Downtown St. Paul Condo with
For Sale
$125,000
78 10th Street E #3108 Saint, Saint Paul, MN 55101
One-bedroom condo with city views and flexible living space.
Property Size626 SF
Price / SF$199.68
Days on Market363
Property Features for 78 10th Street E #3108 Saint
General Information
Standard status
Active
Size
626 SF
Property subtype
Condominium
Amenities
Forced Air
Central Air
Dishwasher
Microwave
Refrigerator
Stainless Steel Appliances
Range
Deck
Building Details
Building Size
626 SF
Year Built
1987
Listing Agency:
Woodbury - East Suburban
(612) 221-4398
Listed By:
Daniel Duddingston · License #40561559
(612) 221-4398
Source:
Kw
Added: Aug 16, 2025
Changed: Aug 10
Last Checked: Aug 12 at 12:35PM
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 Woodbury - East Suburban
Investment Insights
Based on property information with market context.
This one-bedroom condominium is located in downtown St. Paul, offering views of the city's architecture and the Minneapolis skyline. The unit has been recently painted and includes a new dishwasher. A custom-built Murphy bed with an integrated desk, cabinetry, and shelving provides flexible living space. The building offers amenities such as a fitness center, heated indoor pool, rooftop deck, sauna, community grill, and security. The residence includes deeded parking and a private storage unit. Pedro Park, currently under construction, will bring gardens, gathering areas, a pavilion, splash pad, playground, and a dog run to the area.
Key Highlights
- Sweeping, postcard‑worthy views of St. Paul architecture and the Minneapolis skyline.
- Custom‑built Murphy bed with integrated desk, cabinetry, and shelving provides flexible living space.
- Extensive building amenities including a fitness center, heated indoor pool, rooftop deck, and sauna.
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
$8,401
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
6.72%
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%
$168,020
$168.0K
Cap Rate 7%
$120,014
$120.0K
Cap Rate 9%
$93,344
$93.3K
Market Conditions
NOI Build-Up for 626 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
$16.3K $26.04/SF
− Vacancy
−$1.0K −$1.64/SF
EGI
$15.3K $24.40/SF
− OpEx
−$6.9K −$10.98/SF
NOI
$8.4K $13.42/SF
Area
Dakota County, MN
Vacancy
6.30%
Lease Rate
$26.04 /SF/Yr
Expense Ratio
45.00%
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%
$168,020
Cap Rate 7%
$120,014
Cap Rate 9%
$93,344
Alternative Uses
Best Use
Apartment 5plus
$120.0K
$105.0K – $140.0K
NOI $8,401 @ 7.0% cap · market cap 6.72%
Second Best
—
—
no second resolved use
Theoretical Best
Healthcare Medical
$154.0K
$134.8K – $179.7K
NOI $10,783 @ 7.0% cap · market cap 8.63%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,146
Businesses Nearby
Explore this area
Business Placement
Demographics for 55101, MN
7,788
Population
5,651
Households
1.4
Avg Household Size
38
Median Age
57%
College-Educated
96%
High-School Grad
0.8 sq mi
ZIP Area
9,735
Density / Sq Mi
$72,703
Median Household Income
$56,947
Median Earnings
$1,573
Median Rent
$252,700
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?
Apartment building - One-bedroom condo with city views and flexible living space.
Where is this apartment building located?
The property is located at 78 10th Street E #3108 Saint Saint Paul, MN.
What is the asking price?
The asking price for this property is $125,000.
What are key features of this property?
This property features: Sweeping, postcard‑worthy views of St. Paul architecture and the Minneapolis skyline.; Custom‑built Murphy bed with integrated desk, cabinetry, and shelving provides flexible living space.; Extensive building amenities including a fitness center, heated indoor pool, rooftop deck, and sauna.
