Up-and-Down Duplex with
For Sale
$325,000
1673 Van Buren Ave, Saint Paul, MN 55104
Separate utilities and unit-specific laundry support practical duplex operations.
Property Size1,727 SF
Price / SF$188.19
Days on Market10
Property Features for 1673 Van Buren Ave
General Information
Standard status
Active
Size
1,727 SF
Property subtype
Multi-Family
Additional Details
Multifamily Units
2
Building Details
Year Built
1901
Buildings
1
Listing Agency:
RE/MAX Results
(651) 442-9353
Listed By:
Reidell Estey & Associates – Marti Estey, Reidell Estey & Associates – Roxann Wiebusch
Source:
Bradadamrealty
Added: Aug 23
Changed: Aug 28
Last Checked: Aug 30 at 8:58PM
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 RE/MAX Results
Investment Insights
Based on property information with market context.
This 1,727-square-foot duplex is arranged with one residence on each level and was built in 1901. The main-floor unit includes one bedroom, a sunroom, and basement laundry access, while the upper residence offers two bedrooms and laundry within the kitchen. Both units have sunrooms with French doors, hardwood flooring, crown molding, and extensive windows. Updated boilers, electrical systems, windows, and water heaters add to the property’s physical improvements.
The property is located at 1673 Van Buren Ave in Saint Paul, near restaurants, shopping, Hamline, and Allianz Field. Rear off-street parking is provided by a parking pad. Utilities are separated, with tenants responsible for them.
The property is located at 1673 Van Buren Ave in Saint Paul, near restaurants, shopping, Hamline, and Allianz Field. Rear off-street parking is provided by a parking pad. Utilities are separated, with tenants responsible for them.
Key Highlights
- 1,727‑square‑foot up‑and‑down duplex built in 1901
- Main‑level unit has 1 bedroom, sunroom, and basement laundry access
- Upper‑level unit features 2 bedrooms and in‑unit kitchen laundry
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
$25,233
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
7.76%
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%
$504,660
$504.7K
Cap Rate 7%
$360,471
$360.5K
Cap Rate 9%
$280,367
$280.4K
Market Conditions
NOI Build-Up for 1,727 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
$38.3K $22.20/SF
− Vacancy
−$2.3K −$1.33/SF
EGI
$36.0K $20.87/SF
− OpEx
−$10.8K −$6.26/SF
NOI
$25.2K $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%
$504,660
Cap Rate 7%
$360,471
Cap Rate 9%
$280,367
Alternative Uses
Best Use
Multifamily LT 5
$360.5K
$315.4K – $420.6K
NOI $25,233 @ 7.0% cap · market cap 7.76%
Second Best
Apartment 5plus
$331.1K
$289.7K – $386.3K
NOI $23,176 @ 7.0% cap · market cap 7.13%
Theoretical Best
Healthcare Medical
$425.0K
$371.9K – $495.8K
NOI $29,749 @ 7.0% cap · market cap 9.15%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
2,002
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
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 - Separate utilities and unit-specific laundry support practical duplex operations.
Where is this duplex located?
The property is located at 1673 Van Buren Ave Saint Paul, MN.
What is the asking price?
The asking price for this property is $325,000.
What are key features of this property?
This property features: 1,727‑square‑foot up‑and‑down duplex built in 1901; Main‑level unit has 1 bedroom, sunroom, and basement laundry access; Upper‑level unit features 2 bedrooms and in‑unit kitchen laundry
