John Stiles - Peritus Real Estate

04/15/2026

Most multifamily deals are bought for what they are.

The best ones are bought for what they can become.

This 4-plex in Saint Paul’s West Seventh neighborhood already produces solid income—but the real opportunity is above it.

The unfinished attic (~800 SF with 9 ft ceilings) creates a clear path to add two studio units, with potential to generate:
• ~$14,000 in additional NOI
• ~$200,000 in value (at a 7% cap)
• ~$70K–$100K+ in equity creation
That’s a ~35% increase in NOI through a relatively straightforward value-add strategy.

If you’re an investor looking for upside, this is the kind of deal worth a closer look.
📍 1273 7th St W, Saint Paul
📩 Reach out for the full OM or to schedule a walkthrough
(Buyer to verify zoning, permitting, and feasibility.)
Exclusively offered by Peritus Real Estate

03/20/2026

Who says the 1% rule is dead?

Check out this up/down duplex in Minneapolis with in-place monthly rents at ~1.3% of the asking price.

This is the kind of deal investors are still chasing: long-term tenants, stable income, and clear upside with rents below market. The property also benefits from the Minneapolis 4d program, helping improve cash flow through reduced property taxes.

Located near transit, restaurants, and neighborhood staples like Mercado Central and Ingebretsen’s, it’s well-positioned for consistent tenant demand.

03/03/2026

Now Available – 4-Unit Residential Building in Saint Paul

Excellent opportunity for an owner-occupant or investor looking to add to their portfolio.

✔️ Strong Saint Paul neighborhood
✔️ 4 residential units
✔️ Potential to finish the 3rd story for additional living space and increased value

Whether you're looking to live in one unit and rent the others or expand your investment holdings, this property offers flexibility and upside.

Contact John Stiles with Peritus Real Estate to schedule a private showing.

11/02/2025

As operating costs, interest rates and insurance premiums continue to surge for multifamily properties, in what ways are you adapting your investment or management strategy to mitigate risk in this precarious market?

Apartment owners and managers report more financial stability now than last year, but say there’s lots more uncertainty ahead

10/08/2025

08/26/2025

Coming soon in Saint Paul: 4 unit apartment great for an owner occupant or investor.
Follow for more details.

08/26/2025

Coming soon in Saint Paul: 4 unit apartment for sale.
Stay tuned for more details.

08/26/2025

6 unit apartment inspection.

4 unit apartment still available.

4 unit apartment coming soon.

Contact me for more details so I can help you reach your investment goals!

Listings offered by John Stiles at 1st Select.

08/20/2025

The City of Minneapolis is proposing another increase in rental license fees starting in 2026. A public hearing will be held:
Public Service Center, 250 Fourth St. S., Room 350
Tuesday, Sept. 2, 2025 at 1:30 p.m.
You can also submit comments online: https://minneapolismn.gov/publiccomment
or call 612-673-2080.

We all know costs are rising — and it’s reasonable for the City to cover its operating expenses. But the question landlords should be asking is: are the City’s costs increasing at the same rate as these fees?

Our analysis of Tier 1 rental license fees (for landlords who maintain their buildings well and take care of tenants) shows:
Fees for a 20-unit building will rise from $182 in 2012 to $407 in 2026 — more than double.

A 100-unit building will go from $582 to $1,367.
On average, license fees have increased by ~6% per year since 2012, compared to ~2% annual rent growth in Minneapolis (CoStar).

I was curious how these increases added up over time so I developed the charts below:
1) License fees in $ for 4, 20, 50, and 100 unit property examples (2012–2026).
2) Average annual increases for fees vs rents.
3) Cumulative growth since 2012 — comparing fees to Minneapolis rents.

Meanwhile, Tier 2 and 3 license fees (for properties with poor conditions or rule violations) are significantly higher, intentionally penalizing bad actors and incentivizing good management. This makes the rapid rise in Tier 1 fees — the category for responsible landlords — even more concerning.

And remember: these charts only reflect license fees. We haven’t even touched on property taxes or insurance increases — that’s another conversation.

If the City is serious about supporting affordable housing, they must also understand the pressures landlords face from rising fees and costs.

Minneapolis landlords: now is the time to make your voice heard. Please submit your comments to the City and join the discussion below.

08/19/2025

Thanks to Josh Sargent for stopping by and supporting our family-owned coffee shop here in Inver Grove Heights!

It was great hearing more about what Josh and his team at Royal Credit Union (RCU) are offering. Did you know RCU pays their bankers on salary rather than commission? That means no points charged on loan origination—just very reasonable flat-rate fees. Their interest rates are also highly competitive.

If you’re thinking about buying in this market, I’d definitely recommend giving Josh a call.