Renovated Duplex with Updated
For Sale
$359,500
597 Virginia St, Saint Paul, MN 55103
Two leased units include refreshed kitchens and bathrooms, with a third bedroom added to the lower unit.
Property Size2,026 SF
Price / SF$177.44
Days on Market277
Property Features for 597 Virginia St
General Information
Standard status
Active
Size
2,026 SF
Property subtype
Residential Income
Additional Details
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$5,434
Listing Agency:
Keller Williams Premier Realty
(507) 450-7867
Listed By:
William Schultz
(651) 216-6814
Source:
Exprealty
Added: Nov 28, 2025
Changed: Aug 31
Last Checked: Aug 31 at 6:03PM
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 Keller Williams Premier Realty
Investment Insights
Based on property information with market context.
This 2,026-square-foot duplex includes two residential units with updated kitchens and bathrooms. The upper unit kitchen was renovated in 2020, while all bathrooms received work in 2023. Granite countertops were installed in 2023, and the lower unit gained a third bedroom. Interior improvements include newer windows in the lower unit, fresh paint, and ceiling repairs completed in 2024 for the upper unit and 2025 for the lower unit.
Exterior and infrastructure updates include a roof, siding, and soft metal replacement completed in 2022, plus gutter covers. PEX water lines were installed throughout the kitchens and bathrooms in 2023. Both leases are month-to-month, providing flexibility for future occupancy or lease adjustments. The property is located at 597 Virginia St in Saint Paul’s Frogtown neighborhood.
Exterior and infrastructure updates include a roof, siding, and soft metal replacement completed in 2022, plus gutter covers. PEX water lines were installed throughout the kitchens and bathrooms in 2023. Both leases are month-to-month, providing flexibility for future occupancy or lease adjustments. The property is located at 597 Virginia St in Saint Paul’s Frogtown neighborhood.
Key Highlights
- 2,026‑square‑foot duplex with two residential units
- Upper unit kitchen renovated in 2020; all bathrooms updated in 2023
- Third bedroom added to the lower 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
$29,601
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
8.23%
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%
$592,020
$592.0K
Cap Rate 7%
$422,871
$422.9K
Cap Rate 9%
$328,900
$328.9K
Market Conditions
NOI Build-Up for 2,026 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
$45.0K $22.20/SF
− Vacancy
−$2.7K −$1.33/SF
EGI
$42.3K $20.87/SF
− OpEx
−$12.7K −$6.26/SF
NOI
$29.6K $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%
$592,020
Cap Rate 7%
$422,871
Cap Rate 9%
$328,900
Alternative Uses
Best Use
Multifamily LT 5
$422.9K
$370.0K – $493.4K
NOI $29,601 @ 7.0% cap · market cap 8.23%
Second Best
Apartment 5plus
$388.4K
$339.9K – $453.1K
NOI $27,188 @ 7.0% cap · market cap 7.56%
Theoretical Best
Healthcare Medical
$498.6K
$436.3K – $581.7K
NOI $34,900 @ 7.0% cap · market cap 9.71%
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
1,158
Businesses Nearby
Explore this area
Business Placement
Demographics for 55103, MN
13,874
Population
5,652
Households
2.5
Avg Household Size
32
Median Age
27%
College-Educated
79%
High-School Grad
2.0 sq mi
ZIP Area
6,937
Density / Sq Mi
$47,872
Median Household Income
$35,625
Median Earnings
$1,040
Median Rent
$240,400
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 - Two leased units include refreshed kitchens and bathrooms, with a third bedroom added to the lower unit.
Where is this duplex located?
The property is located at 597 Virginia St Saint Paul, MN.
What is the asking price?
The asking price for this property is $359,500.
What are key features of this property?
This property features: 2,026‑square‑foot duplex with two residential units; Upper unit kitchen renovated in 2020; all bathrooms updated in 2023; Third bedroom added to the lower unit
