Updated Duplex with Detached
For Sale
$203,000
Pending
894 Beech Street, Saint Paul, MN 55106
Two-unit property with renovated main-level living space, separate laundry, outdoor areas, and flexible occupancy options.
Property Size1,310 SF
Days on Market16
Property Features for 894 Beech Street
General Information
Standard status
Pending
Size
1,310 SF
Total Parking Spaces
4
Property subtype
Multi-Family
Units
Unit Mix
1 x 3BR/1BA, 1 x 1BR/1BA
Multifamily Units
2
Amenities
hardwood floors
formal dining room
in-unit laundry
newer deck
private landscaped backyard
Building Details
Year Built
1885
Listing Agency:
Realty Xperts
(612) 916-0245
Listed By:
Jay Hancock Real Estate
(612) 916-0245
Source:
Jayhancockrealestate
Added: Aug 17
Changed: Aug 31
Last Checked: Aug 31 at 2:37PM
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 Realty Xperts
Investment Insights
Based on property information with market context.
This 1,310 SF duplex, built in 1885, contains a three-bedroom, one-bath main-floor residence and a one-bedroom, one-bath upper unit. The main-level home has been renovated, including kitchen cabinetry and flooring completed in 2025. Interior features include hardwood floors, a formal dining room, and in-unit laundry. The property also offers a newer deck, landscaped private yard, a two-car detached garage, and two additional parking spaces.
The upper residence has a long-term occupant, while the renovated main-floor unit will be vacant at closing. A newer roof and boiler were installed in 2020, and lower-level windows were replaced in 2019. The configuration supports continued leasing of both residences or occupancy of one unit while retaining the other for rental use.
The upper residence has a long-term occupant, while the renovated main-floor unit will be vacant at closing. A newer roof and boiler were installed in 2020, and lower-level windows were replaced in 2019. The configuration supports continued leasing of both residences or occupancy of one unit while retaining the other for rental use.
Key Highlights
- 1,310 SF duplex with a three‑bedroom main‑floor unit and one‑bedroom upper residence
- Main‑floor kitchen updated with new cabinets and flooring in 2025
- Two‑car detached garage plus two additional parking spaces
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
$17,580
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
8.66%
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%
$351,600
$351.6K
Cap Rate 7%
$251,143
$251.1K
Cap Rate 9%
$195,333
$195.3K
Market Conditions
NOI Build-Up for 1,310 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
$34.1K $26.04/SF
− Vacancy
−$2.1K −$1.64/SF
EGI
$32.0K $24.40/SF
− OpEx
−$14.4K −$10.98/SF
NOI
$17.6K $13.42/SF
Area
Dakota County, MN
Vacancy
6.30%
Lease Rate
$26.04 /SF/Yr
Expense Ratio
45.00%
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%
$351,600
Cap Rate 7%
$251,143
Cap Rate 9%
$195,333
Alternative Uses
Best Use
Multifamily LT 5
$273.4K
$239.3K – $319.0K
NOI $19,140 @ 7.0% cap · market cap 9.43%
Second Best
Apartment 5plus
$251.1K
$219.8K – $293.0K
NOI $17,580 @ 7.0% cap · market cap 8.66%
Theoretical Best
Healthcare Medical
$322.4K
$282.1K – $376.1K
NOI $22,566 @ 7.0% cap · market cap 11.12%
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
805
Businesses Nearby
Explore this area
Business Placement
Demographics for 55106, MN
60,327
Population
19,974
Households
3
Avg Household Size
30
Median Age
23%
College-Educated
82%
High-School Grad
9.4 sq mi
ZIP Area
6,418
Density / Sq Mi
$68,601
Median Household Income
$39,834
Median Earnings
$1,230
Median Rent
$233,000
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 - Two-unit property with renovated main-level living space, separate laundry, outdoor areas, and flexible occupancy options.
Where is this duplex located?
The property is located at 894 Beech Street Saint Paul, MN.
What is the asking price?
The asking price for this property is $203,000.
What are key features of this property?
This property features: 1,310 SF duplex with a three‑bedroom main‑floor unit and one‑bedroom upper residence; Main‑floor kitchen updated with new cabinets and flooring in 2025; Two‑car detached garage plus two additional parking spaces
