1070 Bradley St
Triplex · 3 units: 2 bed / 1.5 bath ×2 and 1 bed / 1.5 bath unit split estimated · 3,163 sq ft
Saint Paul, MN · Payne – Phalen (Railroad Island) · View the listing ↗
Photos courtesy of Property Executives Realty, LLC - Broke, via Realtor.com.
- Asking price
- $499,000 3 units · $166K per unit
- Monthly cash flow
- −$1,329 at 20% down, 7%
- Break-even price
- $249,213 where cash flow hits $0
First look
This is a vacant 1916 triplex asking $499K, and the numbers don't work at that price. Our underwriting shows about -$1,329/month and a 3.2% cap rate, with break-even near $249K, so the ask is roughly double what the rents support. The rent estimates ($1,075-$1,200 per unit) are the best guide since no rents are stated. The upside is real, with fresh work and a double lot, but much of it looks cosmetic. Check the lapsed rental license, the heating system and the electrical before spending time on a showing. At 95 days on market, a much lower offer is the only version that pencils.
Things to consider
- Price is far above what rents support Underwriting shows negative cash flow and break-even near $249K. You would be paying for a property that can't carry itself.
- Vacant means no rent roll, but also a turnover and lease-up cost You carry costs until units are rented and must price against estimates of $1,075-$1,200.Listing says: “This vacant triplex gives investors the rare advantage of setting market rents from day one”
- Lapsed rental license City inspection or repair requirements may surface when you renew, adding cost or delay.
- Updates look mostly cosmetic Kitchens look dated, so rents likely won't reach the high end without more spending.From photo 6
- Heavy tax bill and assessments Non-homestead tax of about $8,572 plus $3,306 in assessments weighs on net income.
From the photos
Based on 10 of the listing photos. Photos can hide as much as they show; an inspection is the real answer.
Condition and repairs
- doneNew copper boiler linesListing says: New copper boiler lines, steam heat recently serviced, and all radiators flushed
- doneNew water heaterListing says: new water heater
- doneFresh paint interior and exteriorListing says: fresh paint interior/exterior
- doneNew exterior doorsListing says: new exterior doors
- doneNew hall carpetingListing says: new carpeting in halls
- doneRefinished hardwood floors in front of house and stairwayListing says: refinished hardwood floors in front of house & stairway
- doneNew copper water line to streetListing says: new copper water line to street
- doneNew dryer and 2024 washerListing says: new dryer, washer 2024
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
- $499,000
- Cash to close
- $64,870
- Price per unit
- $166,333
- GRM
- 12.0
Each month
- Cash flow
- −$1,942/mo
- Cash-on-cash
- −35.9%
- Cap rate
- 3.2%
- DSCR
- 0.41×
Break-even
- Price that breaks even
- $202,499
- Rent that breaks even
- $5,997/mo
Long run
- Year 30: property vs stocks
- $1.14M vs $2.03M
- Cash flow turns positive
- not within 30 years
The deal
- Price
- $499,000
- Cash to close
- $64,870
- Price per unit
- $166,333
- GRM
- 12.0
Each month
- Cash flow
- −$2,236/mo
- Cash-on-cash
- −41.4%
- Cap rate
- 2.5%
- DSCR
- 0.32×
Break-even
- Price that breaks even
- $157,617
- Rent that breaks even
- $6,738/mo
Long run
- Year 30: property vs stocks
- $1.14M vs $2.49M
- Cash flow turns positive
- not within 30 years
