Side-by-Side
New
For Sale
$550,000
3308 84th Avenue N, Brooklyn Park, MN 55443
Fully leased residential property with private garages and spacious layouts in a convenient suburban setting.
Property Size3,176 SF
Price / SF$173.17
Days on Market3
Property Features for 3308 84th Avenue N
General Information
Standard status
Active
Size
3,176 SF
Property subtype
Multi-Family
Occupancy
100%
Units
Unit Mix
2 x 4BR/2BA
Multifamily Units
2
Additional Details
Highway Access
Yes
Building Details
Year Built
1979
Listing Agency:
Whitetail Properties Real Estate
Listed By:
Eric Eickhof
(952) 472-6200
Source:
Fultonrealty
Added: Sep 11
Changed: Sep 12
Last Checked: Sep 12 at 7:38AM
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 Whitetail Properties Real Estate
Investment Insights
Based on property information with market context.
This side-by-side duplex contains 3,176 square feet and was built in 1979. Both residences are leased and offer a four-bedroom, two-bathroom layout, providing a consistent configuration across the property. Each unit also includes a private garage for parking and storage.
The property is positioned near multiple neighborhood parks, restaurants, shopping, a dog park, and golf courses. Major highways are accessible for commuter travel, while nearby recreational and everyday amenities support the residential setting.
The property is positioned near multiple neighborhood parks, restaurants, shopping, a dog park, and golf courses. Major highways are accessible for commuter travel, while nearby recreational and everyday amenities support the residential setting.
Key Highlights
- Side‑by‑side duplex with 3,176 square feet
- Both units are fully leased
- Each unit has 4 bedrooms and 2 bathrooms
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
$42,038
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
7.64%
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%
$840,760
$840.8K
Cap Rate 7%
$600,543
$600.5K
Cap Rate 9%
$467,089
$467.1K
Market Conditions
NOI Build-Up for 3,176 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
$62.9K $19.80/SF
− Vacancy
−$2.8K −$0.89/SF
EGI
$60.1K $18.91/SF
− OpEx
−$18.0K −$5.67/SF
NOI
$42.0K $13.24/SF
Area
ZIP 55443
Vacancy
4.50%
Lease Rate
$19.80 /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%
$840,760
Cap Rate 7%
$600,543
Cap Rate 9%
$467,089
Alternative Uses
Best Use
Multifamily LT 5
$600.5K
$525.5K – $700.6K
NOI $42,038 @ 7.0% cap · market cap 7.64%
Second Best
Apartment 5plus
$533.7K
$467.0K – $622.7K
NOI $37,359 @ 7.0% cap · market cap 6.79%
Theoretical Best
Office A
$757.7K
$663.0K – $884.0K
NOI $53,041 @ 7.0% cap · market cap 9.64%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
2
Residential units
100%
Occupancy
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
399
Businesses Nearby
Explore this area
Business Placement
Demographics for 55443, MN
36,771
Population
12,275
Households
3
Avg Household Size
36
Median Age
36%
College-Educated
89%
High-School Grad
9.1 sq mi
ZIP Area
4,041
Density / Sq Mi
$88,220
Median Household Income
$50,341
Median Earnings
$1,306
Median Rent
$346,200
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
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Frequently Asked Questions
What type of property is this?
Duplex - Fully leased residential property with private garages and spacious layouts in a convenient suburban setting.
Where is this duplex located?
The property is located at 3308 84th Avenue N Brooklyn Park, MN.
What is the asking price?
The asking price for this property is $550,000.
What are key features of this property?
This property features: Side‑by‑side duplex with 3,176 square feet; Both units are fully leased; Each unit has 4 bedrooms and 2 bathrooms
