Corner-Lot Duplex with Finished
New
For Sale
$529,900
3852 Standish Avenue, Minneapolis, MN 55407
MULTI_FAMILY - Minneapolis, MN
Property Size2,462 SF
Lot Size0.13 Acres
Price / SF$215.23
Days on Market2
Property Features for 3852 Standish Avenue
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Zoning description
Residential-Multi-Family
Bedrooms
4
Bathrooms
3
Full bathrooms
3
Rooms
Bathroom 3, Basement, Bedroom 4, Bathroom 2, Bedroom 1, Bathroom 1, Bedroom 3, Bedroom 2
Parking features
Garage - Detached
Exterior features
Stucco
Fireplace
1
Subdivision
Byrona Add To The City Of
High school district
Minneapolis
Directions
42nd to Standish Ave North to home.
Standard status
Active
APN
1202824210014
Size
2,462 SF
Lot size
0.13 Acres
Taxes and HOA fees
Tax Year
2026
Tax Annual Amount
5509
Utilities
Heating system
Fireplace(s), Forced Air
Amenities
fenced yard
patio area
storage shed
hardwood floors
finished basement
gas fireplace
laundry facilities
utility room
storage area
Building Details
Year built
1930
Building materials
Block
Listing Agency:
Wolff & Simon Real Estate
(218) 237-7770
Listed By:
Brian Halik · License #40527985
(218) 237-7770
Added: Aug 12
Changed: Aug 13
Last Checked: Aug 13 at 9:06PM
MLS# 7126967
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.
Located at 3852 Standish Avenue in Minneapolis, this owner-occupied duplex was built in 1930 and offers 2,462 square feet on a 0.13-acre corner lot. Both units feature hardwood flooring across the main level, along with kitchen and dining areas. One side includes a finished basement with two bedrooms, a living area, and a gas fireplace; the space is described as suitable for a mother-in-law suite or non-conforming third unit.
Exterior features include a fenced yard, patio, storage shed, stucco siding, and a detached garage. The basement also provides laundry facilities, a utility room, and unfinished storage space. Newer high-efficiency furnaces and air conditioning units serve the property, while fireplace(s) and forced-air heating are included among the listed systems.
Exterior features include a fenced yard, patio, storage shed, stucco siding, and a detached garage. The basement also provides laundry facilities, a utility room, and unfinished storage space. Newer high-efficiency furnaces and air conditioning units serve the property, while fireplace(s) and forced-air heating are included among the listed systems.
Key Highlights
- 2,462‑square‑foot duplex on a 0.13‑acre corner lot
- Finished basement with 2 bedrooms, living area, and gas fireplace
- Basement space described as a mother‑in‑law suite or non‑conforming third unit
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 - Owner-occupied property with hardwood floors, practical kitchen and dining layouts, and newer high-efficiency mechanical systems.
Where is this duplex located?
The property is located at 3852 Standish Avenue 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: 2,462‑square‑foot duplex on a 0.13‑acre corner lot; Finished basement with 2 bedrooms, living area, and gas fireplace; Basement space described as a mother‑in‑law suite or non‑conforming third unit
