Up-and-Down Duplex with
For Sale
$325,000
1673 Van Buren Avenue, Saint Paul, MN 55104
Residential Income, Saint Paul, MN
Property Size1,727 SF
Lot Size0.11 Acres
Price / SF$188.19
Days on Market99
Property Features for 1673 Van Buren Avenue
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Zoning description
Residential-Multi-Family
Bedrooms
3
Bathrooms
2
Full bathrooms
2
Rooms
Bathroom 1, Bedroom 2, Bedroom 1, Basement, Bedroom 3, Bathroom 2
Parking features
Driveway, Assigned, Covered
Exterior features
Shakes, Wood
Subdivision
Wood Lawn Park Add To, St
Lot features
Public Transit (w/in 6 blks), Tree Coverage - Light
High school district
St. Paul
Directions
Snelling, West on Van Buren to property. No sign. West of Hamlie University.
Standard status
Active
APN
332923110112
Size
1,727 SF
Lot size
0.11 Acres
Taxes and HOA fees
Tax Year
2026
Tax Annual Amount
7012
Utilities
Heating system
Hot Water(Heating)
Building Details
Year built
1901
Roof type
Shingle
Listing Agency:
RE/MAX Results · RE/MAX International
(651) 251-4800
Listed By:
Reidell Estey & Associates - Marti Estey
(952) 829-2900
Added: Jun 25
Changed: Sep 24
Last Checked: Oct 1 at 2:06PM
MLS# 7091110
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 1,727-square-foot duplex contains two vertically arranged residential units within a 1901-built property on 0.114 acres. The main-floor residence includes one bedroom, a sunroom, and basement laundry access, while the upper unit offers two bedrooms and laundry within the kitchen. Both residences include sunrooms with French doors, hardwood flooring, crown molding, and multiple windows. The property has hot-water heating, updated boilers, electrical service, windows, and water heaters, along with wood and shake exterior materials and a shingle roof.
Utilities are separated and paid by the tenants. Rear parking includes a parking pad, driveway, covered parking, and assigned spaces. The property is located in Saint Paul near restaurants, shopping, Hamline, and Allianz Field.
Utilities are separated and paid by the tenants. Rear parking includes a parking pad, driveway, covered parking, and assigned spaces. The property is located in Saint Paul near restaurants, shopping, Hamline, and Allianz Field.
Key Highlights
- 1,727 SF duplex on 0.114 acres
- 1901‑built property with two residential units
- Main unit has 1 bedroom, sunroom, and basement laundry access
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
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%
$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
Office A
$412.0K
$360.5K – $480.7K
NOI $28,842 @ 7.0% cap · market cap 8.87%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
1,738
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
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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 - Two residential units feature separate utilities, updated systems, and rear off-street parking.
Where is this duplex located?
The property is located at 1673 Van Buren Avenue 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 SF duplex on 0.114 acres; 1901‑built property with two residential units; Main unit has 1 bedroom, sunroom, and basement laundry access
