Industrial Building with Drive-In
For Sale
Contact for pricing
802 Prior Ave N, Saint Paul, MN 55104
Compact industrial facility with secured parking and a corner location offering signage exposure.
Property Size2,636 SF
Price / SF$151.75
Days on Market9
Property Features for 802 Prior Ave N
General Information
Standard status
Active
Size
2,636 SF
Property subtype
INDUSTRIAL
Site & Location
Road Access
Yes
Fenced Yard
Yes
Building Details
Building Size
2,636 SF
Listing Agency:
CBRE - Minnesota
(952) 924-4600
Listed By:
Steve Lysen
(952) 924-4620
Source:
Moodyscre
Added: Sep 16
Changed: Sep 19
Last Checked: Sep 22 at 10:14PM
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 CBRE - Minnesota
Investment Insights
Based on property information with market context.
This 2,636-square-foot industrial building at 802 Prior Ave N includes drive-in access and fenced off-street parking. The property is configured for industrial use and may also support quasi-retail applications, with signage potential at the corner along Prior Ave.
The building is located across from Can Can Wonderland in St. Paul, Minnesota, providing a recognizable surrounding reference point. Its combination of enclosed industrial space, secured parking, drive-in functionality, and street-facing signage creates a practical setup for a range of commercial operations.
The building is located across from Can Can Wonderland in St. Paul, Minnesota, providing a recognizable surrounding reference point. Its combination of enclosed industrial space, secured parking, drive-in functionality, and street-facing signage creates a practical setup for a range of commercial operations.
Key Highlights
- 2,636 SF industrial building
- Drive‑in access for vehicle entry
- Fenced off‑street parking
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
$28,637
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
7.16%
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%
$572,740
$572.7K
Cap Rate 7%
$409,100
$409.1K
Cap Rate 9%
$318,189
$318.2K
Market Conditions
NOI Build-Up for 2,636 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
$42.7K $16.20/SF
− Vacancy
−$1.8K −$0.68/SF
EGI
$40.9K $15.52/SF
− OpEx
−$12.3K −$4.66/SF
NOI
$28.6K $10.86/SF
Area
Dakota County, MN
Vacancy
4.20%
Lease Rate
$16.20 /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%
$572,740
Cap Rate 7%
$409,100
Cap Rate 9%
$318,189
Alternative Uses
Best Use
Industrial
$409.1K
$358.0K – $477.3K
NOI $28,637 @ 7.0% cap · market cap 7.16%
Second Best
—
—
no second resolved use
Theoretical Best
Healthcare Medical
$648.7K
$567.6K – $756.8K
NOI $45,408 @ 7.0% cap · market cap 11.35%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
Yes
Fenced yard
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
966
Businesses Nearby
Explore this area
Business Placement
Demographics for 55104, MN
45,612
Population
20,358
Households
2.2
Avg Household Size
33
Median Age
52%
College-Educated
93%
High-School Grad
6.0 sq mi
ZIP Area
7,602
Density / Sq Mi
$75,038
Median Household Income
$42,770
Median Earnings
$1,159
Median Rent
$290,900
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Industrial in Midwest region
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Frequently Asked Questions
What type of property is this?
Industrial property - Compact industrial facility with secured parking and a corner location offering signage exposure.
Where is this industrial property located?
The property is located at 802 Prior Ave N Saint Paul, MN.
What is the asking price?
The asking price for this property is $400,000.
What are key features of this property?
This property features: 2,636 SF industrial building; Drive‑in access for vehicle entry; Fenced off‑street parking
