Two-Unit Duplex with
For Sale
$239,900
1209 Quince St, Brainerd, MN 56401
Income-producing duplex with two one-bedroom residences, off-street parking, and convenient access to downtown Brainerd amenities.
Property Size1,369 SF
Price / SF$175.24
Days on Market13
Property Features for 1209 Quince St
General Information
Standard status
Active
Size
1,369 SF
Property subtype
Residential Income
Units
Unit Mix
2 x 1BR/1BA
Multifamily Units
2
Additional Details
Asking Price
$239,900
Taxes and HOA fees
Annual Taxes
$2,238
Listing Agency:
Woods to Water Real Estate
(218) 232-8307
Listed By:
Payton Scott
(218) 232-8307
Source:
Exprealty
Added: Aug 7
Changed: Aug 18
Last Checked: Aug 18 at 12:54PM
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 Woods to Water Real Estate
Investment Insights
Based on property information with market context.
This duplex contains two separate one-bedroom, one-bath residences within 1,369 square feet. The property also includes a detached 2-stall garage and off-street parking, providing useful space for residents and vehicles.
The property is located near downtown Brainerd, with parks, schools, shopping, and other local amenities nearby. Its two-unit configuration supports continued rental use or an owner-occupancy arrangement with a second residence on site.
The property is located near downtown Brainerd, with parks, schools, shopping, and other local amenities nearby. Its two-unit configuration supports continued rental use or an owner-occupancy arrangement with a second residence on site.
Key Highlights
- Two 1‑bedroom, 1‑bath units within 1,369 square feet
- Detached 2‑stall garage
- Off‑street parking included
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
$12,497
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
5.21%
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%
$249,940
$249.9K
Cap Rate 7%
$178,529
$178.5K
Cap Rate 9%
$138,856
$138.9K
Market Conditions
NOI Build-Up for 1,369 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
$18.9K $13.80/SF
− Vacancy
−$1.0K −$0.76/SF
EGI
$17.9K $13.04/SF
− OpEx
−$5.4K −$3.91/SF
NOI
$12.5K $9.13/SF
Area
Crow Wing County, MN
Vacancy
5.50%
Lease Rate
$13.80 /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%
$249,940
Cap Rate 7%
$178,529
Cap Rate 9%
$138,856
Alternative Uses
Best Use
Multifamily LT 5
$178.5K
$156.2K – $208.3K
NOI $12,497 @ 7.0% cap · market cap 5.21%
Second Best
Apartment 5plus
$159.4K
$139.5K – $186.0K
NOI $11,159 @ 7.0% cap · market cap 4.65%
Theoretical Best
Office A
$290.6K
$254.3K – $339.1K
NOI $20,344 @ 7.0% cap · market cap 8.48%
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
734
Businesses Nearby
Explore this area
Business Placement
Demographics for 56401, MN
30,632
Population
16,038
Households
1.9
Avg Household Size
40
Median Age
24%
College-Educated
94%
High-School Grad
322.6 sq mi
ZIP Area
95
Density / Sq Mi
$70,269
Median Household Income
$40,172
Median Earnings
$918
Median Rent
$237,900
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 - Income-producing duplex with two one-bedroom residences, off-street parking, and convenient access to downtown Brainerd amenities.
Where is this duplex located?
The property is located at 1209 Quince St Brainerd, MN.
What is the asking price?
The asking price for this property is $239,900.
What are key features of this property?
This property features: Two 1‑bedroom, 1‑bath units within 1,369 square feet; Detached 2‑stall garage; Off‑street parking included