The deal
- Price
- $489,000
- Cash to close
- $63,570
- Price per unit
- $163,000
- GRM
- 11.7
Each month
- Cash flow
- −$1,877/mo
- Cash-on-cash
- −35.4%
- Cap rate
- 3.3%
- DSCR
- 0.41×
Break-even
- Price that breaks even
- $202,499
- Rent that breaks even
- $5,912/mo
Long run
- Year 30: property vs stocks
- $1.12M vs $1.95M
- Cash flow turns positive
- not within 30 years
The deal
- Price
- $489,000
- Cash to close
- $63,570
- Price per unit
- $163,000
- GRM
- 11.7
Each month
- Cash flow
- −$2,171/mo
- Cash-on-cash
- −41.0%
- Cap rate
- 2.5%
- DSCR
- 0.32×
Break-even
- Price that breaks even
- $157,617
- Rent that breaks even
- $6,642/mo
Long run
- Year 30: property vs stocks
- $1.12M vs $2.41M
- Cash flow turns positive
- not within 30 years
The deal
- Price
- $499,000
- Cash to close
- $114,770
- Price per unit
- $166,333
- GRM
- 12.0
Each month
- Cash flow
- −$1,329/mo
- Cash-on-cash
- −13.9%
- Cap rate
- 3.2%
- DSCR
- 0.50×
Break-even
- Price that breaks even
- $249,213
- Rent that breaks even
- $5,202/mo
Long run
- Year 30: property vs stocks
- $1.14M vs $1.95M
- Cash flow turns positive
- not within 30 years
The deal
- Price
- $499,000
- Cash to close
- $114,770
- Price per unit
- $166,333
- GRM
- 12.0
Each month
- Cash flow
- −$1,623/mo
- Cash-on-cash
- −17.0%
- Cap rate
- 2.5%
- DSCR
- 0.39×
Break-even
- Price that breaks even
- $193,977
- Rent that breaks even
- $5,844/mo
Long run
- Year 30: property vs stocks
- $1.14M vs $2.40M
- Cash flow turns positive
- not within 30 years
The deal
- Price
- $489,000
- Cash to close
- $112,470
- Price per unit
- $163,000
- GRM
- 11.7
Each month
- Cash flow
- −$1,276/mo
- Cash-on-cash
- −13.6%
- Cap rate
- 3.3%
- DSCR
- 0.51×
Break-even
- Price that breaks even
- $249,213
- Rent that breaks even
- $5,132/mo
Long run
- Year 30: property vs stocks
- $1.12M vs $1.87M
- Cash flow turns positive
- year 30
The deal
- Price
- $489,000
- Cash to close
- $112,470
- Price per unit
- $163,000
- GRM
- 11.7
Each month
- Cash flow
- −$1,570/mo
- Cash-on-cash
- −16.8%
- Cap rate
- 2.5%
- DSCR
- 0.40×
Break-even
- Price that breaks even
- $193,977
- Rent that breaks even
- $5,766/mo
Long run
- Year 30: property vs stocks
- $1.12M vs $2.32M
- Cash flow turns positive
- not within 30 years
The deal
- Price
- $499,000
- Cash to close
- $139,720
- Price per unit
- $166,333
- GRM
- 12.0
Each month
- Cash flow
- −$1,163/mo
- Cash-on-cash
- −10.0%
- Cap rate
- 3.2%
- DSCR
- 0.53×
Break-even
- Price that breaks even
- $265,827
- Rent that breaks even
- $4,986/mo
Long run
- Year 30: property vs stocks
- $1.14M vs $1.95M
- Cash flow turns positive
- year 28
The deal
- Price
- $499,000
- Cash to close
- $139,720
- Price per unit
- $166,333
- GRM
- 12.0
Each month
- Cash flow
- −$1,457/mo
- Cash-on-cash
- −12.5%
- Cap rate
- 2.5%
- DSCR
- 0.41×
Break-even
- Price that breaks even
- $206,909
- Rent that breaks even
- $5,601/mo
Long run
- Year 30: property vs stocks
- $1.14M vs $2.40M
- Cash flow turns positive
- not within 30 years
The deal
- Price
- $489,000
- Cash to close
- $136,920
- Price per unit
- $163,000
- GRM
- 11.7
Each month
- Cash flow
- −$1,114/mo
- Cash-on-cash
- −9.8%
- Cap rate
- 3.3%
- DSCR
- 0.54×
Break-even
- Price that breaks even
- $265,827
- Rent that breaks even
- $4,921/mo
Long run
- Year 30: property vs stocks
- $1.12M vs $1.88M
- Cash flow turns positive
- year 27
The deal
- Price
