Updated Duplex with Rooftop
For Sale
$465,000
3952 Oakland Avenue, Minneapolis, MN 55407
MULTI_FAMILY - Minneapolis, MN
Property Size2,292 SF
Lot Size0.11 Acres
Price / SF$202.88
Days on Market45
Property Features for 3952 Oakland Avenue
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Bedrooms
4
Bathrooms
3
Full bathrooms
3
Rooms
Bedroom 2, Basement, Bedroom 4, Bathroom 1, Bathroom 2, Bathroom 3, Bedroom 1, Bedroom 3
Parking features
Open, Driveway, Garage - Attached
Exterior features
Stucco
Fencing
Chain Link
High school district
Minneapolis
Directions
Park to 40th west 1 block
Standard status
Active
APN
1102824220072
Size
2,292 SF
Lot size
0.11 Acres
Taxes and HOA fees
Tax Year
2026
Tax Annual Amount
7879
Utilities
Heating system
Forced Air
Amenities
fenced-in yard
rooftop deck patio
Building Details
Year built
1941
Roof type
Shingle
Listing Agency:
Wits Realty
(612) 444-5507
Listed By:
Samuel Andrews
(612) 444-5507
Added: Jul 6
Changed: Aug 15
Last Checked: Aug 19 at 7:06AM
MLS# 7100848
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 updated duplex at 3952 Oakland Avenue provides two self-contained units, each with a private basement that includes storage and a private garage stall. The property also includes a fenced-in yard and a rooftop deck patio for tenant use. Heating is forced air, and the exterior features stucco with a shingle roof.
Unit 1 is rented month-to-month, and Unit 2 is leased through 4/2027, providing two different in-place lease terms. Parking includes an attached garage, open parking, and a driveway.
Built in 1941 on a 0.11-acre lot, the duplex totals 2,292 square feet. The building’s room layout includes bedrooms and multiple bathrooms across the two units, supporting a tenant-friendly configuration.
Unit 1 is rented month-to-month, and Unit 2 is leased through 4/2027, providing two different in-place lease terms. Parking includes an attached garage, open parking, and a driveway.
Built in 1941 on a 0.11-acre lot, the duplex totals 2,292 square feet. The building’s room layout includes bedrooms and multiple bathrooms across the two units, supporting a tenant-friendly configuration.
Key Highlights
- 0.11‑acre lot with 2,292 SF duplex
- Rooftop deck patio plus fenced‑in yard with chain link fencing
- Each unit has a private basement with storage
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
$33,488
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
7.20%
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%
$669,760
$669.8K
Cap Rate 7%
$478,400
$478.4K
Cap Rate 9%
$372,089
$372.1K
Market Conditions
NOI Build-Up for 2,292 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
$50.9K $22.20/SF
− Vacancy
−$3.0K −$1.33/SF
EGI
$47.8K $20.87/SF
− OpEx
−$14.4K −$6.26/SF
NOI
$33.5K $14.61/SF
Area
Minneapolis, 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%
$669,760
Cap Rate 7%
$478,400
Cap Rate 9%
$372,089
Alternative Uses
Best Use
Multifamily LT 5
$478.4K
$418.6K – $558.1K
NOI $33,488 @ 7.0% cap · market cap 7.20%
Second Best
Apartment 5plus
$439.4K
$384.5K – $512.6K
NOI $30,758 @ 7.0% cap · market cap 6.61%
Theoretical Best
Office A
$546.8K
$478.5K – $638.0K
NOI $38,278 @ 7.0% cap · market cap 8.23%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
3,870
Businesses Nearby
Explore this area
Business Placement
Demographics for 55407, MN
38,506
Population
15,979
Households
2.4
Avg Household Size
34
Median Age
48%
College-Educated
85%
High-School Grad
4.0 sq mi
ZIP Area
9,627
Density / Sq Mi
$78,206
Median Household Income
$46,388
Median Earnings
$1,219
Median Rent
$317,000
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 - Duplex with rooftop deck patio and fenced yard, with each unit featuring a private basement and a private garage stall.
Where is this duplex located?
The property is located at 3952 Oakland Avenue Minneapolis, MN.
What is the asking price?
The asking price for this property is $465,000.
What are key features of this property?
This property features: 0.11‑acre lot with 2,292 SF duplex; Rooftop deck patio plus fenced‑in yard with chain link fencing; Each unit has a private basement with storage
