Duplex with Private Decks and Fenced
For Sale
$419,900
8446 Sumter Circle N, Brooklyn Park, MN 55445
MULTI_FAMILY - Brooklyn Park, MN
Property Size1,972 SF
Lot Size0.30 Acres
Price / SF$212.93
Days on Market102
Property Features for 8446 Sumter Circle N
General Information
Property type
Residential Multi Family
Property subtype
Other
Zoning description
Residential-Multi-Family
Bedrooms
4
Bathrooms
2
Full bathrooms
2
Rooms
Bathroom 2, Bedroom 1, Basement, Bathroom 1, Bedroom 4, Bedroom 2, Bedroom 3
Parking features
Garage - Attached, Driveway
Exterior features
Brick/Stone, Fiber Board
Fencing
Chain Link
Subdivision
College Park
Lot features
Tree Coverage - Medium
High school district
Osseo
Directions
85th to Sumter Ave, south to Sumter Cir
Standard status
Active
APN
2011921220039
Size
1,972 SF
Lot size
0.30 Acres
Taxes and HOA fees
Tax Year
2025
Tax Annual Amount
6081
Utilities
Heating system
Forced Air
Amenities
fenced yard
private decks
fireplace
Building Details
Year built
1978
Building materials
Frame
Listing Agency:
Keller Williams Classic Realty · Keller Williams Realty
(763) 746-4900
Listed By:
Joel D. Friday · License #20538434
(763) 746-4900
Added: May 5
Changed: Aug 13
Last Checked: Aug 14 at 11:06AM
MLS# 7063939
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 duplex offers two income-producing units with separate private decks and fireplaces in each side. The property includes a basement and multiple bedrooms and bathrooms across the two units, with forced-air heating. Exterior features include brick/stone and fiber board construction materials, with chain-link fencing providing an enclosed yard.
Occupancy is described as one unit on a term lease and the other with a long-term tenant on a month-to-month agreement. The right unit was refreshed last fall with new paint, an updated bathroom, and updated flooring. The left unit has new flooring in the lower level. Parking includes an attached garage and a driveway.
Built in 1978 on a 0.3-acre lot, the property is framed construction with attached garage parking and enclosed outdoor space, supporting both investor and owner-occupant use.
Occupancy is described as one unit on a term lease and the other with a long-term tenant on a month-to-month agreement. The right unit was refreshed last fall with new paint, an updated bathroom, and updated flooring. The left unit has new flooring in the lower level. Parking includes an attached garage and a driveway.
Built in 1978 on a 0.3-acre lot, the property is framed construction with attached garage parking and enclosed outdoor space, supporting both investor and owner-occupant use.
Key Highlights
- Private decks on each unit
- Fireplace in each side
- Right unit refreshed last fall with new paint, updated bathroom, updated flooring
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
$25,555
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
6.09%
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%
$511,100
$511.1K
Cap Rate 7%
$365,071
$365.1K
Cap Rate 9%
$283,944
$283.9K
Market Conditions
NOI Build-Up for 1,972 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
$39.0K $19.80/SF
− Vacancy
−$2.5K −$1.29/SF
EGI
$36.5K $18.51/SF
− OpEx
−$11.0K −$5.55/SF
NOI
$25.6K $12.96/SF
Area
Hennepin County, MN
Vacancy
6.50%
Lease Rate
$19.80 /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%
$511,100
Cap Rate 7%
$365,071
Cap Rate 9%
$283,944
Alternative Uses
Best Use
Multifamily LT 5
$365.1K
$319.4K – $425.9K
NOI $25,555 @ 7.0% cap · market cap 6.09%
Second Best
Apartment 5plus
$329.3K
$288.1K – $384.2K
NOI $23,049 @ 7.0% cap · market cap 5.49%
Theoretical Best
Office A
$470.5K
$411.7K – $548.9K
NOI $32,933 @ 7.0% cap · market cap 7.84%
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
447
Businesses Nearby
Explore this area
Business Placement
Demographics for 55445, MN
13,865
Population
4,793
Households
2.9
Avg Household Size
35
Median Age
38%
College-Educated
91%
High-School Grad
7.8 sq mi
ZIP Area
1,778
Density / Sq Mi
$103,227
Median Household Income
$57,417
Median Earnings
$2,053
Median Rent
$311,000
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 - 1978-built duplex with private decks, fireplaces in each unit, and a fenced yard for tenant privacy.
Where is this duplex located?
The property is located at 8446 Sumter Circle N Brooklyn Park, MN.
What is the asking price?
The asking price for this property is $419,900.
What are key features of this property?
This property features: Private decks on each unit; Fireplace in each side; Right unit refreshed last fall with new paint, updated bathroom, updated flooring
