Flex Warehouse with Office
For Sale
Contact for pricing
6256 34th Avenue Northwest, Rochester, MN 55901
Two-building flex property offers private office space and approximately 10,000 SF of warehouse with overhead garage doors.
Property Size19,000 SF
Price / SF$105
Days on Market68
Property Features for 6256 34th Avenue Northwest
General Information
Standard status
Active
Size
19,000 SF
Class
B
Property subtype
Office, Industrial
Zoning
MXG
Additional Details
Highway Access
Yes
Clear Height
16 ft
Office Units
14
Building Details
Year Built
1991
Buildings
2
Stories
1
Listing Agency:
Hamilton Real Estate Group
Listed By:
Ari Kolas · License #MN MN
(507) 281-1002
Source:
Crexi
Added: Jul 2
Changed: Aug 13
Last Checked: Sep 6 at 9:57PM
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 Hamilton Real Estate Group
Investment Insights
Based on property information with market context.
This for-sale flex property consists of two buildings totaling approximately 19,000 SF, combining office, warehouse, and operational space. The office component includes 14 private offices and a large bullpen/workspace area, with conference room potential and a flexible floor plan that can support a variety of business configurations.
The warehouse area totals approximately 10,000 SF and is designed for storage, operations, light distribution, or shop use, with 12' overhead garage doors and a 16' peak ceiling height. Front-door parking is available for employees, customers, and visitors.
The layout is suited for an owner-occupant to occupy the entire property or reconfigure for multiple users. The property is located along one of Rochester’s fastest-growing commercial corridors, with excellent access and visibility and quick connections to Highway 52.
The warehouse area totals approximately 10,000 SF and is designed for storage, operations, light distribution, or shop use, with 12' overhead garage doors and a 16' peak ceiling height. Front-door parking is available for employees, customers, and visitors.
The layout is suited for an owner-occupant to occupy the entire property or reconfigure for multiple users. The property is located along one of Rochester’s fastest-growing commercial corridors, with excellent access and visibility and quick connections to Highway 52.
Key Highlights
- Two‑building flex property totaling approx. 19,000 SF with office, warehouse, and operational space
- +/- 10,000 SF warehouse space with 12' overhead garage doors and 16' peak ceiling height
- +/- 9,000 SF office space with 14 private offices and a large bullpen/workspace area
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
$155,684
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
7.80%
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%
$3,113,680
$3.1M
Cap Rate 7%
$2,224,057
$2.2M
Cap Rate 9%
$1,729,822
$1.7M
Market Conditions
NOI Build-Up for 19,000 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
$250.8K $13.20/SF
− Vacancy
−$11.3K −$0.59/SF
EGI
$239.5K $12.61/SF
− OpEx
−$83.8K −$4.41/SF
NOI
$155.7K $8.19/SF
Area
Rochester, MN
Vacancy
4.50%
Lease Rate
$13.20 /SF/Yr
Expense Ratio
35.00%
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%
$3,113,680
Cap Rate 7%
$2,224,057
Cap Rate 9%
$1,729,822
Alternative Uses
Best Use
Office B
$5.00M
$4.38M – $5.84M
NOI $350,123 @ 7.0% cap · market cap 17.55%
Second Best
Flex RnD
$2.22M
$1.95M – $2.59M
NOI $155,684 @ 7.0% cap · market cap 7.80%
Theoretical Best
Office A
$7.32M
$6.40M – $8.54M
NOI $512,252 @ 7.0% cap · market cap 25.68%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
16 ft
Clear height
14
Office units
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
245
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 55901, MN
58,046
Population
24,852
Households
2.3
Avg Household Size
36
Median Age
50%
College-Educated
94%
High-School Grad
33.1 sq mi
ZIP Area
1,754
Density / Sq Mi
$90,430
Median Household Income
$52,778
Median Earnings
$1,321
Median Rent
$290,000
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 - Two-building flex property offers private office space and approximately 10,000 SF of warehouse with overhead garage doors.
Where is this flex space located?
The property is located at 6256 34th Avenue Northwest Rochester, MN.
What is the asking price?
The asking price for this property is $1,995,000.
What are key features of this property?
This property features: Two‑building flex property totaling approx. 19,000 SF with office, warehouse, and operational space; +/- 10,000 SF warehouse space with 12' overhead garage doors and 16' peak ceiling height; +/- 9,000 SF office space with 14 private offices and a large bullpen/workspace area
