St. Paul › Como Park

1062 Front Ave

Duplex · 2 units: 2 bed / 1 bath ×2 unit split estimated · 2,154 sq ft

Saint Paul, MN · Como Park · View the listing ↗

Far off

37 photos

Photos courtesy of RE/MAX Results, via Realtor.com.

Asking price: $405,000
Monthly cash flow: −$919
Estimated rent: $3,050/mo
Break-even price: $232,279

Adjust the numbers See the full breakdown

First look

This is a 1895 up/down duplex in Como Park asking $405K, and our numbers don't work at that price. At 20% down it loses about $919 a month with a 3.7% cap rate, and break-even is near $232K. The description gives no rents, no lease terms, no systems or roof info, and calls it 'cash flowing' without a single figure to back that up. The seller bought only in June 2026 and is already selling, and the owner is homesteaded, so this may be an owner-occupant sale, not an investor one. Before a showing, get the rent roll, leases, utility bills and rental license status. Without real rents far above our $1,525 per unit estimate, it's not worth pursuing near this price.

Things to consider

Price is far above what the rents support The model shows a monthly loss near $919 at the ask, and break-even is about $173K lower. You'd need much higher rents or a big price cut.
Rents are unknown The listing gives no actual rents. Our estimate is about $1,525 per unit, and St. Paul's rent cap limits increases on sitting tenants.
Taxes will rise for an investor The seller's homestead tax is lower than what you'll pay as a non-homestead owner, which cuts into income.
Quick resale after June 2026 purchase A recent trade with no price shown makes it hard to judge the seller's basis. Ask why they're selling.
Old building, unknown systems An 1895 house can need costly work on foundation, wiring or heating. Budget for an inspection.

From the photos

Based on 10 of the listing photos. Photos can hide as much as they show; an inspection is the real answer.

AI-assisted first read of the listing description and photos (Claude), checked against public records. Every rent and repair above quotes the listing; verify with the agent, leases and an inspection.

The numbers

Edit rents, costs and assumptions

Default: 20% down (no PMI), offer at asking, self-managed, 7.00% for 30 years, buyer pays closing costs (3%).

The deal

Price: $405,000
Cash to close: $93,150
Price per unit: $202,500
GRM: 11.1

Each month

Cash flow: −$919/mo
Cash-on-cash: −11.8%
Cap rate: 3.7%
DSCR: 0.57×

Break-even

Price that breaks even: $232,279
Rent that breaks even: $4,244/mo

Long run

Year 30: property vs stocks: $942K vs $1.35M
Cash flow turns positive: year 24

Monthly

Monthly breakdown

Rent	$3,050
Vacancy (6%)	−$183
Collected	$2,867
Property tax Estimate	−$668
Insurance Estimate	−$214
Water, sewer, trash Estimate	−$170
Lawn care ($120 × 6 mo ÷ 12)	−$60
Repairs (8% of rent)	−$244
Capital reserve (9% of rent)	−$274
Net operating income	$1,236
Mortgage (principal + interest)	−$2,156
Cash flow	−$919
Principal paid down (equity, not cash)	$274

Cash flow each year

Rents +3%/yr (St. Paul's cap for sitting tenants), costs +3.5%/yr. Red bars are months you'd cover out of pocket.

30 years

How those totals add up

If you buy this building$942,340

Your equity when you sell: $924,059
Rental profits, invested at 7%: $18,281

Same money in stocks$1,350,160

Cash to close, invested at 7%: $709,082
Monthly shortfalls, invested: $641,079

Stocks come out $407,820 ahead after 30 years.

Future dollars. At 3% inflation, divide year-30 figures by about 2.4 for today's buying power. Rental profits are assumed invested, not spent.

30 years: this property vs. the same money in stocks

This propertyStocks at 7%

Year 30 (loan paid off): property $942K, stocks $1.35M. Stocks win.

Comparable rentals

The closest rental listings with each unit's bedroom count, as of 2026-10-06. The estimate is the median asking rent of every rental we found nearby (the count is shown for each); houses are left out. Asking rents from Realtor.com rental listings, not signed leases.

2 bed estimate $1,525/mo · range $1,300–$1,850 · 8 rentals within 0.75 mi

Address	Rent	Bd / Ba	Sq ft	Distance	Listed	Type
1270 Seminary Ave, Saint Paul	$1,500	2 / 1	—	0.6 mi	2026-09-26	Apartment
1370 Carling Dr, Saint Paul	$2,106	2 / 1.5	1,152	0.6 mi	2024-06-11	Apartment
1351 Carling Dr, Saint Paul	$1,763	2 / 1	898	0.6 mi	2024-04-12	Apartment
837 Como Ave, Saint Paul	$1,210	2 / 1	690	0.7 mi	2025-01-03	Apartment
805 Como Ave, Saint Paul	$1,199	2 / 1	750	0.7 mi	2025-01-15	Apartment
1010 Lafond Ave Apt 1, Saint Paul	$1,225	2 / 1	750	0.7 mi	2024-07-01	Apartment
761 Como Ave, Saint Paul	$1,369	2 / 1	1,120	0.7 mi	2026-01-18	Apartment
1125 Hamline Ave N, Saint Paul	$1,628	2 / 1	930	0.7 mi	2024-04-12	Apartment

On the maps, this property and comparable rentals. Comparable rentals and rent estimate: Realtor.com rental listings. Rents are asking rents from listings; check them against the actual leases.

