Two-Unit
New
For Sale
$210,000
620 Cook Ave E, Saint Paul, MN 55130
Up-and-down layout with two one-bedroom residences, shared outdoor space, and an unfinished basement.
Property Size1,376 SF
Price / SF$152.62
Days on Market7
Property Features for 620 Cook Ave E
General Information
Standard status
Active
Size
1,376 SF
Property subtype
Multi-Family
Units
Unit Mix
2 x 1BR/1BA
Multifamily Units
2
Amenities
shared porch/deck
Building Details
Year Built
1886
Listing Agency:
eXp Realty
Listed By:
Sedat Memetov
(612) 751-9303
Source:
Chrisfritchteam
Added: Sep 18
Changed: Sep 21
Last Checked: Sep 22 at 7:15PM
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 eXp Realty
Investment Insights
Based on property information with market context.
This 1,376-square-foot duplex, built in 1886, contains two distinct one-bedroom, one-bath residences arranged in an up-and-down configuration. Each unit includes living, dining, and kitchen areas, creating a functional setup for separate occupancy. A full unfinished basement provides additional storage and utility space, while the shared porch/deck adds outdoor space for the property.
Located at 620 Cook Ave E in Saint Paul’s East Side, the property offers a two-unit residential configuration suitable for an owner-occupant or an investor seeking rental use. The existing layout combines defined living areas with practical support space in a classic duplex form.
Located at 620 Cook Ave E in Saint Paul’s East Side, the property offers a two-unit residential configuration suitable for an owner-occupant or an investor seeking rental use. The existing layout combines defined living areas with practical support space in a classic duplex form.
Key Highlights
- Two separate 1‑bedroom, 1‑bath units
- 1,376 square feet in total
- Built in 1886
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
$18,466
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
8.79%
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%
$369,320
$369.3K
Cap Rate 7%
$263,800
$263.8K
Cap Rate 9%
$205,178
$205.2K
Market Conditions
NOI Build-Up for 1,376 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
$35.8K $26.04/SF
− Vacancy
−$2.3K −$1.64/SF
EGI
$33.6K $24.40/SF
− OpEx
−$15.1K −$10.98/SF
NOI
$18.5K $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%
$369,320
Cap Rate 7%
$263,800
Cap Rate 9%
$205,178
Alternative Uses
Best Use
Multifamily LT 5
$287.2K
$251.3K – $335.1K
NOI $20,104 @ 7.0% cap · market cap 9.57%
Second Best
Apartment 5plus
$263.8K
$230.8K – $307.8K
NOI $18,466 @ 7.0% cap · market cap 8.79%
Theoretical Best
Healthcare Medical
$338.6K
$296.3K – $395.1K
NOI $23,703 @ 7.0% cap · market cap 11.29%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
1,335
Businesses Nearby
Explore this area
Business Placement
Demographics for 55130, MN
18,581
Population
6,368
Households
2.9
Avg Household Size
28
Median Age
21%
College-Educated
73%
High-School Grad
2.0 sq mi
ZIP Area
9,291
Density / Sq Mi
$53,281
Median Household Income
$36,740
Median Earnings
$1,151
Median Rent
$220,300
Median Home Value
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Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Multifamily in Midwest region
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Frequently Asked Questions
What type of property is this?
Duplex - Up-and-down layout with two one-bedroom residences, shared outdoor space, and an unfinished basement.
Where is this duplex located?
The property is located at 620 Cook Ave E Saint Paul, MN.
What is the asking price?
The asking price for this property is $210,000.
What are key features of this property?
This property features: Two separate 1‑bedroom, 1‑bath units; 1,376 square feet in total; Built in 1886
