver Grove Heights, MN 55077
Seller will master lease the remaining vacant suite in a well-leased neighborhood retail center with long-term tenants.
Property Size8,400 SF
Price / SF$190.48
Days on Market124
Property Features for 5440-5480 S Robert Trl
General Information
Standard status
Active
Size
8,400 SF
Property subtype
RETAIL
Listing Agency:
Cushman & Wakefield
(952) 831-1000
Listed By:
William "Skip" Melin · License #S56957000
(952) 200-7890
Source:
Moodyscre
Added: May 13
Changed: Aug 15
Last Checked: Sep 13 at 10:06AM
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 Cushman & Wakefield
Investment Insights
Based on property information with market context.
This neighborhood shopping center at 5440-5480 S Robert Trl is well leased, with the seller planning to master lease the remaining vacant suite. The tenant roster includes a mix of credit and local operators, and many of the tenants have been at the center for more than 10 years.
The property is positioned within the Inver Grove Heights and West St. Paul trade areas, supporting a stable, established retail environment.
Overall, the center offers an investor-friendly leasing structure with an immediate plan for the remaining space, alongside a proven tenant history.
The property is positioned within the Inver Grove Heights and West St. Paul trade areas, supporting a stable, established retail environment.
Overall, the center offers an investor-friendly leasing structure with an immediate plan for the remaining space, alongside a proven tenant history.
Key Highlights
- Seller will master lease the remaining vacant suite
- Well‑leased neighborhood retail center with a mix of credit and local tenants
- Many tenants have been at the center for over 10 years
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
$88,588
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
5.54%
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%
$1,771,760
$1.8M
Cap Rate 7%
$1,265,543
$1.3M
Cap Rate 9%
$984,311
$984.3K
Market Conditions
NOI Build-Up for 8,400 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
$151.2K $18.00/SF
− Vacancy
−$24.6K −$2.93/SF
EGI
$126.6K $15.07/SF
− OpEx
−$38.0K −$4.52/SF
NOI
$88.6K $10.55/SF
Area
Dakota County, MN
Vacancy
16.30%
Lease Rate
$18.00 /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%
$1,771,760
Cap Rate 7%
$1,265,543
Cap Rate 9%
$984,311
Alternative Uses
Best Use
Retail
$1.27M
$1.11M – $1.48M
NOI $88,588 @ 7.0% cap · market cap 5.54%
Second Best
—
—
no second resolved use
Theoretical Best
Healthcare Medical
$2.07M
$1.81M – $2.41M
NOI $144,698 @ 7.0% cap · market cap 9.04%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
127
Businesses Nearby
2k
Monthly Visits Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 100%
Enterprise Rent-A-Car
Shops & Services
1,278 visits/mo
0.1 miles
Avis Budget Car Rental
Shops & Services
789 visits/mo
0.1 miles
Demographics for 55077, MN
14,258
Population
5,403
Households
2.6
Avg Household Size
37
Median Age
50%
College-Educated
95%
High-School Grad
18.2 sq mi
ZIP Area
783
Density / Sq Mi
$108,314
Median Household Income
$62,432
Median Earnings
$1,514
Median Rent
$496,800
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Retail in Midwest region
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Similar Off Market Nearby
- Salem Square Shopping Center — 5300 S Robert Trail, Inver Grove Heights, MN 55077
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Frequently Asked Questions
What type of property is this?
Shopping center - Seller will master lease the remaining vacant suite in a well-leased neighborhood retail center with long-term tenants.
Where is this shopping center located?
The property is located at 5440-5480 S Robert Trl Inver Grove Heights, MN.
What is the asking price?
The asking price for this property is $1,600,000.
What are key features of this property?
This property features: Seller will master lease the remaining vacant suite; Well‑leased neighborhood retail center with a mix of credit and local tenants; Many tenants have been at the center for over 10 years
