Building Details

Year Built 1981

Buildings 1

Listing Agency: Realty Xperts Show Phone

Listed By: Jay Hancock Real Estate Show Phone

Source: Jayhancockrealestate

Added: Jul 25 Changed: Aug 31 Last Checked: Aug 31 at 3:22PM

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Investment Insights

Based on property information with market context.

This side-by-side duplex contains 2,664 square feet and was built in 1981. Each unit offers three bedrooms, two bathrooms, an attached two-car garage, a walkout main level, and in-unit laundry. The property sits on a .45-acre lot with yard space serving both residences.

Located at 8117-19 Pleasant View Court in Mounds View, the duplex is positioned on a low-traffic cul-de-sac within the Mounds View school district. Local parks, walking trails, and highway access are nearby, providing convenient connections for residents.

Key Highlights

• Two‑unit side‑by‑side duplex with 2,664 square feet
• Each unit includes 3 bedrooms and 2 bathrooms
• Attached 2‑car garage for each residence

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

$38,923

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

7.79%

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%

$778,460 $778.5K

Cap Rate 7%

$556,043 $556.0K

Cap Rate 9%

$432,478 $432.5K

Market Conditions

NOI Build-Up for 2,664 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

$59.1K $22.20/SF

− Vacancy

−$3.5K −$1.33/SF

EGI

$55.6K $20.87/SF

− OpEx

−$16.7K −$6.26/SF

NOI

$38.9K $14.61/SF

Area

Ramsey 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%

$778,460

Cap Rate 7%

$556,043

Cap Rate 9%

$432,478

Alternative Uses

Best Use

Multifamily LT 5

$556.0K

$486.5K – $648.7K (±1% cap)

NOI $38,923 @ 7.0% cap · market cap 7.79%

Second Best

Apartment 5plus

$510.7K

$446.9K – $595.8K (±1% cap)

NOI $35,750 @ 7.0% cap · market cap 7.15%

Theoretical Best

Office A

$635.6K

$556.1K – $741.5K (±1% cap)

NOI $44,490 @ 7.0% cap · market cap 8.90%

Zoning and permitted uses should be independently verified with authorities.

Property Analytics

Current Use

Duplexes

Suggested Use

Top Pick Parking Lot & Garage Real Estate Agency Garden Center Furniture & Home Goods Gym & Fitness Center Storage Facility

Score = modeled unmet demand for each use within ~1 mi (higher = bigger opportunity). Zoning and permitted uses should be independently verified with local authorities.

Lease Details

2

Residential units

Yes

Highway access

Yes

Paved road access

Location Intelligence

Trade Area within ½ mile

449

Businesses Nearby

Explore this area Business Placement

Demographics for 55112, MN

46,728

Population

17,956

Households

2.6

Avg Household Size

38

Median Age

48%

College-Educated

95%

High-School Grad

17.5 sq mi

ZIP Area

2,670

Density / Sq Mi

$93,823

Median Household Income

$47,676

Median Earnings

$1,322

Median Rent

$338,800

Median Home Value

Market

Vacancy Rate% for Multifamily in Midwest region

6.5% 2022

7.5% 2023

7.8% 2024

8% 2025

Questions? Ask Rey

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What type of property is this? Where is this duplexes located? What is the asking price? Find similar properties ... What are key features of this property?

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Frequently Asked Questions

What type of property is this?

Duplex - Two residential units feature walkout main levels, in-unit laundry, and attached garages.

Where is this duplex located?

The property is located at 8117-19 Pleasant View Court Mounds View, MN.

What is the asking price?

The asking price for this property is $499,900.

What are key features of this property?

This property features: Two‑unit side‑by‑side duplex with 2,664 square feet; Each unit includes 3 bedrooms and 2 bathrooms; Attached 2‑car garage for each residence