Up-Down Duplex with Detached
For Sale
$361,300
442 Pierce Street N, Saint Paul, MN 55104
Residential Income, Saint Paul, MN
Property Size2,160 SF
Lot Size0.11 Acres
Price / SF$167.27
Days on Market299
Property Features for 442 Pierce Street N
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Zoning description
Residential-Multi-Family
Bedrooms
4
Bathrooms
2
Full bathrooms
2
Rooms
Bedroom 3, Bedroom 4, Bathroom 1, Basement, Bathroom 2, Bedroom 1, Bedroom 2
Parking features
Garage - Detached
Exterior features
Stucco
Subdivision
Homer H Hoyt Cos, Addition
Lot features
Public Transit (w/in 6 blks), Tree Coverage - Medium
High school district
St. Paul
Directions
Snelling Ave to Saint Anthony W to Pierce St.
Standard status
Active
APN
332923410090
Size
2,160 SF
Lot size
0.11 Acres
Taxes and HOA fees
Tax Year
2025
Tax Annual Amount
6335
Utilities
Heating system
Radiant, Hot Water(Heating)
Amenities
private porch
deck
front porch
basement
washer/dryer access
Building Details
Year built
1923
Listing Agency:
Realty ONE Group Choice
(763) 400-3680
Listed By:
Lynn M Fellerman
(612) 749-8404
Added: Oct 29, 2025
Changed: Aug 19
Last Checked: Aug 23 at 1:06PM
MLS# 6811083
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.
This up-down duplex at 442 Pierce Street N in Saint Paul, MN features two residential units with matching layouts. Each unit offers two bedrooms and one bath, with updated kitchens and baths, along with woodwork and built-ins, and an open floorplan that includes a formal dining area. The upper unit includes a private porch, and both units share a deck and a front porch entrance. A large basement provides storage and includes washer/dryer access.
The exterior is finished with stucco. The home was built in 1923 and is heated with radiant and hot water systems. Parking is available via a detached garage.
Set on a 0.11-acre lot with 2,160 square feet of property size, this well-maintained duplex is designed for flexibility, whether you’re looking to occupy one unit or invest in rental housing.
The exterior is finished with stucco. The home was built in 1923 and is heated with radiant and hot water systems. Parking is available via a detached garage.
Set on a 0.11-acre lot with 2,160 square feet of property size, this well-maintained duplex is designed for flexibility, whether you’re looking to occupy one unit or invest in rental housing.
Key Highlights
- Up‑down duplex with updated kitchens and baths
- Two bedrooms and one bath in each unit
- Upper unit has a private porch; both share a deck and front porch entrance
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
$31,559
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
8.73%
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%
$631,180
$631.2K
Cap Rate 7%
$450,843
$450.8K
Cap Rate 9%
$350,656
$350.7K
Market Conditions
NOI Build-Up for 2,160 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
$48.0K $22.20/SF
− Vacancy
−$2.9K −$1.33/SF
EGI
$45.1K $20.87/SF
− OpEx
−$13.5K −$6.26/SF
NOI
$31.6K $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%
$631,180
Cap Rate 7%
$450,843
Cap Rate 9%
$350,656
Alternative Uses
Best Use
Multifamily LT 5
$450.8K
$394.5K – $526.0K
NOI $31,559 @ 7.0% cap · market cap 8.73%
Second Best
Apartment 5plus
$414.1K
$362.3K – $483.1K
NOI $28,987 @ 7.0% cap · market cap 8.02%
Theoretical Best
Healthcare Medical
$531.5K
$465.1K – $620.1K
NOI $37,208 @ 7.0% cap · market cap 10.30%
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
2,301
Businesses Nearby
Explore this area
Business Placement
Demographics for 55104, MN
45,612
Population
20,358
Households
2.2
Avg Household Size
33
Median Age
52%
College-Educated
93%
High-School Grad
6.0 sq mi
ZIP Area
7,602
Density / Sq Mi
$75,038
Median Household Income
$42,770
Median Earnings
$1,159
Median Rent
$290,900
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 - Charming up-down duplex with two bedrooms and one bath per unit, updated kitchens and baths, plus a detached garage.
Where is this duplex located?
The property is located at 442 Pierce Street N Saint Paul, MN.
What is the asking price?
The asking price for this property is $361,300.
What are key features of this property?
This property features: Up‑down duplex with updated kitchens and baths; Two bedrooms and one bath in each unit; Upper unit has a private porch; both share a deck and front porch entrance
