Corner-Lot Duplex with Finished
For Sale
$529,900
3852 Standish Ave, Minneapolis, MN 55407
Hardwood floors, fenced outdoor space, patio, storage, and newer HVAC systems support comfortable occupancy.
Property Size2,462 SF
Price / SF$215.23
Days on Market20
Property Features for 3852 Standish Ave
General Information
Standard status
Active
Size
2,462 SF
Property subtype
Residential Income
Additional Details
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$5,509
Amenities
fenced yard
patio
storage shed
hardwood floors
finished basement
gas fireplace
high-efficiency furnaces
air conditioning
laundry facilities
utility room
storage area
Listing Agency:
Wolff & Simon Real Estate
(218) 252-8209
Listed By:
Brian Halik · License #40527985
(218) 252-8209
Source:
Exprealty
Added: Aug 13
Changed: Aug 30
Last Checked: Aug 30 at 10:07PM
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 Wolff & Simon Real Estate
Investment Insights
Based on property information with market context.
This owner-occupied duplex sits on a corner lot and includes practical outdoor and storage features, including a private fenced yard, patio area, and storage shed. Both units have hardwood flooring across the main level, along with defined kitchen and dining areas. The property also includes laundry facilities, a utility room, and additional storage space in the unfinished portion of the basement.
One unit offers a finished basement area with two bedrooms, a living area, and a gas fireplace. Newer high-efficiency furnaces and air-conditioning units serve the property. Located on Standish Avenue in Minneapolis, the property provides a two-unit configuration with added finished and unfinished basement space.
One unit offers a finished basement area with two bedrooms, a living area, and a gas fireplace. Newer high-efficiency furnaces and air-conditioning units serve the property. Located on Standish Avenue in Minneapolis, the property provides a two-unit configuration with added finished and unfinished basement space.
Key Highlights
- Duplex on a corner lot in Minneapolis’s Standish neighborhood
- Hardwood flooring throughout the main level of both units
- One side includes a finished basement with 2 bedrooms and a gas fireplace
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
$35,972
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
6.79%
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%
$719,440
$719.4K
Cap Rate 7%
$513,886
$513.9K
Cap Rate 9%
$399,689
$399.7K
Market Conditions
NOI Build-Up for 2,462 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
$54.7K $22.20/SF
− Vacancy
−$3.3K −$1.33/SF
EGI
$51.4K $20.87/SF
− OpEx
−$15.4K −$6.26/SF
NOI
$36.0K $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%
$719,440
Cap Rate 7%
$513,886
Cap Rate 9%
$399,689
Alternative Uses
Best Use
Multifamily LT 5
$513.9K
$449.7K – $599.5K
NOI $35,972 @ 7.0% cap · market cap 6.79%
Second Best
Apartment 5plus
$472.0K
$413.0K – $550.7K
NOI $33,039 @ 7.0% cap · market cap 6.23%
Theoretical Best
Office A
$587.4K
$514.0K – $685.3K
NOI $41,117 @ 7.0% cap · market cap 7.76%
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
655
Businesses Nearby
Explore this area
Business Placement
Demographics for 55407, MN
38,506
Population
15,979
Households
2.4
Avg Household Size
34
Median Age
48%
College-Educated
85%
High-School Grad
4.0 sq mi
ZIP Area
9,627
Density / Sq Mi
$78,206
Median Household Income
$46,388
Median Earnings
$1,219
Median Rent
$317,000
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 - Hardwood floors, fenced outdoor space, patio, storage, and newer HVAC systems support comfortable occupancy.
Where is this duplex located?
The property is located at 3852 Standish Ave Minneapolis, MN.
What is the asking price?
The asking price for this property is $529,900.
What are key features of this property?
This property features: Duplex on a corner lot in Minneapolis’s Standish neighborhood; Hardwood flooring throughout the main level of both units; One side includes a finished basement with 2 bedrooms and a gas fireplace
