Renovated Two-Unit
New
For Sale
$203,000
894 Beech Street, Saint Paul, MN 55106
Residential Income, Saint Paul, MN
Property Size1,310 SF
Lot Size0.11 Acres
Price / SF$154.96
Days on Market4
Property Features for 894 Beech Street
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Zoning description
Residential-Multi-Family
Bedrooms
4
Bathrooms
2
Full bathrooms
2
Rooms
Bedroom 2, Basement, Bathroom 2, Bedroom 3, Bathroom 1, Bedroom 1, Bedroom 4
Parking features
Garage - Detached
Exterior features
Shakes
Fencing
Privacy, Chain Link
Subdivision
Robert P Lewis Sub B106 Lyman
Lot features
Public Transit (w/in 6 blks), Zero Lot Line
High school district
St. Paul
Directions
E. 7th Street to Beech, east to property at Beech and Mendota Street.
Standard status
Active
APN
332922220033
Size
1,310 SF
Lot size
0.11 Acres
Taxes and HOA fees
Tax Year
2026
Tax Annual Amount
4646
Utilities
Heating system
Hot Water(Heating), Forced Air
Amenities
hardwood floors
formal dining room
in-unit laundry
newer deck
private landscaped backyard
Building Details
Year built
1885
Roof type
Metal, Shingle
Listing Agency:
LaBelle Real Estate Group Inc
(651) 705-0166
Listed By:
Crush Real Estate Group - Jennifer A. Tillges
(651) 705-0166
Added: Aug 16
Changed: Aug 19
Last Checked: Aug 19 at 5:06PM
MLS# 7121139
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 two-unit duplex includes a main-floor residence with three bedrooms and one full bath, plus an upper-level apartment with one bedroom and one bath. The main-floor unit received a kitchen renovation in 2025, including new cabinets and flooring. Other property features include hardwood floors, a formal dining room, in-unit laundry, a newer deck, a landscaped backyard, a detached garage, and additional off-street parking.
The property at 894 Beech Street in Saint Paul’s Dayton’s Bluff area is configured for separate residential occupancy. The upper apartment has been occupied by the same tenant for more than 15 years, while the renovated main-floor unit will be vacant at closing. Building improvements include a roof and boiler installed in 2020 and lower-level window replacements completed in 2019.
The property at 894 Beech Street in Saint Paul’s Dayton’s Bluff area is configured for separate residential occupancy. The upper apartment has been occupied by the same tenant for more than 15 years, while the renovated main-floor unit will be vacant at closing. Building improvements include a roof and boiler installed in 2020 and lower-level window replacements completed in 2019.
Key Highlights
- Two‑unit duplex with 3‑bedroom main‑floor and 1‑bedroom upper‑level residences
- Main‑floor kitchen renovated in 2025 with new cabinets and flooring
- 1,310 square feet on a 0.112‑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
$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
Single-tenant
Tenancy
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-level income property with a renovated main-floor residence, detached garage, private yard, 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: Two‑unit duplex with 3‑bedroom main‑floor and 1‑bedroom upper‑level residences; Main‑floor kitchen renovated in 2025 with new cabinets and flooring; 1,310 square feet on a 0.112‑acre lot
