Multi-Parcel Commercial
For Sale
$899,900
625 E Saint Germain Street, Saint Cloud, MN 56304
Six parcels include two operating auto service buildings and additional land for expansion, new construction, parking, or mixed-use development.
Property Size4,006 SF
Price / SF$224.64
Days on Market74
Property Features for 625 E Saint Germain Street
General Information
Standard status
Active
Size
4,006 SF
Property subtype
Commercial
Zoning
Business/Commercial, Industrial, Residential-Multi-Family
Taxes and HOA fees
Annual Taxes
$5,884
Building Details
Building Size
4,006 SF
Year Built
1973
Stories
1
Units
2
Listing Agency:
Premier Real Estate Services
(320) 980-5999
Listed By:
Douglas A. Seanger
(320) 980-5999
Source:
Juverealestate
Added: May 26
Changed: Aug 6
Last Checked: Aug 7 at 10:27AM
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 land offering includes two parcels improved with established auto service businesses. The existing buildings measure 4,006 square feet and 2,040 square feet, providing an existing commercial base within the assemblage. Three additional contiguous parcels are vacant and identified for expansion, new construction, parking, or mixed-use development. A sixth parcel carries residential zoning for potential future residential use.
The property extends along East St. Germain Street and Lincoln Avenue in Saint Cloud, Minnesota. Its zoning designations include Business/Commercial, Industrial, and Residential-Multi-Family, with the residential designation applying to the sixth parcel. The combination of operating automotive improvements, contiguous vacant land, and multiple zoning categories supports a range of redevelopment and commercial land planning considerations.
The property extends along East St. Germain Street and Lincoln Avenue in Saint Cloud, Minnesota. Its zoning designations include Business/Commercial, Industrial, and Residential-Multi-Family, with the residential designation applying to the sixth parcel. The combination of operating automotive improvements, contiguous vacant land, and multiple zoning categories supports a range of redevelopment and commercial land planning considerations.
Key Highlights
- Six‑parcel commercial land offering along East St. Germain Street and Lincoln Avenue
- Two operating auto service buildings measuring 4,006 sq. ft. and 2,040 sq. ft.
- Three additional contiguous vacant parcels
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
Mixed Use
$697.0K
$609.9K – $813.2K
NOI $48,793 @ 7.0% cap · market cap 5.42%
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
Current Use
Location Intelligence
Trade Area within ½ mile
1,141
Businesses Nearby
112k
Monthly Visits Nearby
Explore this area
Business Placement
Foot Traffic Nearby
Superstores 69%
Dining 15%
Hotels & Casinos 10%
Shops & Services 6%
Target
Superstores
76,918 visits/mo
0.4 miles
Green Mill Restaurant & Bar
Dining
8,334 visits/mo
0.4 miles
Best Western Plus Kelly Inn
Hotels & Casinos
6,329 visits/mo
0.4 miles
Burger King
Dining
5,878 visits/mo
0.5 miles
Wells Fargo
Shops & Services
4,985 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?
Commercial land - Six parcels include two operating auto service buildings and additional land for expansion, new construction, parking, or mixed-use development.
Where is this commercial land located?
The property is located at 625 E Saint Germain Street 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 commercial land offering along East St. Germain Street and Lincoln Avenue; Two operating auto service buildings measuring 4,006 sq. ft. and 2,040 sq. ft.; Three additional contiguous vacant parcels
