Mixed-Use Property with Living
New
For Sale
Contact for pricing
539 Payne Ave, Saint Paul, MN 55130
Flexible mixed-use building with vacant commercial units, an occupied salon, and an upstairs residential area.
Property Size2,703 SF
Price / SF$129.45
Days on Market5
Property Features for 539 Payne Ave
General Information
Standard status
Active
Size
2,703 SF
Property subtype
RETAIL
Listing Agency:
Northstar Real Estate
(651) 398-7653
Listed By:
James Yacoub
(651) 398-7653
Source:
Moodyscre
Added: Aug 14
Changed: Aug 17
Last Checked: Aug 18 at 12:37PM
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 Northstar Real Estate
Investment Insights
Based on property information with market context.
This 2,703-square-foot mixed-use property combines commercial and residential components at 539 Payne Ave in St. Paul. Two units are vacant, while a salon occupies another unit under a month-to-month lease, creating flexibility for a future owner-user or investor. The upstairs area provides living space within the property, supporting a work-and-residence configuration.
A basement adds further interior area for storage, expansion, or future build-out. The property’s existing combination of vacant units, an occupied salon, upstairs living space, and basement area offers several ways to organize the building’s commercial and residential functions.
A basement adds further interior area for storage, expansion, or future build-out. The property’s existing combination of vacant units, an occupied salon, upstairs living space, and basement area offers several ways to organize the building’s commercial and residential functions.
Key Highlights
- 2,703‑square‑foot mixed‑use property at 539 Payne Ave, St. Paul, MN 55130
- Two units are currently vacant
- Salon leased on a month‑to‑month basis
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
$32,112
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
9.18%
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%
$642,240
$642.2K
Cap Rate 7%
$458,743
$458.7K
Cap Rate 9%
$356,800
$356.8K
Market Conditions
NOI Build-Up for 2,703 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
$58.4K $21.60/SF
− Vacancy
−$7.0K −$2.59/SF
EGI
$51.4K $19.01/SF
− OpEx
−$19.3K −$7.13/SF
NOI
$32.1K $11.88/SF
Area
Dakota County, MN
Vacancy
12.00%
Lease Rate
$21.60 /SF/Yr
Expense Ratio
37.50%
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%
$642,240
Cap Rate 7%
$458,743
Cap Rate 9%
$356,800
Alternative Uses
Best Use
Office B
$479.0K
$419.1K – $558.8K
NOI $33,529 @ 7.0% cap · market cap 9.58%
Second Best
Mixed Use
$458.7K
$401.4K – $535.2K
NOI $32,112 @ 7.0% cap · market cap 9.18%
Theoretical Best
Healthcare Medical
$665.2K
$582.0K – $776.0K
NOI $46,562 @ 7.0% cap · market cap 13.31%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,544
Businesses Nearby
Explore this area
Business Placement
Demographics for 55130, MN
18,581
Population
6,368
Households
2.9
Avg Household Size
28
Median Age
21%
College-Educated
73%
High-School Grad
2.0 sq mi
ZIP Area
9,291
Density / Sq Mi
$53,281
Median Household Income
$36,740
Median Earnings
$1,151
Median Rent
$220,300
Median Home Value
Market
Vacancy Rate% for Office in Midwest region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Mixed-use property - Flexible mixed-use building with vacant commercial units, an occupied salon, and an upstairs residential area.
Where is this mixed-use property located?
The property is located at 539 Payne Ave Saint Paul, MN.
What is the asking price?
The asking price for this property is $349,900.
What are key features of this property?
This property features: 2,703‑square‑foot mixed‑use property at 539 Payne Ave, St. Paul, MN 55130; Two units are currently vacant; Salon leased on a month‑to‑month basis
