Duplex with Full
For Sale
$515,000
1538/1540 Hartford Avenue, Saint Paul, MN 55116
Natural gas forced-air heat serves this multi-family property.
Property Size2,679 SF
Price / SF$266.70
Days on Market17
Property Features for 1538/1540 Hartford Avenue
General Information
Standard status
Active
Size
2,679 SF
Property subtype
Residential Income
Zoning
Residential-Multi-Family
Taxes and HOA fees
Annual Taxes
$10,662
Amenities
Other
Natural Gas, Forced Air
Block, Finished, Full, Partially Finished, Storage Space, Daylight
Concrete
Building Details
Building Size
2,679 SF
Year Built
1954
Stories
1
Listing Agency:
Coldwell Banker Realty
Listed By:
Thomas Edelstein, CRS, ABR
(651) 276-4300
Source:
Evrealestate
Added: Sep 11
Changed: Sep 26
Last Checked: Sep 26 at 2:56PM
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 Coldwell Banker Realty
Investment Insights
Based on property information with market context.
This duplex at 1538/1540 Hartford Avenue in Saint Paul was built in 1954. Its features include natural gas forced-air heating and a full basement with daylight and storage space. Concrete is listed as an exterior feature.
The property is zoned Residential-Multi-Family.
The property is zoned Residential-Multi-Family.
Key Highlights
- Duplex property built in 1954
- Full basement with daylight and storage space
- Natural gas forced‑air heating
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
$28,213
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
5.48%
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%
$564,260
$564.3K
Cap Rate 7%
$403,043
$403.0K
Cap Rate 9%
$313,478
$313.5K
Market Conditions
NOI Build-Up for 1,931 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
$42.9K $22.20/SF
− Vacancy
−$2.6K −$1.33/SF
EGI
$40.3K $20.87/SF
− OpEx
−$12.1K −$6.26/SF
NOI
$28.2K $14.61/SF
Area
Ramsey 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%
$564,260
Cap Rate 7%
$403,043
Cap Rate 9%
$313,478
Alternative Uses
Best Use
Multifamily LT 5
$403.0K
$352.7K – $470.2K
NOI $28,213 @ 7.0% cap · market cap 5.48%
Second Best
Apartment 5plus
$370.2K
$323.9K – $431.9K
NOI $25,913 @ 7.0% cap · market cap 5.03%
Theoretical Best
Office A
$460.7K
$403.1K – $537.5K
NOI $32,249 @ 7.0% cap · market cap 6.26%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
603
Businesses Nearby
Explore this area
Business Placement
Demographics for 55116, MN
25,992
Population
12,818
Households
2
Avg Household Size
41
Median Age
60%
College-Educated
95%
High-School Grad
5.5 sq mi
ZIP Area
4,726
Density / Sq Mi
$83,156
Median Household Income
$53,705
Median Earnings
$1,279
Median Rent
$405,900
Median Home Value
Market
Vacancy Rate% for Multifamily in Midwest region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Duplex - Natural gas forced-air heat serves this multi-family property.
Where is this duplex located?
The property is located at 1538/1540 Hartford Avenue Saint Paul, MN.
What is the asking price?
The asking price for this property is $515,000.
What are key features of this property?
This property features: Duplex property built in 1954; Full basement with daylight and storage space; Natural gas forced‑air heating
