Upper-and-Lower
New
For Sale
$399,000
275 Western Avenue S, Saint Paul, MN 55102
Residential Income, Saint Paul, MN
Property Size2,098 SF
Lot Size0.09 Acres
Price / SF$190.18
Days on Market5
Property Features for 275 Western Avenue S
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Zoning description
Residential-Multi-Family
Bedrooms
6
Bathrooms
2
Full bathrooms
2
Rooms
Bedroom 2, Bedroom 5, Bathroom 1, Laundry Room, Bedroom 1, Bedroom 4, Bedroom 3, Bathroom 2, Bedroom 6, Basement
Subdivision
Watson & Rices Sub C
Lot features
Public Transit (w/in 6 blks), Tree Coverage - Light
High school district
St. Paul
Directions
35E to W. Kellog Blvd, South to 7th St W, Southwest to Western Ave S, South to property on the right.
Standard status
Active
APN
122823210027
Size
2,098 SF
Lot size
0.09 Acres
Taxes and HOA fees
Tax Year
2026
Tax Annual Amount
5686
Utilities
Heating system
Forced Air
Amenities
in-unit washer/dryer hookups
full unfinished basement
Building Details
Year built
1884
Building materials
Frame
Listing Agency:
RE/MAX RESULTS · RE/MAX International
(763) 689-3577
Listed By:
Tim A Guderian
(952) 829-2900
Added: Sep 27
Changed: Oct 1
Last Checked: Oct 1 at 6:06AM
MLS# 7151160
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 2,098-square-foot duplex has separate upper and lower residences, each with three bedrooms and one full bathroom. Both kitchens have stainless steel ranges and refrigerators, and each unit includes washer and dryer hookups. The interiors have been repainted, while a full unfinished basement provides storage and mechanical access. Separate utilities serve the units, which are vacant. The frame building was constructed in 1884 and sits on a 0.091-acre parcel. Forced-air heating serves the property.
The property is near the Mississippi National River & Recreation Area, with river trails, parks, and outdoor recreation in the surrounding area.
The property is near the Mississippi National River & Recreation Area, with river trails, parks, and outdoor recreation in the surrounding area.
Key Highlights
- Two units, each with 3 bedrooms and 1 full bathroom
- 2,098 square feet on a 0.091‑acre lot
- Separate utilities for the upper and lower residences
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
$30,653
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
7.68%
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%
$613,060
$613.1K
Cap Rate 7%
$437,900
$437.9K
Cap Rate 9%
$340,589
$340.6K
Market Conditions
NOI Build-Up for 2,098 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
$46.6K $22.20/SF
− Vacancy
−$2.8K −$1.33/SF
EGI
$43.8K $20.87/SF
− OpEx
−$13.1K −$6.26/SF
NOI
$30.7K $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%
$613,060
Cap Rate 7%
$437,900
Cap Rate 9%
$340,589
Alternative Uses
Best Use
Multifamily LT 5
$437.9K
$383.2K – $510.9K
NOI $30,653 @ 7.0% cap · market cap 7.68%
Second Best
Apartment 5plus
$402.2K
$351.9K – $469.3K
NOI $28,155 @ 7.0% cap · market cap 7.06%
Theoretical Best
Office A
$500.5K
$438.0K – $584.0K
NOI $35,038 @ 7.0% cap · market cap 8.78%
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
794
Businesses Nearby
Explore this area
Business Placement
Demographics for 55102, MN
20,355
Population
11,582
Households
1.8
Avg Household Size
39
Median Age
55%
College-Educated
96%
High-School Grad
3.3 sq mi
ZIP Area
6,168
Density / Sq Mi
$74,143
Median Household Income
$54,042
Median Earnings
$1,295
Median Rent
$280,400
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
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Duplex - Each residence has three bedrooms, one full bath, updated kitchen appliances, and in-unit laundry hookups.
Where is this duplex located?
The property is located at 275 Western Avenue S Saint Paul, MN.
What is the asking price?
The asking price for this property is $399,000.
What are key features of this property?
This property features: Two units, each with 3 bedrooms and 1 full bathroom; 2,098 square feet on a 0.091‑acre lot; Separate utilities for the upper and lower residences
