Customizable Flex Space
For Sale
$340,000
940 McKinley Pkwy Unit 409, Delano, MN 55328
Private commercial unit adaptable for office, warehouse, workshop, showroom, or garage use.
Property Size1,520 SF
Price / SF$223.68
Days on Market35
Property Features for 940 McKinley Pkwy Unit 409
General Information
Standard status
Active
Size
1,520 SF
Warehouse & Industrial
Clear Height
20 ft
Drive-In Doors
1
Three-Phase Power
Yes
Sprinkler System
Yes
Additional Details
Utilities to Site
Yes
Building Details
Year Built
2026
Stories
1
Listing Agency:
eXp Realty
(612) 695-0167
Listed By:
Martin Turner
Source:
Homesearchlive
Added: Jul 27
Changed: Aug 28
Last Checked: Aug 29 at 12:29PM
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 eXp Realty
Investment Insights
Based on property information with market context.
This private flex space unit offers 1,520 SF for a range of commercial configurations, including office, warehouse, workshop, showroom, or garage applications. The unit includes 5-inch concrete floors with floor drains, 20-foot ceilings, commercial-grade windows, an entry door, and a 14-foot-wide by 14-foot-tall garage door. LP SmartSide lap siding provides the exterior finish, while fire suppression and in-floor radiant heating are included. A split system can be added for supplemental heating or cooling.
The unit is equipped with three-phase power and AC, along with water and sewer connections. A bathroom is roughed in, and available customization options include an additional bathroom, wet bar, kitchenette, or hot tub. A mezzanine can add 608 SF or more, creating 2,128 SF or more of total space. Phase 3 is scheduled for completion in late June 2026.
The unit is equipped with three-phase power and AC, along with water and sewer connections. A bathroom is roughed in, and available customization options include an additional bathroom, wet bar, kitchenette, or hot tub. A mezzanine can add 608 SF or more, creating 2,128 SF or more of total space. Phase 3 is scheduled for completion in late June 2026.
Key Highlights
- 1,520 SF private flex space unit
- 20‑foot ceilings with 5‑inch concrete floors and floor drains
- 14‑foot‑wide by 14‑foot‑tall garage door
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
$20,612
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
6.06%
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%
$412,240
$412.2K
Cap Rate 7%
$294,457
$294.5K
Cap Rate 9%
$229,022
$229.0K
Market Conditions
NOI Build-Up for 1,520 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
$33.4K $21.96/SF
− Vacancy
−$1.7K −$1.10/SF
EGI
$31.7K $20.86/SF
− OpEx
−$11.1K −$7.30/SF
NOI
$20.6K $13.56/SF
Area
Wright County, MN
Vacancy
5.00%
Lease Rate
$21.96 /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%
$412,240
Cap Rate 7%
$294,457
Cap Rate 9%
$229,022
Alternative Uses
Best Use
Flex RnD
$294.5K
$257.7K – $343.5K
NOI $20,612 @ 7.0% cap · market cap 6.06%
Second Best
Warehouse
$286.4K
$250.6K – $334.2K
NOI $20,051 @ 7.0% cap · market cap 5.90%
Theoretical Best
Office A
$362.6K
$317.3K – $423.1K
NOI $25,385 @ 7.0% cap · market cap 7.47%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
20 ft
Clear height
1
Drive-in doors
Yes
Sprinkler system
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
12
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 55328, MN
9,729
Population
3,684
Households
2.6
Avg Household Size
39
Median Age
42%
College-Educated
98%
High-School Grad
44.9 sq mi
ZIP Area
217
Density / Sq Mi
$118,036
Median Household Income
$65,990
Median Earnings
$927
Median Rent
$382,600
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?
Flex space - Private commercial unit adaptable for office, warehouse, workshop, showroom, or garage use.
Where is this flex space located?
The property is located at 940 McKinley Pkwy Unit 409 Delano, MN.
What is the asking price?
The asking price for this property is $340,000.
What are key features of this property?
This property features: 1,520 SF private flex space unit; 20‑foot ceilings with 5‑inch concrete floors and floor drains; 14‑foot‑wide by 14‑foot‑tall garage door
