Updated Duplex with Attached
For Sale
$375,000
Pending
84 Logan Avenue W, West Saint Paul, MN 55118
Residential Income, West Saint Paul, MN
Property Size2,240 SF
Lot Size0.25 Acres
Days on Market48
Property Features for 84 Logan Avenue W
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Zoning description
Residential-Multi-Family
Bedrooms
4
Bathrooms
2
Full bathrooms
2
Rooms
Basement, Bedroom 4, Bedroom 2, Bathroom 2, Bedroom 3, Bedroom 1, Bathroom 1
Parking features
Driveway, Garage - Attached
Exterior features
Fiber Board
Subdivision
Koenkes Add
Lot features
Tree Coverage - Medium
High school district
West St. Paul-Mendota Hts.-Eagan
Directions
North on Robert St. from I494. west on Logan Ave
Standard status
Pending
APN
424285000120
Size
2,240 SF
Lot size
0.25 Acres
Taxes and HOA fees
Tax Year
2026
Tax Annual Amount
5988
Utilities
Heating system
Oil
Amenities
private backyard
Building Details
Year built
1969
Building materials
Concrete
Roof type
Shingle
Listing Agency:
Real Broker, LLC
(855) 450-0442
Listed By:
Adam Tafel
(612) 600-6000
Added: Jul 22
Changed: Sep 6
Last Checked: Sep 7 at 1:06AM
MLS# 7111175
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 1969 duplex contains 2,240 square feet across two residential units, with the upper unit vacant for an owner occupant or incoming tenant. Recent cosmetic improvements complement vinyl windows, a newer boiler, and newer water heaters. The property also includes an attached garage, driveway parking, and a private backyard on a 0.248-acre lot.
Located in West Saint Paul, the property sits on a residential block within blocks of Robert Street shopping and convenience services. Split utilities provide separate service arrangements between the units. Exterior construction includes fiber board siding, with concrete construction and a shingle roof.
Located in West Saint Paul, the property sits on a residential block within blocks of Robert Street shopping and convenience services. Split utilities provide separate service arrangements between the units. Exterior construction includes fiber board siding, with concrete construction and a shingle roof.
Key Highlights
- 2,240‑square‑foot duplex built in 1969
- Upper unit is vacant and available for occupancy or a new tenant
- 0.248‑acre lot with private backyard
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
$32,728
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
8.73%
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%
$654,560
$654.6K
Cap Rate 7%
$467,543
$467.5K
Cap Rate 9%
$363,644
$363.6K
Market Conditions
NOI Build-Up for 2,240 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
$49.7K $22.20/SF
− Vacancy
−$3.0K −$1.33/SF
EGI
$46.8K $20.87/SF
− OpEx
−$14.0K −$6.26/SF
NOI
$32.7K $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%
$654,560
Cap Rate 7%
$467,543
Cap Rate 9%
$363,644
Alternative Uses
Best Use
Multifamily LT 5
$467.5K
$409.1K – $545.5K
NOI $32,728 @ 7.0% cap · market cap 8.73%
Second Best
Apartment 5plus
$429.4K
$375.8K – $501.0K
NOI $30,060 @ 7.0% cap · market cap 8.02%
Theoretical Best
Healthcare Medical
$551.2K
$482.3K – $643.1K
NOI $38,586 @ 7.0% cap · market cap 10.29%
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
730
Businesses Nearby
Explore this area
Business Placement
Demographics for 55118, MN
29,106
Population
13,751
Households
2.1
Avg Household Size
43
Median Age
46%
College-Educated
94%
High-School Grad
10.5 sq mi
ZIP Area
2,772
Density / Sq Mi
$85,229
Median Household Income
$53,917
Median Earnings
$1,215
Median Rent
$331,800
Median Home Value
Market
Vacancy Rate% for Multifamily in Midwest region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Duplex - Two-unit property with a vacant upper residence, separate utilities, and private outdoor space.
Where is this duplex located?
The property is located at 84 Logan Avenue W West Saint Paul, 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: 2,240‑square‑foot duplex built in 1969; Upper unit is vacant and available for occupancy or a new tenant; 0.248‑acre lot with private backyard
