Two-Unit Corridor 4
For Sale
$719,000
836 Thornton St SE, Minneapolis, MN 55414
Two-unit residential property near the University of Minnesota with a five-bedroom layout and Corridor 4 zoning.
Property Size3,108 SF
Lot Size0.12 Acres
Price / SF$231.34
Days on Market22
Property Features for 836 Thornton St SE
General Information
Standard status
Active
Size
3,108 SF
Lot size
0.12 Acres
Property subtype
Multi-Family
Zoning
Corridor 4
Additional Details
Multifamily Units
2
Building Details
Year Built
1900
Listing Agency:
Coldwell Banker Realty - Lakes
(952) 934-5400
Listed By:
Mike Wilen
Source:
Bradadamrealty
Added: Aug 11
Changed: Aug 28
Last Checked: Aug 30 at 8:43PM
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 Coldwell Banker Realty - Lakes
Investment Insights
Based on property information with market context.
836 Thornton St is a two-unit residential property in Minneapolis near the University of Minnesota. Built in 1900, the building contains 2,590 square feet of living space arranged across five bedrooms and two bathrooms. The duplex configuration provides separate residential units within one building, with the bedroom and bathroom count supporting a substantial overall layout.
The property occupies a 0.12-acre lot and carries Corridor 4 zoning. Its Southeast Minneapolis setting places it near the University of Minnesota and within an urban neighborhood context. The address is 836 Thornton St, Minneapolis, MN 55414.
The property occupies a 0.12-acre lot and carries Corridor 4 zoning. Its Southeast Minneapolis setting places it near the University of Minnesota and within an urban neighborhood context. The address is 836 Thornton St, Minneapolis, MN 55414.
Key Highlights
- Two‑unit duplex with 2,590 square feet of living space
- Five bedrooms and two bathrooms
- 0.12‑acre lot
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
$45,410
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
6.32%
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%
$908,200
$908.2K
Cap Rate 7%
$648,714
$648.7K
Cap Rate 9%
$504,556
$504.6K
Market Conditions
NOI Build-Up for 3,108 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
$69.0K $22.20/SF
− Vacancy
−$4.1K −$1.33/SF
EGI
$64.9K $20.87/SF
− OpEx
−$19.5K −$6.26/SF
NOI
$45.4K $14.61/SF
Area
Minneapolis, 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%
$908,200
Cap Rate 7%
$648,714
Cap Rate 9%
$504,556
Alternative Uses
Best Use
Multifamily LT 5
$648.7K
$567.6K – $756.8K
NOI $45,410 @ 7.0% cap · market cap 6.32%
Second Best
Apartment 5plus
$595.8K
$521.4K – $695.1K
NOI $41,708 @ 7.0% cap · market cap 5.80%
Theoretical Best
Office A
$741.5K
$648.8K – $865.1K
NOI $51,905 @ 7.0% cap · market cap 7.22%
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
2,350
Businesses Nearby
Explore this area
Business Placement
Demographics for 55414, MN
36,600
Population
15,541
Households
2.4
Avg Household Size
26
Median Age
68%
College-Educated
93%
High-School Grad
3.1 sq mi
ZIP Area
11,806
Density / Sq Mi
$47,004
Median Household Income
$18,386
Median Earnings
$1,368
Median Rent
$454,200
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-unit residential property near the University of Minnesota with a five-bedroom layout and Corridor 4 zoning.
Where is this duplex located?
The property is located at 836 Thornton St SE Minneapolis, MN.
What is the asking price?
The asking price for this property is $719,000.
What are key features of this property?
This property features: Two‑unit duplex with 2,590 square feet of living space; Five bedrooms and two bathrooms; 0.12‑acre lot
