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    3225 Co Rd 74 St. Cloud, MN 56301

    Sponsored
    For Sale
    $1,306,800

    Prime 217,800 SF Land, High Growth Area

    Description

    Added:
    Dec 11, 2024
    Days on Market:
    414
    This exceptional 217,800 square foot commercial redevelopment site in St. Cloud, Minnesota, presents a unique investment opportunity. Currently zoned residential homestead, the property is ideally positioned for rezoning to Planned Unit Development (PUD), given the surrounding area's significant development activity. The site includes an existing residential home and workshop. The property's strategic location benefits from recent infrastructure improvements, including the upgraded four-lane 33rd Street South with center medians and roundabouts, serving as a new East-West Beltway. Nearby developments include a new high school, charter schools, a large park, and numerous residential homesites, creating a thriving community. Further fueling growth are several recently completed or planned commercial projects such as a dental office, chiropractic clinic, self-storage units, a bank, eye clinic, medical imaging center, and two large apartment complexes. The potential for a much larger site (up to 30 acres) exists, offering significant expansion possibilities. This property offers exceptional potential for a variety of commercial developments, capitalizing on the area's rapid growth and strategic location within St. Cloud, Stearns County, MN, zip code 56301. The asking price is $1,306,800.

    Property Features for 3225 Co Rd 74

    General Information

    Property type
    Land

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    Listing Contact
    Mike Bobick
    Mike Bobick

    Learn more

    HighLights

    • 217,800 SF commercial redevelopment site in St. Cloud, MN (56301).
    • Recently upgraded four‑lane 33rd Street South serves as a new East‑West Beltway.
    • Adjacent to the new $125 million St. Cloud Tech High School (100‑acre site).
    • Near Stride Academy and Athlos Academy Charter Schools.
    • Over 700 platted or planned homesites in the immediate area.
    • Proximity to a 160‑acre Neenah Creek Park.
    Property Profile Location Intelligence

    Current Use by Public Records

    Commercial real estate

    Suggested Use

    Realty agency Building Supply Dental Office Wholesale Shop Auto Repair Shop Kitchen & Bath HVAC Service Garden Center Electrical Service Furniture Store

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    St. Cloud
    County
    Stearns
    State
    Minnesota
    Longitude
    -94.2202268
    Latitude
    45.5173159

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    FAQs

    What type of property is this?
    Land - Prime 217,800 SF Land, High Growth Area
    Where is this land located?
    The property is located at 3225 Co Rd 74 St. Cloud, MN.
    What is the asking price?
    The asking price for this property is $1,306,800.
    What are key features of this property?
    This property features: 217,800 SF commercial redevelopment site in St. Cloud, MN (56301).; Recently upgraded four-lane 33rd Street South serves as a new East-West Beltway.; Adjacent to the new $125 million St. Cloud Tech High School (100-acre site).
    Request Owner's contact information
    3225 Co Rd 74 St. Cloud, MN 56301
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    St. Cloud, MN 56301
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
    3225 Co Rd 74 St. Cloud, MN 56301
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    We can help!
    Listing Contact
    Mike Bobick
    Mike Bobick
    Real Estate License ID: MN 86967
    Learn more
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