- $489,000
- Cash to close
- $136,920
- Price per unit
- $163,000
- GRM
- 11.7
Each month
- Cash flow
- −$1,408/mo
- Cash-on-cash
- −12.3%
- Cap rate
- 2.5%
- DSCR
- 0.42×
Break-even
- Price that breaks even
- $206,909
- Rent that breaks even
- $5,529/mo
Long run
- Year 30: property vs stocks
- $1.12M vs $2.33M
- Cash flow turns positive
- not within 30 years
Monthly
Monthly breakdown
| Rent | $3,475 |
| Vacancy (6%) | −$208 |
| Collected | $3,266 |
| Property tax Public record | −$714 |
| Insurance Estimate | −$320 |
| Water, sewer, trash Estimate | −$255 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$278 |
| Capital reserve (9% of rent) | −$313 |
| Net operating income | $1,326 |
| Mortgage (principal + interest) | −$2,988 |
| PMI | −$281 |
| Cash flow | −$1,942 |
| Principal paid down (equity, not cash) | $380 |
| Rent | $3,475 |
| Vacancy (6%) | −$208 |
| Collected | $3,266 |
| Property tax Public record | −$714 |
| Insurance Estimate | −$320 |
| Water, sewer, trash Estimate | −$255 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$278 |
| Capital reserve (9% of rent) | −$313 |
| Property management | −$294 |
| Net operating income | $1,032 |
| Mortgage (principal + interest) | −$2,988 |
| PMI | −$281 |
| Cash flow | −$2,236 |
| Principal paid down (equity, not cash) | $380 |
| Rent | $3,475 |
| Vacancy (6%) | −$208 |
| Collected | $3,266 |
| Property tax Public record | −$714 |
| Insurance Estimate | −$320 |
| Water, sewer, trash Estimate | −$255 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$278 |
| Capital reserve (9% of rent) | −$313 |
| Net operating income | $1,326 |
| Mortgage (principal + interest) | −$2,928 |
| PMI | −$275 |
| Cash flow | −$1,877 |
| Principal paid down (equity, not cash) | $373 |
| Rent | $3,475 |
| Vacancy (6%) | −$208 |
| Collected | $3,266 |
| Property tax Public record | −$714 |
| Insurance Estimate | −$320 |
| Water, sewer, trash Estimate | −$255 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$278 |
| Capital reserve (9% of rent) | −$313 |
| Property management | −$294 |
| Net operating income | $1,032 |
| Mortgage (principal + interest) | −$2,928 |
| PMI | −$275 |
| Cash flow | −$2,171 |
| Principal paid down (equity, not cash) | $373 |
| Rent | $3,475 |
| Vacancy (6%) | −$208 |
| Collected | $3,266 |
| Property tax Public record | −$714 |
| Insurance Estimate | −$320 |
| Water, sewer, trash Estimate | −$255 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$278 |
| Capital reserve (9% of rent) | −$313 |
| Net operating income | $1,326 |
| Mortgage (principal + interest) | −$2,656 |
| Cash flow | −$1,329 |
| Principal paid down (equity, not cash) | $338 |
| Rent | $3,475 |
| Vacancy (6%) | −$208 |
| Collected | $3,266 |
| Property tax Public record | −$714 |
| Insurance Estimate | −$320 |
| Water, sewer, trash Estimate | −$255 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$278 |
| Capital reserve (9% of rent) | −$313 |
| Property management | −$294 |
| Net operating income | $1,032 |
| Mortgage (principal + interest) | −$2,656 |
| Cash flow | −$1,623 |
| Principal paid down (equity, not cash) | $338 |
| Rent | $3,475 |
| Vacancy (6%) | −$208 |
| Collected | $3,266 |
| Property tax Public record | −$714 |
| Insurance Estimate | −$320 |
| Water, sewer, trash Estimate | −$255 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$278 |
| Capital reserve (9% of rent) | −$313 |
