Corner-Lot
For Sale
$799,000
2500 Como Avenue SE, Minneapolis, MN 55414
Residential Income, Minneapolis, MN
Property Size4,026 SF
Lot Size0.21 Acres
Price / SF$198.46
Days on Market47
Property Features for 2500 Como Avenue SE
General Information
Property type
Residential Multi Family
Property subtype
Other
Zoning description
Residential-Multi-Family
Bedrooms
12
Bathrooms
4
Full bathrooms
4
Rooms
Bedroom 11, Bedroom 2, Bedroom 1, Bedroom 9, Bedroom 7, Bedroom 6, Bathroom 4, Bathroom 2, Bedroom 5, Bedroom 3, Bedroom 8, Bedroom 10, Bedroom 12, Bedroom 4, Bathroom 3, Bathroom 1
Parking features
Covered
Exterior features
Brick/Stone, Stucco
Lot features
Public Transit (w/in 6 blks), Corner Lot, Tree Coverage - Light
High school district
Minneapolis
Directions
Hwy 280 to Como Ave, west to property on south corner of Como & 25th Ave SE.
Standard status
Active
APN
1902923130036
Size
4,026 SF
Lot size
0.21 Acres
Taxes and HOA fees
Tax Year
2026
Tax Annual Amount
10992
Utilities
Heating system
Oil
Building Details
Year built
1922
Building materials
Brick
Roof type
Rubber, Flat
Listing Agency:
National Realty Guild
(651) 330-8001
Listed By:
Su-Jingjing Brown
(651) 494-4000
Added: Jul 9
Changed: Aug 21
Last Checked: Aug 24 at 11:06PM
MLS# 7106259
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 4,026-square-foot quadplex, built in 1922, contains four residential units with a consistent three-bedroom, one-bathroom layout. Interior features include solid hardwood flooring, original-style natural woodwork, nine-foot ceilings, and dining rooms with built-in buffets. The building occupies a 0.21-acre corner double lot and includes covered rear parking. Brick construction, stucco exterior elements, and a flat rubber roof further define the property.
The property is fully rented and positioned near Dinkytown and the University of Minnesota campus, with convenient access to both downtown Minneapolis and Saint Paul. Windows were installed in 2019, and four broilers were installed in 2025. Oil heating serves the building.
The property is fully rented and positioned near Dinkytown and the University of Minnesota campus, with convenient access to both downtown Minneapolis and Saint Paul. Windows were installed in 2019, and four broilers were installed in 2025. Oil heating serves the building.
Key Highlights
- Four units, each with 3BR/1BA layouts
- 4,026 SF building on a 0.21‑acre corner double lot
- Solid hardwood floors, natural woodwork, built‑in dining buffets, and 9‑foot ceilings
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
$58,823
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
7.36%
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%
$1,176,460
$1.2M
Cap Rate 7%
$840,329
$840.3K
Cap Rate 9%
$653,589
$653.6K
Market Conditions
NOI Build-Up for 4,026 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
$89.4K $22.20/SF
− Vacancy
−$5.3K −$1.33/SF
EGI
$84.0K $20.87/SF
− OpEx
−$25.2K −$6.26/SF
NOI
$58.8K $14.61/SF
Area
Minneapolis, 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%
$1,176,460
Cap Rate 7%
$840,329
Cap Rate 9%
$653,589
Alternative Uses
Best Use
Multifamily LT 5
$840.3K
$735.3K – $980.4K
NOI $58,823 @ 7.0% cap · market cap 7.36%
Second Best
Apartment 5plus
$771.8K
$675.4K – $900.5K
NOI $54,028 @ 7.0% cap · market cap 6.76%
Theoretical Best
Office A
$960.5K
$840.5K – $1.12M
NOI $67,236 @ 7.0% cap · market cap 8.42%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
4
Residential units
100%
Occupancy
Location Intelligence
Trade Area within ½ mile
822
Businesses Nearby
Explore this area
Business Placement
Demographics for 55414, MN
36,600
Population
15,541
Households
2.4
Avg Household Size
26
Median Age
68%
College-Educated
93%
High-School Grad
3.1 sq mi
ZIP Area
11,806
Density / Sq Mi
$47,004
Median Household Income
$18,386
Median Earnings
$1,368
Median Rent
$454,200
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?
Quadplex - Four residential units offer three-bedroom layouts, hardwood floors, rear parking, and proximity to the University of Minnesota campus.
Where is this quadplex located?
The property is located at 2500 Como Avenue SE Minneapolis, MN.
What is the asking price?
The asking price for this property is $799,000.
What are key features of this property?
This property features: Four units, each with 3BR/1BA layouts; 4,026 SF building on a 0.21‑acre corner double lot; Solid hardwood floors, natural woodwork, built‑in dining buffets, and 9‑foot ceilings
