Multi-Parcel Auto Shop
For Sale
$899,900
625 E Saint Germain St, Saint Cloud, MN 56304
Two operating auto service buildings are accompanied by contiguous vacant parcels for expansion, parking, or new construction.
Property Size4,006 SF
Price / SF$224.64
Days on Market11
Property Features for 625 E Saint Germain St
General Information
Standard status
Active
Size
4,006 SF
Building Details
Year Built
1973
Buildings
2
Listing Agency:
Premier Real Estate Services
(320) 980-5999
Listed By:
Douglas A. Seanger
Source:
Bradadamrealty
Added: Aug 20
Changed: Aug 29
Last Checked: Aug 25 at 4:09AM
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 Premier Real Estate Services
Investment Insights
Based on property information with market context.
This six-parcel commercial property includes two buildings currently operating as auto service businesses. The improvements comprise one 4,006-square-foot building and a second 2,040-square-foot building. Three contiguous vacant parcels add land for expansion, new construction, parking, or mixed-use development. A separate sixth parcel is designated for residential use, creating a broader configuration across the offering.
The property has frontage along East Saint Germain Street and Lincoln Avenue in Saint Cloud. Zoning classifications represented across the parcels include Business/Commercial, Industrial, and Residential-Multi-Family. The combined buildings and vacant land support continued automotive operations alongside redevelopment or additional construction possibilities.
The property has frontage along East Saint Germain Street and Lincoln Avenue in Saint Cloud. Zoning classifications represented across the parcels include Business/Commercial, Industrial, and Residential-Multi-Family. The combined buildings and vacant land support continued automotive operations alongside redevelopment or additional construction possibilities.
Key Highlights
- Six‑parcel offering with two operating auto service buildings
- 4,006 sq. ft. auto service building
- 2,040 sq. ft. auto service building
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
$49,340
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
5.48%
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%
$986,800
$986.8K
Cap Rate 7%
$704,857
$704.9K
Cap Rate 9%
$548,222
$548.2K
Market Conditions
NOI Build-Up for 4,006 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
$76.0K $18.96/SF
− Vacancy
−$5.5K −$1.37/SF
EGI
$70.5K $17.59/SF
− OpEx
−$21.1K −$5.28/SF
NOI
$49.3K $12.32/SF
Area
Sherburne County, MN
Vacancy
7.20%
Lease Rate
$18.96 /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%
$986,800
Cap Rate 7%
$704,857
Cap Rate 9%
$548,222
Alternative Uses
Best Use
Retail
$704.9K
$616.8K – $822.3K
NOI $49,340 @ 7.0% cap · market cap 5.48%
Second Best
Industrial
$621.7K
$544.0K – $725.3K
NOI $43,520 @ 7.0% cap · market cap 4.84%
Theoretical Best
Office A
$955.7K
$836.3K – $1.12M
NOI $66,902 @ 7.0% cap · market cap 7.43%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
621
Businesses Nearby
198k
Monthly Visits Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Dining 40%
Superstores 39%
Apparel 14%
Shops & Services 7%
Target
Superstores
76,918 visits/mo
0.2 miles
Runnings
Apparel
27,967 visits/mo
0.4 miles
McDonald's
Dining
22,433 visits/mo
0.3 miles
Taco Bell
Dining
13,909 visits/mo
0.2 miles
Arby's
Dining
12,105 visits/mo
0.4 miles
Demographics for 56304, MN
17,020
Population
7,538
Households
2.3
Avg Household Size
34
Median Age
25%
College-Educated
87%
High-School Grad
60.7 sq mi
ZIP Area
280
Density / Sq Mi
$54,133
Median Household Income
$36,365
Median Earnings
$926
Median Rent
$230,600
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?
Auto shop - Two operating auto service buildings are accompanied by contiguous vacant parcels for expansion, parking, or new construction.
Where is this auto shop located?
The property is located at 625 E Saint Germain St Saint Cloud, MN.
What is the asking price?
The asking price for this property is $899,900.
What are key features of this property?
This property features: Six‑parcel offering with two operating auto service buildings; 4,006 sq. ft. auto service building; 2,040 sq. ft. auto service building