| Net operating income | $1,326 |
| Mortgage (principal + interest) | −$2,603 |
| Cash flow | −$1,276 |
| Principal paid down (equity, not cash) | $331 |
| Rent | $3,475 |
| Vacancy (6%) | −$208 |
| Collected | $3,266 |
| Property tax Public record | −$714 |
| Insurance Estimate | −$320 |
| Water, sewer, trash Estimate | −$255 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$278 |
| Capital reserve (9% of rent) | −$313 |
| Property management | −$294 |
| Net operating income | $1,032 |
| Mortgage (principal + interest) | −$2,603 |
| Cash flow | −$1,570 |
| Principal paid down (equity, not cash) | $331 |
| Rent | $3,475 |
| Vacancy (6%) | −$208 |
| Collected | $3,266 |
| Property tax Public record | −$714 |
| Insurance Estimate | −$320 |
| Water, sewer, trash Estimate | −$255 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$278 |
| Capital reserve (9% of rent) | −$313 |
| Net operating income | $1,326 |
| Mortgage (principal + interest) | −$2,490 |
| Cash flow | −$1,163 |
| Principal paid down (equity, not cash) | $317 |
| Rent | $3,475 |
| Vacancy (6%) | −$208 |
| Collected | $3,266 |
| Property tax Public record | −$714 |
| Insurance Estimate | −$320 |
| Water, sewer, trash Estimate | −$255 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$278 |
| Capital reserve (9% of rent) | −$313 |
| Property management | −$294 |
| Net operating income | $1,032 |
| Mortgage (principal + interest) | −$2,490 |
| Cash flow | −$1,457 |
| Principal paid down (equity, not cash) | $317 |
| Rent | $3,475 |
| Vacancy (6%) | −$208 |
| Collected | $3,266 |
| Property tax Public record | −$714 |
| Insurance Estimate | −$320 |
| Water, sewer, trash Estimate | −$255 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$278 |
| Capital reserve (9% of rent) | −$313 |
| Net operating income | $1,326 |
| Mortgage (principal + interest) | −$2,440 |
| Cash flow | −$1,114 |
| Principal paid down (equity, not cash) | $310 |
| Rent | $3,475 |
| Vacancy (6%) | −$208 |
| Collected | $3,266 |
| Property tax Public record | −$714 |
| Insurance Estimate | −$320 |
| Water, sewer, trash Estimate | −$255 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$278 |
| Capital reserve (9% of rent) | −$313 |
| Property management | −$294 |
| Net operating income | $1,032 |
| Mortgage (principal + interest) | −$2,440 |
| Cash flow | −$1,408 |
| Principal paid down (equity, not cash) | $310 |
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
- Your equity when you sell
- $1,138,532
- Rental profits, invested at 7%
- $0
Sells for $1,211,204 (value up 3% a year), minus 6% selling cost ($72,672). Rent paid down $449,100 of loan.
$0 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $493,807
- Monthly shortfalls, invested
- $1,534,715
$64,870 put into an index fund instead of the down payment and closing costs.
$397,384 you'd have paid in while the building lost money, invested instead.
Stocks come out $889,990 ahead after 30 years.
- Your equity when you sell
- $1,138,532
- Rental profits, invested at 7%
- $0
Sells for $1,211,204 (value up 3% a year), minus 6% selling cost ($72,672). Rent paid down $449,100 of loan.
$0 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $493,807
- Monthly shortfalls, invested
- $1,992,008
$64,870 put into an index fund instead of the down payment and closing costs.
$565,222 you'd have paid in while the building lost money, invested instead.
