Updated Side-by-Side
For Sale
$300,000
258 Maria Ave, Saint Paul, MN 55106
Two-unit property with hardwood flooring, wood cabinetry, solid-surface countertops, and stainless steel appliances.
Property Size1,372 SF
Price / SF$218.66
Days on Market155
Property Features for 258 Maria Ave
General Information
Standard status
Active
Size
1,372 SF
Property subtype
Residential Income
Units
Unit Mix
1 x 1BR, 1 x 2BR
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$5,936
Building Details
Buildings
1
Construction
stucco
Listing Agency:
Keller Williams Premier Realty
(612) 419-7453
Listed By:
Warren Wessel, GRI
(612) 419-7453
Source:
Exprealty
Added: Mar 18
Changed: Aug 16
Last Checked: Aug 19 at 11:48AM
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 Keller Williams Premier Realty
Investment Insights
Based on property information with market context.
This 1,372-square-foot duplex is arranged as two side-by-side units, including one one-bedroom residence and one two-bedroom residence. The property underwent a full interior renovation with solid-surface countertops, stainless steel appliances, quality wood cabinetry, and hardwood flooring throughout. A stucco exterior completes the improvements.
The two-bedroom unit has access to a two-car garage. Both units are occupied under leases, and the property is currently overseen by a management company. The property is located at 258 Maria Ave in Saint Paul, Minnesota.
The two-bedroom unit has access to a two-car garage. Both units are occupied under leases, and the property is currently overseen by a management company. The property is located at 258 Maria Ave in Saint Paul, Minnesota.
Key Highlights
- 1,372‑square‑foot side‑by‑side duplex
- Unit mix includes one 1‑bedroom and one 2‑bedroom unit
- Full interior renovation with hardwood floors and wood cabinetry
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
$20,046
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
6.68%
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%
$400,920
$400.9K
Cap Rate 7%
$286,371
$286.4K
Cap Rate 9%
$222,733
$222.7K
Market Conditions
NOI Build-Up for 1,372 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
$30.5K $22.20/SF
− Vacancy
−$1.8K −$1.33/SF
EGI
$28.6K $20.87/SF
− OpEx
−$8.6K −$6.26/SF
NOI
$20.0K $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%
$400,920
Cap Rate 7%
$286,371
Cap Rate 9%
$222,733
Alternative Uses
Best Use
Multifamily LT 5
$286.4K
$250.6K – $334.1K
NOI $20,046 @ 7.0% cap · market cap 6.68%
Second Best
Apartment 5plus
$263.0K
$230.2K – $306.9K
NOI $18,412 @ 7.0% cap · market cap 6.14%
Theoretical Best
Healthcare Medical
$337.6K
$295.4K – $393.9K
NOI $23,634 @ 7.0% cap · market cap 7.88%
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
479
Businesses Nearby
Explore this area
Business Placement
Demographics for 55106, MN
60,327
Population
19,974
Households
3
Avg Household Size
30
Median Age
23%
College-Educated
82%
High-School Grad
9.4 sq mi
ZIP Area
6,418
Density / Sq Mi
$68,601
Median Household Income
$39,834
Median Earnings
$1,230
Median Rent
$233,000
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 - Two-unit property with hardwood flooring, wood cabinetry, solid-surface countertops, and stainless steel appliances.
Where is this duplex located?
The property is located at 258 Maria Ave Saint Paul, MN.
What is the asking price?
The asking price for this property is $300,000.
What are key features of this property?
This property features: 1,372‑square‑foot side‑by‑side duplex; Unit mix includes one 1‑bedroom and one 2‑bedroom unit; Full interior renovation with hardwood floors and wood cabinetry
