Single-Story Brick Office
For Sale
$5,300,000
7540 SW Airport View Drive SW, Rochester, MN 55902
Commercial Sale, Rochester, MN
Property Size22,320 SF
Lot Size2.48 Acres
Price / SF$237.46
Days on Market30
Property Features for 7540 SW Airport View Drive SW
General Information
Property type
Commercial Sale
Property subtype
Other
Zoning description
Business/Commercial
Parking features
Driveway, Parking Lot
Exterior features
Brick/Stone
Subdivision
City Lands
Lot features
Underground Utilities
High school district
Stewartville
Directions
Highway 63 South to County Rd 16 SW exit, turn West to Airport View Dr, turn South to the property.
Standard status
Active
APN
541041045308
Lot size
2.48 Acres
Taxes and HOA fees
Tax Year
2026
Tax Annual Amount
96344
Utilities
Heating system
Forced Air
Cooling system
Central Air
Building Details
Year built
2008
Building materials
Frame
Listing Agency:
Re/Max Results · RE/MAX International
(507) 288-1111
Listed By:
Daniel Groteboer
(952) 829-2900
Added: Jul 29
Changed: Aug 27
Last Checked: Aug 27 at 10:06AM
MLS# 7119529
Copyright © 2026 Northstar MLS. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This office property comprises a single-story, 22,320-square-foot commercial building on 2.48 acres. Constructed in 2008, the facility features a brick and masonry exterior, frame construction, forced-air heating, and central air conditioning. The building is fully leased and includes an established tenant in place.
Located at 7540 SW Airport View Drive SW in Rochester, the property is adjacent to The Rochester International Airport. On-site parking is provided through a parking lot and driveway, with access to major roads and highways. The airport-adjacent setting provides direct proximity to a significant regional transportation facility.
Located at 7540 SW Airport View Drive SW in Rochester, the property is adjacent to The Rochester International Airport. On-site parking is provided through a parking lot and driveway, with access to major roads and highways. The airport-adjacent setting provides direct proximity to a significant regional transportation facility.
Key Highlights
- 22,320‑square‑foot office building constructed in 2008
- Single‑story facility with brick and masonry exterior
- Fully leased with an established tenant in place
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
$411,302
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
7.76%
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%
$8,226,040
$8.2M
Cap Rate 7%
$5,875,743
$5.9M
Cap Rate 9%
$4,570,022
$4.6M
Market Conditions
NOI Build-Up for 22,320 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
$602.6K $27.00/SF
− Vacancy
−$54.2K −$2.43/SF
EGI
$548.4K $24.57/SF
− OpEx
−$137.1K −$6.14/SF
NOI
$411.3K $18.43/SF
Area
Rochester, MN
Vacancy
9.00%
Lease Rate
$27.00 /SF/Yr
Expense Ratio
25.00%
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%
$8,226,040
Cap Rate 7%
$5,875,743
Cap Rate 9%
$4,570,022
Alternative Uses
Best Use
Office B
$5.88M
$5.14M – $6.86M
NOI $411,302 @ 7.0% cap · market cap 7.76%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$8.60M
$7.52M – $10.03M
NOI $601,761 @ 7.0% cap · market cap 11.35%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
100%
Occupancy
Single-tenant
Tenancy
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
80
Businesses Nearby
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 Office in Midwest region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Office building - Fully leased property with on-site parking and access to major roads.
Where is this office building located?
The property is located at 7540 SW Airport View Drive SW Rochester, MN.
What is the asking price?
The asking price for this property is $5,300,000.
What are key features of this property?
This property features: 22,320‑square‑foot office building constructed in 2008; Single‑story facility with brick and masonry exterior; Fully leased with an established tenant in place