Red flags and opportunities

Watch for

high'Cash flowing' claim has no rents or expenses behind it, and our model shows a large monthly loss. Listing says: A cash flowing property in a great St. Paul location · AI review
mediumThe seller is homesteaded, so the current tax bill is lower than what an investor will pay. We use an estimated non-homestead tax instead. Public record: Ramsey County parcel 262923320085: homestead=Y
mediumAsking is $172,721 above the price where cash flow breaks even ($232,279) at the default scenario. Based on: Derived: price $405,000 vs. break-even $232,279
mediumRental license shows an expiry of Aug 2024 and 'Renewal Due'. It may have lapsed. Confirm the license is current before closing. Based on: data: city.rental_license · AI review
mediumProperty is in the 52-day-on-market range with no price cut mentioned, and the ask is far above break-even. Based on: data: underwriting.break_even_price · AI review
mediumBuilt 1895 with no information on foundation, roof, wiring or boiler/furnace age. Based on: data: listing.year_built · AI review
low$432 in special assessments on the payable 2026 tax bill (often street, sewer or code-enforcement charges). Ask what they're for, whether they continue, and whether the seller pays them off at closing. Public record: Ramsey County parcel 262923320085: special assessments (payable 2026) = $432.50
lowChanged hands in Jun 2026; the county record doesn't show a price. Ask what the seller paid and what changed since. Public record: Ramsey County parcel 262923320085: last sale 2026-06-21

Opportunities

Garage, fenced yard and separate entrances are good for tenant appeal and retention. Listing says: Garage parking; fenced yard; separate front and rear entrances. · AI review
Units appear to be in decent shape, so there's little visible rehab need to start. Based on: photo 6 · AI review

Questions for the agent

What are the current rents, lease end dates and security deposits for each unit? Can I see the rent roll and leases?
Which utilities does the owner pay, and what were the last 12 months of bills?
Is the rental license current, and when was the last city inspection?
What are the $432 special assessments for, and will the seller pay them at closing?
What did the seller pay in June 2026, and why sell so soon?
What are the ages of the roof, furnace, water heaters and electrical panel?

Bottom line

Nice-looking Como Park duplex, but at $405K it loses about $919 a month in our model, so it only works at a much lower price or with rents the listing doesn't show. AI-assisted summary

What the records say

Where each number comes from

Property tax / yr Estimateestimate. Seller is homesteaded; an investor pays the non-homestead rate. $382,100 market value × 2.10% (median for non-homestead duplexes/triplexes in the city).	$8,014
Insurance / yr Estimateestimate. from units, square feet and age; get a quote	$2,572
Water, sewer, trash / mo Estimateestimate. $85/unit/mo, owner-paid	$170
Heat / mo Assumptionassumption. tenants pay heat; confirm with the agent	$0
Lawn care / mo Assumptionassumption. $120/mo for 6 months, spread over 12; no snow removal	$60
Repairs / capital reserve Rulerule. built 1895: +1 pt capital reserve	8% / 9%

Price history Realtor.com

On the market since 2026-08-14 (52 days); down $20,000 (4.7%) from the first ask of $425,000; last sold for $342,400 on 2021-11-29.

Date	Event	Price
2026-09-29	Price changed	$405,000
2026-08-24	Price changed	$415,000
2026-08-14	Listed	$425,000
2021-11-29	Sold	$342,400
2021-09-29	Listed	$349,900
2020-03-09	Sold	$305,000
2020-02-20	Listed	$325,000
2018-08-02	Sold	$300,000
2018-06-29	Relisted	$300,000
2018-06-26	Removed	$300,000
2018-06-09	Listed	$300,000

County record Public record

Recorded as	two family dwelling - up/dwn
Living units	2
Year built	1895
Market value (2026)	$382,100
Property tax, payable 2026	$6,950
Special assessments	$432
Homestead	yes
Last sale	2026-06-21

Source: Ramsey County parcel records.

City rental certificate (CofO)

Residential 2 Units: 2 unit(s), B, status renewal due, renews 2024-08-06.

Nearest highway

I 94, about 2013 m away.

Crime in Como Park

434 incidents in the last 12 months (27 per 1,000 residents), −8% vs. the year before. St. Paul police incidents, excluding proactive visits and community events.