Side-by-Side Duplex With Basement
For Sale
$565,000
1064 Glenhill Rd, Saint Paul, MN 55126
Two attached residences offer separate garages, private mailboxes, and three-bedroom, two-bath layouts.
Property Size3,201 SF
Price / SF$176.51
Days on Market13
Property Features for 1064 Glenhill Rd
General Information
Standard status
Active
Size
3,201 SF
Total Parking Spaces
3
Property subtype
Multi-Family
Building Details
Year Built
1958
Listing Agency:
Beycome Brokerage Realty LLC
(630) 405-8314
Listed By:
Steve Koleno · License #BK3469487
Source:
Bethanynelsongroup
Added: Aug 19
Changed: Aug 27
Last Checked: Aug 30 at 7:43PM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of Beycome Brokerage Realty LLC
Investment Insights
Based on property information with market context.
This side-by-side duplex contains 3,201 square feet and was built in 1958. Each residence includes three bedrooms, two bathrooms, a basement mother-in-law suite, a private mailbox, and its own garage. The property has three garages in total, with two located on the 1064 Glenhill Rd side. The two residences are identified by the addresses 1064 and 1062 Glenhill Rd.
The property is located one block from Lake Josephine and near Northwestern and Bethel. Shopping along Lexington is nearby, with access to 694 also identified in the property information.
The property is located one block from Lake Josephine and near Northwestern and Bethel. Shopping along Lexington is nearby, with access to 694 also identified in the property information.
Key Highlights
- Side‑by‑side duplex at 1064 and 1062 Glenhill Rd
- 3,201 square feet; built in 1958
- Each residence has 3 bedrooms and 2 bathrooms
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
$46,769
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
8.28%
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%
$935,380
$935.4K
Cap Rate 7%
$668,129
$668.1K
Cap Rate 9%
$519,656
$519.7K
Market Conditions
NOI Build-Up for 3,201 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
$71.1K $22.20/SF
− Vacancy
−$4.2K −$1.33/SF
EGI
$66.8K $20.87/SF
− OpEx
−$20.0K −$6.26/SF
NOI
$46.8K $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%
$935,380
Cap Rate 7%
$668,129
Cap Rate 9%
$519,656
Alternative Uses
Best Use
Multifamily LT 5
$668.1K
$584.6K – $779.5K
NOI $46,769 @ 7.0% cap · market cap 8.28%
Second Best
Apartment 5plus
$613.7K
$537.0K – $716.0K
NOI $42,957 @ 7.0% cap · market cap 7.60%
Theoretical Best
Healthcare Medical
$787.7K
$689.3K – $919.0K
NOI $55,140 @ 7.0% cap · market cap 9.76%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
237
Businesses Nearby
Explore this area
Business Placement
Demographics for 55126, MN
27,390
Population
11,946
Households
2.3
Avg Household Size
44
Median Age
63%
College-Educated
97%
High-School Grad
13.7 sq mi
ZIP Area
1,999
Density / Sq Mi
$109,017
Median Household Income
$66,815
Median Earnings
$1,507
Median Rent
$366,400
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 - Two attached residences offer separate garages, private mailboxes, and three-bedroom, two-bath layouts.
Where is this duplex located?
The property is located at 1064 Glenhill Rd Saint Paul, MN.
What is the asking price?
The asking price for this property is $565,000.
What are key features of this property?
This property features: Side‑by‑side duplex at 1064 and 1062 Glenhill Rd; 3,201 square feet; built in 1958; Each residence has 3 bedrooms and 2 bathrooms
