Residential Income
For Sale
$279,500
416 4th Avenue S, South Saint Paul, MN 55075
Multifamily residential zoning supports the property's residential classification.
Property Size2,009 SF
Price / SF$209.52
Days on Market32
Property Features for 416 4th Avenue S
General Information
Standard status
Active
Size
2,009 SF
Property subtype
Residential Income
Zoning
Residential-Multi-Family
Net Operating Income
$1.00
Taxes and HOA fees
Annual Taxes
$3,325
Amenities
Natural Gas, Forced Air
Block, Unfinished
Asphalt, Driveway
Building Details
Building Size
2,009 SF
Year Built
1900
Stories
2
Listing Agency:
TheMLSonline.com
Listed By:
Andrew Oga
(651) 440-6333
Source:
Evrealestate
Added: Aug 26
Changed: Sep 24
Last Checked: Sep 24 at 2:34PM
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 TheMLSonline.com
Investment Insights
Based on property information with market context.
Located at 416 4th Avenue S in South Saint Paul, this residential property is zoned Residential-Multi-Family. The building dates to 1900 and has natural gas service with forced-air heating.
The property includes block construction and an unfinished interior area, along with an asphalt driveway.
The property includes block construction and an unfinished interior area, along with an asphalt driveway.
Key Highlights
- Residential‑Multi‑Family zoning
- Built in 1900
- Natural gas and forced‑air heating
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
$17,902
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
6.41%
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%
$358,040
$358.0K
Cap Rate 7%
$255,743
$255.7K
Cap Rate 9%
$198,911
$198.9K
Market Conditions
NOI Build-Up for 1,334 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
$34.7K $26.04/SF
− Vacancy
−$2.2K −$1.64/SF
EGI
$32.5K $24.40/SF
− OpEx
−$14.6K −$10.98/SF
NOI
$17.9K $13.42/SF
Area
Dakota County, MN
Vacancy
6.30%
Lease Rate
$26.04 /SF/Yr
Expense Ratio
45.00%
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%
$358,040
Cap Rate 7%
$255,743
Cap Rate 9%
$198,911
Alternative Uses
Best Use
Apartment 5plus
$255.7K
$223.8K – $298.4K
NOI $17,902 @ 7.0% cap · market cap 6.41%
Second Best
—
—
no second resolved use
Theoretical Best
Healthcare Medical
$328.3K
$287.2K – $383.0K
NOI $22,979 @ 7.0% cap · market cap 8.22%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
589
Businesses Nearby
Explore this area
Business Placement
Demographics for 55075, MN
20,749
Population
8,460
Households
2.5
Avg Household Size
37
Median Age
31%
College-Educated
93%
High-School Grad
5.6 sq mi
ZIP Area
3,705
Density / Sq Mi
$84,573
Median Household Income
$48,724
Median Earnings
$1,128
Median Rent
$267,000
Median Home Value
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Frequently Asked Questions
What type of property is this?
Residential income property - Multifamily residential zoning supports the property's residential classification.
Where is this residential income property located?
The property is located at 416 4th Avenue S South Saint Paul, MN.
What is the asking price?
The asking price for this property is $279,500.
What are key features of this property?
This property features: Residential‑Multi‑Family zoning; Built in 1900; Natural gas and forced‑air heating
