Duplex With Separate
For Sale
$450,000
4612 Bloomington Ave, Minneapolis, MN 55407
Flexible two-unit layout with independent utilities, a fenced yard, and a detached garage.
Property Size2,376 SF
Price / SF$189.39
Days on Market13
Property Features for 4612 Bloomington Ave
General Information
Standard status
Active
Size
2,376 SF
Total Parking Spaces
2
Property subtype
Residential Income
Units
Unit Mix
1 x 1BR/1BA, 1 x 3BR/1BA
Multifamily Units
2
Additional Details
Utilities to Site
Yes
Taxes and HOA fees
Annual Taxes
$8,715
Amenities
full season porch/foyer entrance
backyard deck
fully fenced in yard
four window air-conditioning units
original hardwood floors
Building Details
Year Built
1938
Buildings
1
Construction
stucco
Listing Agency:
Compass
(612) 708-6743
Listed By:
Erik W Wood
(612) 708-6743
Source:
Exprealty
Added: Aug 7
Changed: Aug 15
Last Checked: Aug 19 at 1:54PM
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 Compass
Investment Insights
Based on property information with market context.
This 1938 stucco duplex combines two distinct living areas behind a shared full-season porch and foyer. Each side has its own exterior entrance, while the larger unit spans three levels with multiple bedrooms, a family room, kitchen, bathrooms, and a lower-level office. The other unit offers an open living and dining area, kitchen, full bathroom, and bedroom on one level. Total property size is 2,376 square feet.
Separate electric and gas meters, water heaters, and boilers support independent operation of each unit. The property also includes four window air-conditioning units, original hardwood flooring beneath carpeting in portions of the main level, a fully fenced yard, and a detached two-car garage. A rear shared hallway provides access to the exterior and lower level. Minnehaha Parkway, Lake Nokomis, Hiawatha, and local bakeries, eateries, and coffee shops are within walking distance.
Separate electric and gas meters, water heaters, and boilers support independent operation of each unit. The property also includes four window air-conditioning units, original hardwood flooring beneath carpeting in portions of the main level, a fully fenced yard, and a detached two-car garage. A rear shared hallway provides access to the exterior and lower level. Minnehaha Parkway, Lake Nokomis, Hiawatha, and local bakeries, eateries, and coffee shops are within walking distance.
Key Highlights
- 2,376 square feet total property size
- 1938 stucco duplex with two independently entered sides
- Separate electric and gas meters, water heaters, and boilers
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
$34,715
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
7.71%
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%
$694,300
$694.3K
Cap Rate 7%
$495,929
$495.9K
Cap Rate 9%
$385,722
$385.7K
Market Conditions
NOI Build-Up for 2,376 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
$52.7K $22.20/SF
− Vacancy
−$3.2K −$1.33/SF
EGI
$49.6K $20.87/SF
− OpEx
−$14.9K −$6.26/SF
NOI
$34.7K $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%
$694,300
Cap Rate 7%
$495,929
Cap Rate 9%
$385,722
Alternative Uses
Best Use
Multifamily LT 5
$495.9K
$433.9K – $578.6K
NOI $34,715 @ 7.0% cap · market cap 7.71%
Second Best
Apartment 5plus
$455.5K
$398.6K – $531.4K
NOI $31,885 @ 7.0% cap · market cap 7.09%
Theoretical Best
Office A
$566.9K
$496.0K – $661.3K
NOI $39,680 @ 7.0% cap · market cap 8.82%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
685
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 - Flexible two-unit layout with independent utilities, a fenced yard, and a detached garage.
Where is this duplex located?
The property is located at 4612 Bloomington Ave Minneapolis, MN.
What is the asking price?
The asking price for this property is $450,000.
What are key features of this property?
This property features: 2,376 square feet total property size; 1938 stucco duplex with two independently entered sides; Separate electric and gas meters, water heaters, and boilers
