Side-by-Side Duplex With Private
New
For Sale
$549,500
1607 Van Buren Avenue, Saint Paul, MN 55104
Residential Income, Saint Paul, MN
Property Size3,392 SF
Lot Size0.14 Acres
Price / SF$161
Days on Market4
Property Features for 1607 Van Buren Avenue
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Zoning description
Residential-Multi-Family
Bedrooms
8
Bathrooms
4
Full bathrooms
4
Rooms
Bedroom 3, Bedroom 6, Bedroom 5, Bathroom 1, Basement, Bathroom 4, Bedroom 8, Laundry Room, Bedroom 7, Bathroom 2, Bedroom 4, Bathroom 3, Bedroom 2, Bedroom 1
Parking features
Garage - Detached
Patio and Porch features
Deck, Porch
Subdivision
Hopkins Second Add To, St
High school district
St. Paul
Directions
Head North off the Snelling exit on I94. Turn left after about 0.5 mi onto Van Buren
Standard status
Active
APN
332923110007
Size
3,392 SF
Lot size
0.14 Acres
Taxes and HOA fees
Tax Year
2025
Tax Annual Amount
7132
Utilities
Heating system
Oil
Building Details
Year built
1909
Listing Agency:
eXp Realty
(320) 500-4397
Listed By:
Gregory Mark Ebacher
(612) 751-9303
Added: Sep 21
Changed: Sep 24
Last Checked: Sep 24 at 9:06AM
MLS# 7148007
Copyright © 2026 Northstar MLS. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This side-by-side duplex offers two multi-level residential units with private entrances, spacious living areas, and substantial storage. The property includes 8 bedrooms and 4 bathrooms, along with laundry space, decks, porches, and a detached garage. One unit is scheduled to become vacant November 1st, creating flexibility for an owner-occupant or a new lease arrangement. The home was built in 1909 and is heated with oil.
The property is near Allianz Field, Green Line light rail, universities, shopping, and restaurants, with access to both downtown Minneapolis and downtown St. Paul. Its Saint Paul location and two-unit configuration support both residential use and rental income potential. Recent improvements include new appliances and other updates.
The property is near Allianz Field, Green Line light rail, universities, shopping, and restaurants, with access to both downtown Minneapolis and downtown St. Paul. Its Saint Paul location and two-unit configuration support both residential use and rental income potential. Recent improvements include new appliances and other updates.
Key Highlights
- Side‑by‑side duplex with 8 bedrooms and 4 bathrooms
- One unit scheduled to become vacant November 1st
- Private entrances and multi‑level layouts for both units
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
$49,560
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
9.02%
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%
$991,200
$991.2K
Cap Rate 7%
$708,000
$708.0K
Cap Rate 9%
$550,667
$550.7K
Market Conditions
NOI Build-Up for 3,392 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
$75.3K $22.20/SF
− Vacancy
−$4.5K −$1.33/SF
EGI
$70.8K $20.87/SF
− OpEx
−$21.2K −$6.26/SF
NOI
$49.6K $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%
$991,200
Cap Rate 7%
$708,000
Cap Rate 9%
$550,667
Alternative Uses
Best Use
Multifamily LT 5
$708.0K
$619.5K – $826.0K
NOI $49,560 @ 7.0% cap · market cap 9.02%
Second Best
Apartment 5plus
$650.3K
$569.0K – $758.7K
NOI $45,520 @ 7.0% cap · market cap 8.28%
Theoretical Best
Healthcare Medical
$834.7K
$730.4K – $973.9K
NOI $58,431 @ 7.0% cap · market cap 10.63%
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
1,643
Businesses Nearby
Explore this area
Business Placement
Demographics for 55104, MN
45,612
Population
20,358
Households
2.2
Avg Household Size
33
Median Age
52%
College-Educated
93%
High-School Grad
6.0 sq mi
ZIP Area
7,602
Density / Sq Mi
$75,038
Median Household Income
$42,770
Median Earnings
$1,159
Median Rent
$290,900
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
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 - Multi-level units include separate entrances, off-street parking, decks, porches, and detached garage access.
Where is this duplex located?
The property is located at 1607 Van Buren Avenue Saint Paul, MN.
What is the asking price?
The asking price for this property is $549,500.
What are key features of this property?
This property features: Side‑by‑side duplex with 8 bedrooms and 4 bathrooms; One unit scheduled to become vacant November 1st; Private entrances and multi‑level layouts for both units
