Duplex with Attached
For Sale
$375,000
Pending
84 Logan Avenue W, West Saint Paul, MN 55118
MULTI_FAMILY - West Saint Paul, MN
Property Size2,240 SF
Lot Size0.25 Acres
Days on Market25
Property Features for 84 Logan Avenue W
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Zoning description
Residential-Multi-Family
Bedrooms
4
Bathrooms
2
Full bathrooms
2
Rooms
Basement, Bedroom 3, Bedroom 2, Bathroom 1, Bedroom 4, Bedroom 1, Bathroom 2
Parking features
Garage - Attached, Driveway
Exterior features
Fiber Board
Subdivision
Koenkes Add
Lot features
Tree Coverage - Medium
High school district
West St. Paul-Mendota Hts.-Eagan
Directions
North on Robert St. from I494. west on Logan Ave
Standard status
Pending
APN
424285000120
Size
2,240 SF
Lot size
0.25 Acres
Taxes and HOA fees
Tax Year
2026
Tax Annual Amount
5988
Utilities
Heating system
Oil
Amenities
attached garage
private backyard
Building Details
Year built
1969
Building materials
Concrete
Roof type
Shingle
Listing Agency:
Real Broker, LLC
(855) 450-0442
Listed By:
Adam Tafel
(612) 600-6000
Added: Jul 22
Changed: Aug 14
Last Checked: Aug 15 at 2:06PM
MLS# 7111175
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.
Duplex at 84 Logan Avenue W in West Saint Paul, MN, built in 1969 with concrete construction and fiber board exterior. The property includes vinyl windows, roof with shingle shingles, and oil heating, with both units updated cosmetically. Newer boiler and water heaters are in place, and split utilities are noted for the property. An attached garage and driveway parking are included, along with a private backyard.
The upper unit is vacant, making it a convenient option for an owner-occupant or a new tenant. The block is described as peaceful while being blocks from Robert St shopping and convenience.
Overall, the configuration supports flexible occupancy—either living in one unit while renting the other or pursuing full investment use—while keeping day-to-day operations straightforward with newer core mechanicals and an easy-to-show setup.
The upper unit is vacant, making it a convenient option for an owner-occupant or a new tenant. The block is described as peaceful while being blocks from Robert St shopping and convenience.
Overall, the configuration supports flexible occupancy—either living in one unit while renting the other or pursuing full investment use—while keeping day-to-day operations straightforward with newer core mechanicals and an easy-to-show setup.
Key Highlights
- 1969 duplex on 0.248 acres
- 2240 SF total building size
- Vacant upper unit for owner‑occupant or new tenant
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
$32,728
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
8.73%
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%
$654,560
$654.6K
Cap Rate 7%
$467,543
$467.5K
Cap Rate 9%
$363,644
$363.6K
Market Conditions
NOI Build-Up for 2,240 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
$49.7K $22.20/SF
− Vacancy
−$3.0K −$1.33/SF
EGI
$46.8K $20.87/SF
− OpEx
−$14.0K −$6.26/SF
NOI
$32.7K $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%
$654,560
Cap Rate 7%
$467,543
Cap Rate 9%
$363,644
Alternative Uses
Best Use
Multifamily LT 5
$467.5K
$409.1K – $545.5K
NOI $32,728 @ 7.0% cap · market cap 8.73%
Second Best
Apartment 5plus
$429.4K
$375.8K – $501.0K
NOI $30,060 @ 7.0% cap · market cap 8.02%
Theoretical Best
Healthcare Medical
$551.2K
$482.3K – $643.1K
NOI $38,586 @ 7.0% cap · market cap 10.29%
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
730
Businesses Nearby
Explore this area
Business Placement
Demographics for 55118, MN
29,106
Population
13,751
Households
2.1
Avg Household Size
43
Median Age
46%
College-Educated
94%
High-School Grad
10.5 sq mi
ZIP Area
2,772
Density / Sq Mi
$85,229
Median Household Income
$53,917
Median Earnings
$1,215
Median Rent
$331,800
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 - Well-kept duplex with a vacant upper unit, newer boiler and water heaters, and an attached garage plus private backyard.
Where is this duplex located?
The property is located at 84 Logan Avenue W West Saint Paul, MN.
What is the asking price?
The asking price for this property is $375,000.
What are key features of this property?
This property features: 1969 duplex on 0.248 acres; 2240 SF total building size; Vacant upper unit for owner‑occupant or new tenant
