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    32598 482Nd Ave Salol, MN 56756

    Sponsored
    For Sale
    $499,000

    Prime MN Commercial Land w/Existing Business

    Description

    Added:
    Dec 11, 2024
    Days on Market:
    399
    This exceptional commercial property, located at 32598 482nd Avenue in Salol, Minnesota, 56756, presents a unique investment opportunity. The 24,393.6 square foot lot is strategically situated on Minnesota State Highway 11, between Roseau and Warroad, ensuring high visibility and accessibility. The property includes a highly profitable, customer-focused business currently operating as an all-in-one station offering gas, convenience items, snacks, groceries, tackle, tobacco, and liquor. The store underwent an extensive remodel in 2021, with several significant updates implemented since then. Adding to the investment potential is a three-bedroom, two-bathroom home situated on the property, currently leased to a tenant until October 2025. Further enhancing the property's utility is a detached double-car heated garage and a covered lean-to, providing ample storage space. Built in 1966, this property offers a blend of established business and significant future development potential. Detailed financial information is available upon request for qualified buyers. This is a rare opportunity to acquire a thriving business and valuable real estate in a desirable location.

    Property Features for 32598 482Nd Ave

    General Information

    Property type
    Land

    Building Details

    Year Built
    1966

    HighLights

    • $499,000 asking price.
    • 24,393.6 sq ft commercial land parcel.
    • Located in Salol, MN, on MN State Highway 11.
    • 1966‑built building includes a convenience store, 3‑bedroom/2‑bathroom home (tenant‑occupied until October 2025), and a detached double‑car garage.
    Property Profile Location Intelligence

    Current Use by Public Records

    Salol One Stop Convenience Store

    Suggested Use

    Convenience Store

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

    Location Insight

    • Map
    • Local Demand
    City
    Salol
    County
    Roseau
    State
    Minnesota
    Longitude
    -95.5576678
    Latitude
    48.8874217

    Nearby Comparable

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      Salol One-Stop Business & Home

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      32598 482Nd Ave, Salol, MN 56756
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    Nearby Similar for Sale

    • $499,000
      1,200 SF

      Salol One-Stop Business & Home

      Profitable Convenience Store & Home
      32598 482Nd Ave, Salol, MN 56756
      View Details

    FAQs

    What type of property is this?
    Land - Prime MN Commercial Land w/Existing Business
    Where is this land located?
    The property is located at 32598 482Nd Ave Salol, MN.
    What is the asking price?
    The asking price for this property is $499,000.
    What are key features of this property?
    This property features: $499,000 asking price.; 24,393.6 sq ft commercial land parcel.; Located in Salol, MN, on MN State Highway 11.
    Request Owner's contact information
    32598 482Nd Ave Salol, MN 56756
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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.

    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
    32598 482Nd Ave Salol, MN 56756
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