Two-Unit Duplex with
New
For Sale
$399,000
779 Delaware Avenue, Saint Paul, MN 55107
Residential Income, Saint Paul, MN
Property Size2,331 SF
Lot Size0.16 Acres
Price / SF$171.17
Days on Market4
Property Features for 779 Delaware Avenue
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Bedrooms
4
Bathrooms
2
Full bathrooms
2
Rooms
Bedroom 2, Bedroom 1, Laundry Room, Bedroom 4, Bedroom 3, Bathroom 1, Bathroom 2, Basement
Parking features
Open, Garage - Detached
Subdivision
Dawsons Re Of B76 Ban & Olive
High school district
St. Paul
Directions
Annapolis to Delaware north to home
Standard status
Active
APN
122823440011
Size
2,331 SF
Lot size
0.16 Acres
Taxes and HOA fees
Tax Year
2026
Tax Annual Amount
7830
Utilities
Heating system
Forced Air, Hot Water(Heating)
Building Details
Year built
1917
Listing Agency:
RE/MAX Results · RE/MAX International
(651) 552-3600
Listed By:
Adam Dorn - The Dorn Group
(952) 829-2900
Added: Sep 21
Changed: Sep 24
Last Checked: Sep 24 at 10:06AM
MLS# 7142949
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 2,331-square-foot duplex, built in 1917, contains two well-maintained units, each with 2 bedrooms and 1 full bath. Both residences include attached sun-filled porches, while the property also offers a detached 2-car garage and open parking. The upper unit includes a walk-up attic that is currently unfinished.
Both units are leased through August 2027, providing established occupancy across the building. The property sits on a 0.158-acre lot at 779 Delaware Avenue in Saint Paul, within Ramsey County and ZIP Code 55107. Heating is provided by hot water and forced air systems.
Both units are leased through August 2027, providing established occupancy across the building. The property sits on a 0.158-acre lot at 779 Delaware Avenue in Saint Paul, within Ramsey County and ZIP Code 55107. Heating is provided by hot water and forced air systems.
Key Highlights
- Two units, each with 2 bedrooms and 1 full bath
- 2,331 square feet on a 0.158‑acre lot
- Both units leased through August 2027
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
$34,058
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
8.54%
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%
$681,160
$681.2K
Cap Rate 7%
$486,543
$486.5K
Cap Rate 9%
$378,422
$378.4K
Market Conditions
NOI Build-Up for 2,331 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
$51.7K $22.20/SF
− Vacancy
−$3.1K −$1.33/SF
EGI
$48.7K $20.87/SF
− OpEx
−$14.6K −$6.26/SF
NOI
$34.1K $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%
$681,160
Cap Rate 7%
$486,543
Cap Rate 9%
$378,422
Alternative Uses
Best Use
Multifamily LT 5
$486.5K
$425.7K – $567.6K
NOI $34,058 @ 7.0% cap · market cap 8.54%
Second Best
Apartment 5plus
$446.9K
$391.0K – $521.4K
NOI $31,281 @ 7.0% cap · market cap 7.84%
Theoretical Best
Healthcare Medical
$573.6K
$501.9K – $669.2K
NOI $40,154 @ 7.0% cap · market cap 10.06%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
2
Residential units
100%
Occupancy
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
351
Businesses Nearby
Explore this area
Business Placement
Demographics for 55107, MN
15,383
Population
6,063
Households
2.5
Avg Household Size
34
Median Age
31%
College-Educated
89%
High-School Grad
4.1 sq mi
ZIP Area
3,752
Density / Sq Mi
$78,125
Median Household Income
$46,197
Median Earnings
$1,335
Median Rent
$259,900
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Multifamily in Midwest region
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Frequently Asked Questions
What type of property is this?
Duplex - Fully occupied property with two-bedroom units, enclosed porches, and a detached two-car garage.
Where is this duplex located?
The property is located at 779 Delaware Avenue Saint Paul, MN.
What is the asking price?
The asking price for this property is $399,000.
What are key features of this property?
This property features: Two units, each with 2 bedrooms and 1 full bath; 2,331 square feet on a 0.158‑acre lot; Both units leased through August 2027