Stocks come out $1,347,283 ahead after 30 years.
- Your equity when you sell
- $1,115,715
- Rental profits, invested at 7%
- $0
Sells for $1,186,931 (value up 3% a year), minus 6% selling cost ($71,216). Rent paid down $440,100 of loan.
$0 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $483,911
- Monthly shortfalls, invested
- $1,465,102
$63,570 put into an index fund instead of the down payment and closing costs.
$375,558 you'd have paid in while the building lost money, invested instead.
Stocks come out $833,298 ahead after 30 years.
- Your equity when you sell
- $1,115,715
- Rental profits, invested at 7%
- $0
Sells for $1,186,931 (value up 3% a year), minus 6% selling cost ($71,216). Rent paid down $440,100 of loan.
$0 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $483,911
- Monthly shortfalls, invested
- $1,922,395
$63,570 put into an index fund instead of the down payment and closing costs.
$543,396 you'd have paid in while the building lost money, invested instead.
Stocks come out $1,290,591 ahead after 30 years.
- Your equity when you sell
- $1,138,532
- Rental profits, invested at 7%
- $0
Sells for $1,211,204 (value up 3% a year), minus 6% selling cost ($72,672). Rent paid down $399,200 of loan.
$0 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $873,659
- Monthly shortfalls, invested
- $1,071,551
$114,770 put into an index fund instead of the down payment and closing costs.
$264,396 you'd have paid in while the building lost money, invested instead.
Stocks come out $806,677 ahead after 30 years.
- Your equity when you sell
- $1,138,532
- Rental profits, invested at 7%
- $0
Sells for $1,211,204 (value up 3% a year), minus 6% selling cost ($72,672). Rent paid down $399,200 of loan.
$0 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $873,659
- Monthly shortfalls, invested
- $1,528,844
$114,770 put into an index fund instead of the down payment and closing costs.
$432,234 you'd have paid in while the building lost money, invested instead.
Stocks come out $1,263,970 ahead after 30 years.
- Your equity when you sell
- $1,115,715
- Rental profits, invested at 7%
- $524
Sells for $1,186,931 (value up 3% a year), minus 6% selling cost ($71,216). Rent paid down $391,200 of loan.
$524 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $856,150
- Monthly shortfalls, invested
- $1,011,744
$112,470 put into an index fund instead of the down payment and closing costs.
$245,760 you'd have paid in while the building lost money, invested instead.
Stocks come out $751,654 ahead after 30 years.
- Your equity when you sell
- $1,115,715
- Rental profits, invested at 7%
- $0
Sells for $1,186,931 (value up 3% a year), minus 6% selling cost ($71,216). Rent paid down $391,200 of loan.
$0 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $856,150
- Monthly shortfalls, invested
- $1,468,513
$112,470 put into an index fund instead of the down payment and closing costs.
$413,073 you'd have paid in while the building lost money, invested instead.
Stocks come out $1,208,948 ahead after 30 years.
- Your equity when you sell
- $1,138,532
- Rental profits, invested at 7%
- $3,636
Sells for $1,211,204 (value up 3% a year), minus 6% selling cost ($72,672). Rent paid down $374,250 of loan.
$3,489 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $1,063,584
- Monthly shortfalls, invested
- $887,029
$139,720 put into an index fund instead of the down payment and closing costs.
$208,128 you'd have paid in while the building lost money, invested instead.
Stocks come out $808,445 ahead after 30 years.
- Your equity when you sell
- $1,138,532
- Rental profits, invested at 7%
- $0
Sells for $1,211,204 (value up 3% a year), minus 6% selling cost ($72,672). Rent paid down $374,250 of loan.
$0 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $1,063,584
- Monthly shortfalls, invested
- $1,340,686
$139,720 put into an index fund instead of the down payment and closing costs.
$372,476 you'd have paid in while the building lost money, invested instead.
Stocks come out $1,265,738 ahead after 30 years.
