Four-Unit
For Sale
$850,000
Pending
1665 Dayton Avenue, Saint Paul, MN 55104
Residential Income, Saint Paul, MN
Property Size4,138 SF
Lot Size0.17 Acres
Days on Market343
Property Features for 1665 Dayton Avenue
General Information
Property type
Residential Multi Family
Property subtype
Other
Bedrooms
8
Bathrooms
4
Full bathrooms
4
Rooms
Bedroom 2, Bathroom 4, Basement, Bathroom 2, Bedroom 3, Bedroom 4, Bedroom 1, Bedroom 6, Bedroom 7, Bedroom 8, Bathroom 1, Bedroom 5, Laundry Room, Bathroom 3
Parking features
On Street, Garage - Detached
Subdivision
Oakland Park Addition, To The C
High school district
St. Paul
Directions
From Snelling, west on Dayton to property.
Standard status
Pending
APN
042823110086
Size
4,138 SF
Lot size
0.17 Acres
Taxes and HOA fees
Tax Year
2025
Tax Annual Amount
15163
Utilities
Heating system
Oil, Other (Heating)
Amenities
shared outdoor common area
lower-level laundry
separate storage units
Building Details
Year built
1914
Roof type
Tar/Gravel
Listing Agency:
Keller Williams Preferred Rlty · Keller Williams Realty
Listed By:
Cedar Haven Real Estate Group
(952) 746-9696
Added: Oct 28, 2025
Changed: Oct 2
Last Checked: Oct 5 at 10:06AM
MLS# 6809766
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 4,138-square-foot quadplex contains four matching two-bedroom units and is fully occupied. Built in 1914, the property retains original built-ins and hardwood details. Residents have access to shared outdoor space, lower-level laundry, individual storage units, and a detached two-car garage. Heating is oil-fired, and the roof is tar and gravel.
The property occupies 0.171 acres at 1665 Dayton Avenue in Saint Paul. Macalester College, the University of St. Thomas, Concordia University, neighborhood shops, and restaurants are identified nearby. Access to I-94, I-35E, and public transit supports travel throughout the area. The unit layout, on-site amenities, and established occupancy provide a straightforward multifamily configuration.
The property occupies 0.171 acres at 1665 Dayton Avenue in Saint Paul. Macalester College, the University of St. Thomas, Concordia University, neighborhood shops, and restaurants are identified nearby. Access to I-94, I-35E, and public transit supports travel throughout the area. The unit layout, on-site amenities, and established occupancy provide a straightforward multifamily configuration.
Key Highlights
- Four 2‑bedroom units in a fully occupied quadplex
- 4,138 square feet on 0.171 acres
- Built in 1914 with original built‑ins and hardwood details
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
$60,459
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
7.11%
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%
$1,209,180
$1.2M
Cap Rate 7%
$863,700
$863.7K
Cap Rate 9%
$671,767
$671.8K
Market Conditions
NOI Build-Up for 4,138 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
$91.9K $22.20/SF
− Vacancy
−$5.5K −$1.33/SF
EGI
$86.4K $20.87/SF
− OpEx
−$25.9K −$6.26/SF
NOI
$60.5K $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%
$1,209,180
Cap Rate 7%
$863,700
Cap Rate 9%
$671,767
Alternative Uses
Best Use
Multifamily LT 5
$863.7K
$755.7K – $1.01M
NOI $60,459 @ 7.0% cap · market cap 7.11%
Second Best
Apartment 5plus
$793.3K
$694.1K – $925.5K
NOI $55,531 @ 7.0% cap · market cap 6.53%
Theoretical Best
Office A
$987.2K
$863.8K – $1.15M
NOI $69,107 @ 7.0% cap · market cap 8.13%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
4
Residential units
100%
Occupancy
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
1,522
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
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Frequently Asked Questions
What type of property is this?
Quadplex - Fully occupied configuration includes matching two-bedroom units, shared outdoor space, laundry, storage, and a detached garage.
Where is this quadplex located?
The property is located at 1665 Dayton Avenue Saint Paul, MN.
What is the asking price?
The asking price for this property is $850,000.
What are key features of this property?
This property features: Four 2‑bedroom units in a fully occupied quadplex; 4,138 square feet on 0.171 acres; Built in 1914 with original built‑ins and hardwood details
