Two-Unit Duplex with
For Sale
$375,000
812 11th St SW, Rochester, MN 55902
Two-level duplex with matching two-bedroom layouts, shared laundry, and a two-car garage near St. Mary’s, Mayo, and downtown.
Property Size1,768 SF
Price / SF$212.10
Days on Market12
Property Features for 812 11th St SW
General Information
Standard status
Active
Size
1,768 SF
Total Parking Spaces
2
Property subtype
Multi-Family
Units
Unit Mix
2 x 2BR/1BA
Multifamily Units
2
Amenities
shared laundry
Building Details
Year Built
1948
Buildings
1
Listing Agency:
Edina Realty, Inc.
Listed By:
Claire Conway Bartels
(507) 273-8390
Source:
Vibemn
Added: Sep 16
Changed: Sep 26
Last Checked: Sep 26 at 12:17PM
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 Edina Realty, Inc.
Investment Insights
Based on property information with market context.
Built in 1948, this duplex contains 1,768 square feet with one residence on each of two levels. Each unit includes two bedrooms, one full bathroom, living and dining areas, and a kitchen. The basement provides shared laundry, while a shared two-car garage serves both residences.
The property is located at 812 11th St SW in Rochester, near St. Mary’s, Mayo, and downtown. Its two-unit configuration supports separate household occupancy within a single building, with common service and garage areas shared between the residences.
The property is located at 812 11th St SW in Rochester, near St. Mary’s, Mayo, and downtown. Its two-unit configuration supports separate household occupancy within a single building, with common service and garage areas shared between the residences.
Key Highlights
- Two‑unit duplex with 1,768 square feet
- Each unit has 2 bedrooms and 1 full bathroom
- Living, dining, and kitchen areas in both units
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
$19,047
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
5.08%
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%
$380,940
$380.9K
Cap Rate 7%
$272,100
$272.1K
Cap Rate 9%
$211,633
$211.6K
Market Conditions
NOI Build-Up for 1,768 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
$28.6K $16.20/SF
− Vacancy
−$1.4K −$0.81/SF
EGI
$27.2K $15.39/SF
− OpEx
−$8.2K −$4.62/SF
NOI
$19.0K $10.77/SF
Area
Rochester, MN
Vacancy
5.00%
Lease Rate
$16.20 /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%
$380,940
Cap Rate 7%
$272,100
Cap Rate 9%
$211,633
Alternative Uses
Best Use
Multifamily LT 5
$272.1K
$238.1K – $317.5K
NOI $19,047 @ 7.0% cap · market cap 5.08%
Second Best
Apartment 5plus
$238.8K
$209.0K – $278.6K
NOI $16,716 @ 7.0% cap · market cap 4.46%
Theoretical Best
Office A
$680.9K
$595.8K – $794.4K
NOI $47,666 @ 7.0% cap · market cap 12.71%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
837
Businesses Nearby
Explore this area
Business Placement
Demographics for 55902, MN
25,878
Population
11,954
Households
2.2
Avg Household Size
40
Median Age
66%
College-Educated
98%
High-School Grad
41.1 sq mi
ZIP Area
630
Density / Sq Mi
$111,879
Median Household Income
$68,869
Median Earnings
$1,580
Median Rent
$430,100
Median Home Value
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Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Multifamily in Midwest region
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Frequently Asked Questions
What type of property is this?
Duplex - Two-level duplex with matching two-bedroom layouts, shared laundry, and a two-car garage near St. Mary’s, Mayo, and downtown.
Where is this duplex located?
The property is located at 812 11th St SW Rochester, MN.
What is the asking price?
The asking price for this property is $375,000.
What are key features of this property?
This property features: Two‑unit duplex with 1,768 square feet; Each unit has 2 bedrooms and 1 full bathroom; Living, dining, and kitchen areas in both units
