Side-by-Side
New
For Sale
$400,000
849 11 1/2 St SW, Rochester, MN 55902
Two-bedroom units include separate entrances, basements, and access to a shared two-car garage.
Property Size1,560 SF
Price / SF$256.41
Days on Market3
Property Features for 849 11 1/2 St SW
General Information
Standard status
Active
Size
1,560 SF
Total Parking Spaces
2
Property subtype
Multi-Family
Additional Details
Multifamily Units
2
Building Details
Year Built
1958
Listing Agency:
Edina Realty, Inc.
Listed By:
Claire Conway Bartels
(507) 273-8390
Source:
Vibemn
Added: Sep 13
Last Checked: Sep 14 at 3:32PM
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 1958, this side-by-side duplex offers two separate residences with one-level living. Each unit includes two bedrooms, one full bathroom, a kitchen, living room, and basement. Separate entrances support distinct access for each residence, while the property also provides a shared two-car garage.
The rental certificate is current. One unit is rented, and the second is pending occupancy. The property is located a short distance from St. Mary’s, Mayo, and downtown Rochester, providing proximity to three established local destinations.
The rental certificate is current. One unit is rented, and the second is pending occupancy. The property is located a short distance from St. Mary’s, Mayo, and downtown Rochester, providing proximity to three established local destinations.
Key Highlights
- Two side‑by‑side units, each with 2 bedrooms and 1 full bath
- Separate entrances for both residences
- Each unit includes a kitchen, living room, and basement
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
$16,806
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
4.20%
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%
$336,120
$336.1K
Cap Rate 7%
$240,086
$240.1K
Cap Rate 9%
$186,733
$186.7K
Market Conditions
NOI Build-Up for 1,560 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
$25.3K $16.20/SF
− Vacancy
−$1.3K −$0.81/SF
EGI
$24.0K $15.39/SF
− OpEx
−$7.2K −$4.62/SF
NOI
$16.8K $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%
$336,120
Cap Rate 7%
$240,086
Cap Rate 9%
$186,733
Alternative Uses
Best Use
Multifamily LT 5
$240.1K
$210.1K – $280.1K
NOI $16,806 @ 7.0% cap · market cap 4.20%
Second Best
Apartment 5plus
$210.7K
$184.4K – $245.8K
NOI $14,749 @ 7.0% cap · market cap 3.69%
Theoretical Best
Office A
$600.8K
$525.7K – $701.0K
NOI $42,059 @ 7.0% cap · market cap 10.51%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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
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-bedroom units include separate entrances, basements, and access to a shared two-car garage.
Where is this duplex located?
The property is located at 849 11 1/2 St SW Rochester, MN.
What is the asking price?
The asking price for this property is $400,000.
What are key features of this property?
This property features: Two side‑by‑side units, each with 2 bedrooms and 1 full bath; Separate entrances for both residences; Each unit includes a kitchen, living room, and basement