- Your equity when you sell
- $1,115,715
- Rental profits, invested at 7%
- $6,003
Sells for $1,186,931 (value up 3% a year), minus 6% selling cost ($71,216). Rent paid down $366,750 of loan.
$5,647 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $1,042,270
- Monthly shortfalls, invested
- $832,836
$136,920 put into an index fund instead of the down payment and closing costs.
$192,322 you'd have paid in while the building lost money, invested instead.
Stocks come out $753,387 ahead after 30 years.
- Your equity when you sell
- $1,115,715
- Rental profits, invested at 7%
- $0
Sells for $1,186,931 (value up 3% a year), minus 6% selling cost ($71,216). Rent paid down $366,750 of loan.
$0 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $1,042,270
- Monthly shortfalls, invested
- $1,284,125
$136,920 put into an index fund instead of the down payment and closing costs.
$354,513 you'd have paid in while the building lost money, invested instead.
Stocks come out $1,210,680 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
Year 30 (loan paid off): property $1.14M, stocks $2.03M. Stocks win.
Year 30 (loan paid off): property $1.14M, stocks $2.49M. Stocks win.
Year 30 (loan paid off): property $1.12M, stocks $1.95M. Stocks win.
Year 30 (loan paid off): property $1.12M, stocks $2.41M. Stocks win.
Year 30 (loan paid off): property $1.14M, stocks $1.95M. Stocks win.
Year 30 (loan paid off): property $1.14M, stocks $2.40M. Stocks win.
Year 30 (loan paid off): property $1.12M, stocks $1.87M. Stocks win.
Year 30 (loan paid off): property $1.12M, stocks $2.32M. Stocks win.
Year 30 (loan paid off): property $1.14M, stocks $1.95M. Stocks win.
Year 30 (loan paid off): property $1.14M, stocks $2.40M. Stocks win.
Year 30 (loan paid off): property $1.12M, stocks $1.88M. Stocks win.
Year 30 (loan paid off): property $1.12M, stocks $2.33M. 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 $1,200/mo · range $1,125–$1,450 · 13 rentals within 0.75 mi
| Address | Rent | Bd / Ba | Distance |
|---|---|---|---|
| 1039-1041 Arkwright St, Saint Paul | $1,445 | 2 / 1 | 0.3 mi |
| 953 Desoto St, Saint Paul | $950 | 2 / 1 | 0.3 mi |
| 904-906 Burr St, Saint Paul | $999 | 2 / 1 | 0.3 mi |
| 1205 Westminster St, Saint Paul | $1,120 | 2 / 1 | 0.5 mi |
| 734 Sims Ave, Saint Paul | $1,695 | 2 / 1 | 0.5 mi |
| 650 Aguirre St, Saint Paul | $1,719 | 2 / 2 | 0.5 mi |
| 1280 Westminster St, Saint Paul | $1,042 | 2 / 1 | 0.5 mi |
| 1337 Arkwright St N Unit 112, Saint Paul | $1,050 | 2 / 1 | 0.6 mi |
| 1337 Arkwright St N Unit 216, Saint Paul | $1,215 | 2 / 1 | 0.6 mi |
| 1337 Arkwright St N Unit 114, Saint Paul | $1,075 | 2 / 1 | 0.6 mi |
1 bed estimate $1,075/mo · range $1,000–$1,125 · 7 rentals within 0.75 mi
| Address | Rent | Bd / Ba | Distance |
|---|---|---|---|
| 556 Jenks Ave E Unit 4, Saint Paul | $1,000 | 1 / 1 | 0.2 mi |
| 1205 Westminster St, Saint Paul | $965 | 1 / 1 | 0.5 mi |
| 616 Ivy Ave E, Saint Paul | $1,150 | 1 / 1 | 0.5 mi |
| 1337 Arkwright St N Unit 303, Saint Paul | $925 | 1 / 1 | 0.6 mi |
| 1337 Arkwright St N, Saint Paul | $995 | 1 / 1 | 0.6 mi |
| 870 E Cook Ave Unit 3, Saint Paul | $900 | 1 / 1 | 0.7 mi |
| 1332 Mississippi St, Saint Paul | $1,049 | 1 / 1 | 0.7 mi |
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
- medium$3,306 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 292922240021: special assessments (payable 2026) = $3,305.80
- mediumAsking is $249,787 above the price where cash flow breaks even ($249,213) at the default scenario. Based on: Derived: price $499,000 vs. break-even $249,213
