Saint Paul Fourplex with
For Sale
Contact for pricing
1273 W 7th ST, Saint Paul, MN 55102
Well-maintained fourplex in desirable West Seventh neighborhood.
Property Size4,034 SF
Price / SF$148.49
Days on Market396
Property Features for 1273 W 7th ST
General Information
Standard status
Active
Size
4,034 SF
Class
C
Property subtype
Multifamily
Investment Type
Value Add
Net Operating Income
$45,073
Building Details
Year Built
1893
Stories
2
Units
4
Listing Agency:
Peritus Real Estate
Listed By:
John Stiles · License #40207306
Source:
Crexi
Added: Jul 13, 2025
Changed: Aug 8
Last Checked: Aug 11 at 4:50PM
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 Peritus Real Estate
Investment Insights
Based on property information with market context.
This fourplex is located in the West Seventh neighborhood of Saint Paul. The property features a spacious 2-bedroom apartment with a private sliding patio door that opens to the fenced side yard, along with a finished lower-level living room. The remaining three units are 1-bedroom apartments. Throughout the property are hardwood floors, stainless steel appliances, and classic charm. Residents have access to a shared front porch and shared back porch, while the owner's suite has its own private porch. The large fenced side yard offers space for relaxation, entertainment, gardening, or pets. A new roof was installed in July 2024. The unfinished third floor presents future potential for expanded living space or an additional unit. The property size is 4034 square feet.
Key Highlights
- Mortgage assistance: live in one unit and rent out the other three to help cover mortgage payments.
- Spacious 2‑bedroom owner's unit with a private patio and finished lower‑level living room.**
- Prime location in the desirable West Seventh neighborhood of Saint Paul, offering walkability and character.
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
$54,135
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
9.04%
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%
$1,082,700
$1.1M
Cap Rate 7%
$773,357
$773.4K
Cap Rate 9%
$601,500
$601.5K
Market Conditions
NOI Build-Up for 4,034 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
$105.0K $26.04/SF
− Vacancy
−$6.6K −$1.64/SF
EGI
$98.4K $24.40/SF
− OpEx
−$44.3K −$10.98/SF
NOI
$54.1K $13.42/SF
Area
Dakota County, MN
Vacancy
6.30%
Lease Rate
$26.04 /SF/Yr
Expense Ratio
45.00%
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%
$1,082,700
Cap Rate 7%
$773,357
Cap Rate 9%
$601,500
Alternative Uses
Best Use
Multifamily LT 5
$842.0K
$736.8K – $982.3K
NOI $58,940 @ 7.0% cap · market cap 9.84%
Second Best
Apartment 5plus
$773.4K
$676.7K – $902.3K
NOI $54,135 @ 7.0% cap · market cap 9.04%
Theoretical Best
Healthcare Medical
$992.7K
$868.6K – $1.16M
NOI $69,490 @ 7.0% cap · market cap 11.60%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
4,619
Businesses Nearby
Explore this area
Business Placement
Demographics for 55102, MN
20,355
Population
11,582
Households
1.8
Avg Household Size
39
Median Age
55%
College-Educated
96%
High-School Grad
3.3 sq mi
ZIP Area
6,168
Density / Sq Mi
$74,143
Median Household Income
$54,042
Median Earnings
$1,295
Median Rent
$280,400
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?
Quadplex - Well-maintained fourplex in desirable West Seventh neighborhood.
Where is this quadplex located?
The property is located at 1273 W 7th ST Saint Paul, MN.
What is the asking price?
The asking price for this property is $599,000.
What are key features of this property?
This property features: Mortgage assistance: live in one unit and rent out the other three to help cover mortgage payments.; Spacious 2‑bedroom owner's unit with a private patio and finished lower‑level living room.**; Prime location in the desirable West Seventh neighborhood of Saint Paul, offering walkability and character.
