Duplex with Separate
For Sale
$579,900
Pending
997 Saint Clair Avenue, Saint Paul, MN 55105
Residential Income, Saint Paul, MN
Property Size3,224 SF
Lot Size0.14 Acres
Days on Market56
Property Features for 997 Saint Clair Avenue
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Zoning description
Residential-Multi-Family
Bedrooms
4
Bathrooms
3
Full bathrooms
3
Rooms
Bathroom 2, Bedroom 3, Bathroom 3, Bathroom 1, Bedroom 2, Bedroom 4, Basement, Bedroom 1
Parking features
Garage - Detached, Open
Exterior features
Stucco
Fencing
Privacy
Subdivision
Bryants Park Add
High school district
St. Paul
Directions
Lexington Ave, East on St. Clair
Standard status
Pending
APN
022823330080
Size
3,224 SF
Lot size
0.14 Acres
Taxes and HOA fees
Tax Year
2026
Tax Annual Amount
12958
Utilities
Heating system
Hot Water(Heating), Oil
Building Details
Year built
1925
Building materials
Block, Concrete, Frame
Roof type
Shingle
Listing Agency:
Keller Williams Select Realty · Keller Williams Realty
(952) 431-5100
Listed By:
Travis Brian Anderson
(952) 431-5100
Added: Jul 3
Changed: Aug 22
Last Checked: Aug 27 at 11:06PM
MLS# 7103385
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.
Built in 1925, this duplex contains 3224 square feet on a 0.138-acre lot. The two units are configured as near mirrors, with hardwood floors, original woodwork, stucco siding, and updated kitchens and bathrooms. Separate utilities support straightforward management, while a detached garage and open parking provide on-site parking options.
The main-level unit includes an additional den, and the basement contains a large studio space that could support a future apartment or short-term rental, subject to buyer verification of applicable regulations. The property is located at 997 Saint Clair Avenue in Saint Paul, near Grand Avenue shops, restaurants, coffee houses, and parks. Both units have a documented rental history.
The main-level unit includes an additional den, and the basement contains a large studio space that could support a future apartment or short-term rental, subject to buyer verification of applicable regulations. The property is located at 997 Saint Clair Avenue in Saint Paul, near Grand Avenue shops, restaurants, coffee houses, and parks. Both units have a documented rental history.
Key Highlights
- 3224 square feet on a 0.138‑acre lot
- Two near‑mirror residential units with separate utilities
- Updated kitchens and bathrooms, hardwood floors, original woodwork, and stucco siding
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
$47,105
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
8.12%
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%
$942,100
$942.1K
Cap Rate 7%
$672,929
$672.9K
Cap Rate 9%
$523,389
$523.4K
Market Conditions
NOI Build-Up for 3,224 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
$71.6K $22.20/SF
− Vacancy
−$4.3K −$1.33/SF
EGI
$67.3K $20.87/SF
− OpEx
−$20.2K −$6.26/SF
NOI
$47.1K $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%
$942,100
Cap Rate 7%
$672,929
Cap Rate 9%
$523,389
Alternative Uses
Best Use
Multifamily LT 5
$672.9K
$588.8K – $785.1K
NOI $47,105 @ 7.0% cap · market cap 8.12%
Second Best
Apartment 5plus
$618.1K
$540.8K – $721.1K
NOI $43,265 @ 7.0% cap · market cap 7.46%
Theoretical Best
Healthcare Medical
$793.4K
$694.2K – $925.6K
NOI $55,537 @ 7.0% cap · market cap 9.58%
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
1,173
Businesses Nearby
Explore this area
Business Placement
Demographics for 55105, MN
28,812
Population
12,045
Households
2.4
Avg Household Size
33
Median Age
78%
College-Educated
99%
High-School Grad
3.5 sq mi
ZIP Area
8,232
Density / Sq Mi
$108,200
Median Household Income
$51,131
Median Earnings
$1,240
Median Rent
$453,300
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 near-mirror units offer updated kitchens and bathrooms, hardwood floors, and a basement studio space.
Where is this duplex located?
The property is located at 997 Saint Clair Avenue Saint Paul, MN.
What is the asking price?
The asking price for this property is $579,900.
What are key features of this property?
This property features: 3224 square feet on a 0.138‑acre lot; Two near‑mirror residential units with separate utilities; Updated kitchens and bathrooms, hardwood floors, original woodwork, and stucco siding