- mediumRental license shows Renewal Due, expired January 2024. Confirm the triplex is licensed and inspection-clean before closing. Based on: data: city.rental_license · AI review
- mediumBasement living space is not a legal unit. Don't count its income, and verify zoning and conversion requirements. Listing says: This space is not recognized as a legal 4th unit. · AI review
- mediumSteam radiator heat on a 1916 building. Recent servicing doesn't tell you the boiler's age or condition. Likely one heating system, so the owner may pay heat. Listing says: steam heat recently serviced, and all radiators flushed · AI review
- mediumLast sold for $365K in 2021. Asking is $134K more, and the county values it at $401,700. Based on: data: county.last_sale_price · AI review
- lowVisible rust and corrosion on a radiator in a bathroom photo suggests an aging heating system. Based on: photo 8 · AI review
Opportunities
- Long time on market: room to negotiate. Based on: Listing data: 95 days on market
- Vacant, so you set rents from day one with no sitting-tenant 3% cap. The cap applies once tenants are in place. Listing says: setting market rents from day one · AI review
- Owner-occupy one unit to offset the mortgage. Financing terms may differ from investor loans. Listing says: offers the flexibility to owner-occupy while generating rental income from the other units · AI review
- Double lot with a 2-car garage and storage may add value or parking appeal. Listing says: Situated on a spacious double lot · AI review
Questions for the agent
- Why has it sat 95 days, and have there been price cuts or offers?
- What are the special assessments for, and will the seller pay them at closing?
- What is the status of the rental license and the last city inspection?
- How old are the boiler and the electrical panels, and how is heat metered and paid?
- Is the basement bathroom permitted, and what would legal conversion require?
- What did the units rent for before they went vacant, and why are they empty?
Bottom line
Nice, refreshed triplex, but at $499K it loses over $1,300 a month, and it only works near half the asking price. AI-assisted summary
What the records say
Where each number comes from
| Property tax / yr Public recordRamsey County record, payable 2026 (non-homestead) | $8,572 |
| Insurance / yr Estimateestimate. from units, square feet and age; get a quote | $3,840 |
| Water, sewer, trash / mo Estimateestimate. $85/unit/mo, owner-paid | $255 |
| 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 1916: +1 pt capital reserve | 8% / 9% |
Price history Realtor.com
On the market since 2026-07-02 (95 days); last sold for $365,000 on 2021-11-17.
| Date | Event | Price |
|---|---|---|
| Listed | $499,000 | |
| Sold | $365,000 | |
| Listed | $338,500 | |
| Sold | — | |
| Sold public record | $205,000 | |
| Sold public record | $25,026 |
County record Public record
| Recorded as | three family dwelling, platted lot |
| Living units | 3 |
| Year built | 1916 |
| Market value (2026) | $401,700 |
| Property tax, payable 2026 | $8,572 |
| Special assessments | $3,306 |
| Homestead | no |
| Last sale | 2021-11-17 · $365,000 |
Source: Ramsey County parcel records.
City rental certificate (CofO)
Residential 3+ Units: 3 unit(s), A, status renewal due, renews 2024-01-08.
Nearest highway
I 35E;US 10, about 805 m away.
Crime in Payne – Phalen
1,695 incidents in the last 12 months (51 per 1,000 residents), −10% vs. the year before. St. Paul police incidents, excluding proactive visits and community events.