Side-by-Side
For Sale
$395,000
331-333 S McKnight Rd, Saint Paul, MN 55119
Fully occupied two-unit property with month-to-month leases and tenant-paid utilities, lawn care, and snow removal.
Property Size1,860 SF
Price / SF$212.37
Days on Market42
Property Features for 331-333 S McKnight Rd
General Information
Standard status
Active
Size
1,860 SF
Property subtype
Multi-Family
Occupancy
100%
Property Condition
Severity
Repairs Needed
Evidence
A new faucet leaking (warrantied) 333 side
Additional Details
Multifamily Units
2
Building Details
Year Built
1968
Buildings
1
Tenancy
Multi
Listing Agency:
RE/MAX Advantage Plus
(952) 226-7700
Listed By:
Amy Stine
Source:
Chrisfritchteam
Added: Jul 21
Changed: Aug 28
Last Checked: Aug 30 at 8:25PM
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 RE/MAX Advantage Plus
Investment Insights
Based on property information with market context.
This 1,860-square-foot duplex is arranged as two adjoining residences, with one unit on each side. Built in 1968, the property has received updates extending from the roof through the furnace, with an update list available for review. Both residences are occupied under month-to-month lease terms, supporting either owner-occupancy or continued investment use.
Residents handle lawn care, snow removal, electric, gas, and water. Ownership covers garbage service and property taxes. The property is located at 331-333 S McKnight Rd in Saint Paul, Minnesota. The property information also identifies the possibility of adding an additional bedroom to each side, subject to verification.
Residents handle lawn care, snow removal, electric, gas, and water. Ownership covers garbage service and property taxes. The property is located at 331-333 S McKnight Rd in Saint Paul, Minnesota. The property information also identifies the possibility of adding an additional bedroom to each side, subject to verification.
Key Highlights
- 1,860‑square‑foot side‑by‑side duplex
- Built in 1968
- Both units are fully occupied
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
$27,176
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
6.88%
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%
$543,520
$543.5K
Cap Rate 7%
$388,229
$388.2K
Cap Rate 9%
$301,956
$302.0K
Market Conditions
NOI Build-Up for 1,860 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
$41.3K $22.20/SF
− Vacancy
−$2.5K −$1.33/SF
EGI
$38.8K $20.87/SF
− OpEx
−$11.6K −$6.26/SF
NOI
$27.2K $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%
$543,520
Cap Rate 7%
$388,229
Cap Rate 9%
$301,956
Alternative Uses
Best Use
Multifamily LT 5
$388.2K
$339.7K – $452.9K
NOI $27,176 @ 7.0% cap · market cap 6.88%
Second Best
Apartment 5plus
$356.6K
$312.0K – $416.0K
NOI $24,961 @ 7.0% cap · market cap 6.32%
Theoretical Best
Healthcare Medical
$457.7K
$400.5K – $534.0K
NOI $32,040 @ 7.0% cap · market cap 8.11%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
2
Residential units
100%
Occupancy
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
171
Businesses Nearby
Explore this area
Business Placement
Demographics for 55119, MN
43,010
Population
16,806
Households
2.6
Avg Household Size
34
Median Age
32%
College-Educated
86%
High-School Grad
13.2 sq mi
ZIP Area
3,258
Density / Sq Mi
$77,870
Median Household Income
$42,860
Median Earnings
$1,351
Median Rent
$262,700
Median Home Value
Market
Vacancy Rate% for Multifamily in Midwest region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Duplex - Fully occupied two-unit property with month-to-month leases and tenant-paid utilities, lawn care, and snow removal.
Where is this duplex located?
The property is located at 331-333 S McKnight Rd Saint Paul, MN.
What is the asking price?
The asking price for this property is $395,000.
What are key features of this property?
This property features: 1,860‑square‑foot side‑by‑side duplex; Built in 1968; Both units are fully occupied
