Up-Down Duplex with Detached
For Sale
$499,000
1759 Van Buren Avenue, Saint Paul, MN 55104
MULTI_FAMILY - Saint Paul, MN
Property Size2,550 SF
Lot Size0.13 Acres
Price / SF$195.69
Days on Market44
Property Features for 1759 Van Buren Avenue
General Information
Property type
Residential Multi Family
Property subtype
Other
Zoning description
Residential-Multi-Family
Bedrooms
6
Bathrooms
2
Full bathrooms
2
Rooms
Bedroom 3, Bedroom 4, Bedroom 5, Bathroom 1, Basement, Bedroom 6, Bathroom 2, Bedroom 2, Bedroom 1
Parking features
Garage - Detached
Exterior features
Stucco
Subdivision
Gillettes Add To, Woodlaw
High school district
St. Paul
Directions
From Hwy94, N on Snelling Ave. W on W Minnehaha Ave. S on N Wheeler St. Property on E side of Wheeler at corner of Van Buren
Standard status
Active
APN
332923120226
Size
2,550 SF
Lot size
0.13 Acres
Taxes and HOA fees
Tax Year
2026
Tax Annual Amount
5880
Utilities
Heating system
Oil
Building Details
Year built
1926
Roof type
Shingle
Listing Agency:
Acuity Group
(763) 633-3535
Listed By:
Dustin Heggem · License #40416985
(763) 633-3535
Added: Jun 29
Changed: Aug 2
Last Checked: Aug 11 at 11:06PM
MLS# 7100986
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 up-down duplex offers two units with three bedrooms and one bathroom per unit. In total, the property has six bedrooms and two bathrooms. The duplex includes separate utilities for each unit and a large detached garage, with stucco exterior. Heating is provided by oil.
The home was built in 1926 and has undergone a series of system replacements rather than patchwork, including a newer roof, newer boilers, newer water heaters, window replacements, and upgraded insulation. The basement is unfinished and sized for a potential third unit, with feasibility and permitting to be verified with the City.
For commuting and everyday access, the property is about 0.3 miles to the Green Line and within walking distance of Hamline University and Allianz Field, along with easy I-94 access. It sits in an established rental corridor with low vacancy, supporting multiple leasing and owner-occupant options.
The home was built in 1926 and has undergone a series of system replacements rather than patchwork, including a newer roof, newer boilers, newer water heaters, window replacements, and upgraded insulation. The basement is unfinished and sized for a potential third unit, with feasibility and permitting to be verified with the City.
For commuting and everyday access, the property is about 0.3 miles to the Green Line and within walking distance of Hamline University and Allianz Field, along with easy I-94 access. It sits in an established rental corridor with low vacancy, supporting multiple leasing and owner-occupant options.
Key Highlights
- Up‑down duplex with 3BR/1BA per unit, 6 bedrooms total and 2 bathrooms
- Separate utilities for each unit
- Large detached garage plus stucco exterior
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
$37,257
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
7.47%
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%
$745,140
$745.1K
Cap Rate 7%
$532,243
$532.2K
Cap Rate 9%
$413,967
$414.0K
Market Conditions
NOI Build-Up for 2,550 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
$56.6K $22.20/SF
− Vacancy
−$3.4K −$1.33/SF
EGI
$53.2K $20.87/SF
− OpEx
−$16.0K −$6.26/SF
NOI
$37.3K $14.61/SF
Area
Dakota County, MN
Vacancy
5.98%
Lease Rate
$22.20 /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%
$745,140
Cap Rate 7%
$532,243
Cap Rate 9%
$413,967
Alternative Uses
Best Use
Multifamily LT 5
$532.2K
$465.7K – $621.0K
NOI $37,257 @ 7.0% cap · market cap 7.47%
Second Best
Apartment 5plus
$488.9K
$427.8K – $570.3K
NOI $34,220 @ 7.0% cap · market cap 6.86%
Theoretical Best
Healthcare Medical
$627.5K
$549.1K – $732.1K
NOI $43,926 @ 7.0% cap · market cap 8.80%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Multi-tenant
Tenancy
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
2,062
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
Market
Vacancy Rate% for Multifamily in Midwest region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Duplex - Up-down duplex with separate utilities, detached garage, and basement suited for a potential third unit conversion.
Where is this duplex located?
The property is located at 1759 Van Buren Avenue Saint Paul, 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: Up‑down duplex with 3BR/1BA per unit, 6 bedrooms total and 2 bathrooms; Separate utilities for each unit; Large detached garage plus stucco exterior
