Heated Storage Warehouse with Overhead
For Sale
$375,000
7826 unit 9 County Rd 42 NE, Alexandria, MN 56308
LAND - Alexandria, MN
Property Size3,840 SF
Lot Size0.11 Acres
Price / SF$97.66
Days on Market64
Property Features for 7826 unit 9 County Rd 42 NE
General Information
Property type
Land
Property subtype
Other
High school district
Alexandria
Directions
West of Carlos corners to address 7826 Unit 9
Standard status
Active
APN
120830140
Lot size
0.11 Acres
Taxes and HOA fees
Tax Year
2026
Tax Annual Amount
1932
HOA Fee
$450 Annually
Listing Agency:
Counselor Realty Inc of Alex
(320) 762-1111
Listed By:
Jeffrey M Reed
(320) 762-1111
Added: Jun 9
Changed: Jun 29
Last Checked: Aug 11 at 11:06PM
MLS# 7089418
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 offering features a newly planned storage warehouse within a development limited to 9 units. The 48-by-80 building is designed to be completely insulated and steel lined, with heat provided by in-floor heat and a natural gas boiler. The structure includes two overhead doors, each 14 feet tall, and the building is southeasterly facing to help with winter snow and ice management. Interior amenities are included, with kitchen and bathroom areas as well as loft space.
Access is off a County Highway, supporting easy in-and-out use in any season. The development includes association-maintained lawn and snow removal. Utilities are connected to the ALASD sanitary sewer system and natural gas.
For operators and tenants needing year-round storage with straightforward drive-in access, the heated design and tall overhead doors can support a range of equipment and storage requirements. The presence of a kitchen, bathroom, and loft area adds practical onsite functionality for staff or daily use, while the association-managed exterior maintenance supports consistent property upkeep.
Access is off a County Highway, supporting easy in-and-out use in any season. The development includes association-maintained lawn and snow removal. Utilities are connected to the ALASD sanitary sewer system and natural gas.
For operators and tenants needing year-round storage with straightforward drive-in access, the heated design and tall overhead doors can support a range of equipment and storage requirements. The presence of a kitchen, bathroom, and loft area adds practical onsite functionality for staff or daily use, while the association-managed exterior maintenance supports consistent property upkeep.
Key Highlights
- New 48x80 storage building planned in a development with only 9 units.
- Heated and insulated: steel lined, in‑floor heat powered by a natural gas boiler.
- Includes overhead doors: 2 doors, each 14' tall.
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
$33,095
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
8.83%
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%
$661,900
$661.9K
Cap Rate 7%
$472,786
$472.8K
Cap Rate 9%
$367,722
$367.7K
Market Conditions
NOI Build-Up for 3,840 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
$49.8K $12.96/SF
− Vacancy
−$2.5K −$0.65/SF
EGI
$47.3K $12.31/SF
− OpEx
−$14.2K −$3.69/SF
NOI
$33.1K $8.62/SF
Area
Douglas County, MN
Vacancy
5.00%
Lease Rate
$12.96 /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%
$661,900
Cap Rate 7%
$472,786
Cap Rate 9%
$367,722
Alternative Uses
Best Use
Self Storage
$472.8K
$413.7K – $551.6K
NOI $33,095 @ 7.0% cap · market cap 8.83%
Second Best
Warehouse
$425.9K
$372.6K – $496.9K
NOI $29,811 @ 7.0% cap · market cap 7.95%
Theoretical Best
Specialty Retail
$1.21M
$1.06M – $1.41M
NOI $84,750 @ 7.0% cap · market cap 22.60%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
2
Drive-in doors
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
22
Businesses Nearby
Explore this area
Business Placement
Demographics for 56308, MN
26,391
Population
14,350
Households
1.8
Avg Household Size
44
Median Age
33%
College-Educated
96%
High-School Grad
155.9 sq mi
ZIP Area
169
Density / Sq Mi
$76,831
Median Household Income
$43,999
Median Earnings
$921
Median Rent
$307,600
Median Home Value
Market
Vacancy Rate% for Industrial in Midwest region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Self storage facility - Newly planned insulated, steel-lined storage building with heated in-floor system and two 14' overhead doors.
Where is this self storage facility located?
The property is located at 7826 unit 9 County Rd 42 NE Alexandria, MN.
What is the asking price?
The asking price for this property is $375,000.
What are key features of this property?
This property features: New 48x80 storage building planned in a development with only 9 units.; Heated and insulated: steel lined, in‑floor heat powered by a natural gas boiler.; Includes overhead doors: 2 doors, each 14' tall.
