Listed by KW Commercial Woodbury - East Suburban
$420,000
1394 White Bear Avenue
Details
APN 23-29-22-32-0083
Property Type Mixed Use
Square Footage 4,200
Units 5
Cap Rate 7.69%
NOI $32,315
Occupancy 100%
Tenancy Multi
Pro-Forma Cap Rate 9.75%
Pro-Forma NOI $40,931
Year Built 1962
Lot Size (SqFt) 4,958
Zoning B2 Community Business
Parking Spaces 4 spaces
Parking per 1,000 SqFt 0.95
Investment Type Value Add
Ground Lease No
Mixed Use | 7.69% CAP | 4,200 SqFt
Marketing description
1394 White Bear Avenue is a fully-occupied, 4,958 SF mixed-use building generating a 7.69% in-place cap rate with a debt coverage ratio of 1.27x at current rents — cash flow positive from day one. The five-unit asset comprises one ground-floor commercial suite, two 1-bedroom/1-bath apartments, and two 2-bedroom/2-bath apartments, all currently occupied on month-to-month or near-term leases. Built in 1962 and zoned B2 Community Business, the property offers a clear and executable path to a 9.75% market cap rate through residential rent normalization alone, with no construction required.
Investment highlights
- Rental Upside: Ability to increase rents over time, particularly with month-to-month tenants in place
- Value-Add Opportunity: Scope to further upgrade units beyond cosmetic improvements to drive higher returns
- Commercial Income Growth: Potential to reposition or re-lease the commercial space at a higher rate
- Lease Optimization: Convert short-term leases into longer-term agreements for improved income stability
- Expense Efficiency: Newer heating system and updated electrical reduce near-term maintenance costs
- Future Appreciation: Located in St. Paul, supporting long-term capital growth potential
- Portfolio Diversification: Mixed-use setup spreads risk across both residential and commercial tenants
- Repositioning Strategy: Opportunity to modernize remaining older components (roof, water heaters) to enhance asset value
Listing Contacts
Listed by KW Commercial Woodbury - East Suburban
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Loan Amount
$0.00
Annual Debt Service
$--
$--
Annual Cash Flow
$32,315.00
$2,692.92/mo
Valuation Metrics
0
DSCR
7.69%
Cap Rate
7.69%
ROI
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