Renovated Duplex with Updated
For Sale
$359,500
597 Virginia Street, Saint Paul, MN 55103
Residential Income, Saint Paul, MN
Property Size2,026 SF
Lot Size0.12 Acres
Price / SF$177.44
Days on Market275
Property Features for 597 Virginia Street
General Information
Property type
Residential Multi Family
Property subtype
Other
Zoning description
Residential-Multi-Family
Bedrooms
5
Bathrooms
2
Full bathrooms
2
Rooms
Bedroom 1, Bathroom 2, Basement, Bathroom 1, Bedroom 2, Bedroom 3, Bedroom 4, Bedroom 5
Parking features
On Street
Exterior features
Vinyl
Subdivision
Warren & Rices Addition, To Sa
Lot features
Corner Lot
High school district
St. Paul
Directions
94 to Dale, North on Dale St, East on Thomas Ave, South on Virginia St.
Standard status
Active
APN
362923130039
Size
2,026 SF
Lot size
0.12 Acres
Taxes and HOA fees
Tax Year
2025
Tax Annual Amount
5434
Utilities
Heating system
Oil
Building Details
Year built
1900
Listing Agency:
Keller Williams Premier Realty · Keller Williams Realty
(651) 379-5252
Listed By:
William Schultz
(651) 379-5252
Added: Nov 25, 2025
Changed: Aug 26
Last Checked: Aug 27 at 10:06PM
MLS# 6819684
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 duplex contains 2,026 square feet across two residential units on a 0.121-acre lot. Improvements include refreshed kitchens and bathrooms, granite countertops, PEX water lines serving the kitchens and bathrooms, updated interior finishes, and ceiling repairs. The upper-level kitchen was renovated in 2020, while the bathrooms and plumbing upgrades were completed in 2023. A third bedroom was added to the lower unit, and three newer windows were installed there. The property also has vinyl exterior siding, oil heat, a 2022 roof replacement, updated soft metal, and gutter covers.
Both leases are month to month, and the property includes a basement and on-street parking. Built in 1900, the duplex is located at 597 Virginia Street in Saint Paul’s Frogtown neighborhood. Tenant occupancy requires 36–48 hours’ notice for showings, and same-day showings are not available.
Both leases are month to month, and the property includes a basement and on-street parking. Built in 1900, the duplex is located at 597 Virginia Street in Saint Paul’s Frogtown neighborhood. Tenant occupancy requires 36–48 hours’ notice for showings, and same-day showings are not available.
Key Highlights
- 2,026‑square‑foot duplex on a 0.121‑acre lot
- Upper kitchen renovated in 2020; all bathrooms updated in 2023
- PEX water lines installed throughout the kitchens and bathrooms in 2023
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 tenant-occupied units are leased month to month, providing flexibility for an investor or owner-occupant.
Where is this duplex located?
The property is located at 597 Virginia Street 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 on a 0.121‑acre lot; Upper kitchen renovated in 2020; all bathrooms updated in 2023; PEX water lines installed throughout the kitchens and bathrooms in 2023
