1094 Albemarle St
Triplex · 3 units: 2 bed / 1 bath ×2 and 1 bed / 1 bath unit split estimated · 1,484 sq ft
Saint Paul, MN · North End (South Como) · View the listing ↗
Photos, via Realtor.com.
- Asking price
- $199,000 3 units · $66K per unit
- Monthly cash flow
- $676 at 20% down, 7%
- Break-even price
- $325,993 where cash flow hits $0
First look
This is a $199K North End triplex, and our numbers show $676/mo cash flow and a 10.5% cap rate at the asking price. That looks too good until you read the listing and photos: it's a rough, dated building, and the description contradicts itself (triplex vs. 'Upper and Lower unit duplex'). Photos show a bathroom with a hole in the wall and ceiling, original kitchens, and a stripped utility space. Confirm unit count and legal status first, since the rental license is still pending. Then get the rent roll, the special assessment details, and a full inspection. It's worth a showing only if you're ready for a real rehab budget and can verify the rents.
Things to consider
- Confirm the true unit count and legal status Income depends on three legal, licensed units, and the description says both triplex and duplex. A pending license adds risk.
- Rehab budget before raising rents Bathrooms and kitchens look dated or damaged, and water damage may hide bigger problems. Repairs could eat the cash flow shown.From photo 8
- Special assessments and taxes $3,223 in assessments plus a $5,285 non-homestead tax bill reduce year-one cash. Find out if the assessments continue.
- Estimated rents are not verified Cash flow of $676/mo rests on our rent estimates, not actual rents. Sitting tenants are capped at 3% per year.
- Time on market and negotiating room 59 days on market, plus a rough condition, may give room to negotiate for repair costs.
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
- neededCosmetic finishing work neededListing says: Ready for custom creations and finishing touches.
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
- $199,000
- Cash to close
- $25,870
- Price per unit
- $66,333
- GRM
- 4.6
Each month
- Cash flow
- $432/mo
- Cash-on-cash
- 20.0%
- Cap rate
- 10.5%
- DSCR
- 1.33×
Break-even
- Price that breaks even
- $264,888
- Rent that breaks even
- $3,040/mo
Long run
- Year 30: property vs stocks
- $1.67M vs $197K
- Cash flow turns positive
- year 1
The deal
- Price
- $199,000
- Cash to close
- $25,870
- Price per unit
- $66,333
- GRM
- 4.6
Each month
- Cash flow
- $127/mo
- Cash-on-cash
- 5.9%
- Cap rate
- 8.6%
- DSCR
- 1.10×
Break-even
- Price that breaks even
- $218,392
- Rent that breaks even
- $3,415/mo
Long run
- Year 30: property vs stocks
- $1.20M vs $197K
- Cash flow turns positive
- year 1
The deal
- Price
- $189,000
- Cash to close
- $24,570
- Price per unit
- $63,000
- GRM
- 4.4
Each month
- Cash flow
- $497/mo
- Cash-on-cash
- 24.3%
- Cap rate
- 11.0%
- DSCR
- 1.40×
Break-even
- Price that breaks even
- $264,888
- Rent that breaks even
- $2,954/mo
Long run
- Year 30: property vs stocks
- $1.72M vs $187K
- Cash flow turns positive
- year 1
The deal
- Price
- $189,000
- Cash to close
- $24,570
- Price per unit
- $63,000
- GRM
- 4.4
Each month
- Cash flow
- $193/mo
- Cash-on-cash
- 9.4%
- Cap rate
- 9.1%
- DSCR
- 1.16×
Break-even
- Price that breaks even
- $218,392
- Rent that breaks even
- $3,319/mo
Long run
- Year 30: property vs stocks
- $1.25M vs $187K
- Cash flow turns positive
- year 1
The deal
- Price
- $199,000
- Cash to close
- $45,770
- Price per unit
- $66,333
- GRM
- 4.6
Each month
- Cash flow
- $676/mo
- Cash-on-cash
- 17.7%
- Cap rate
- 10.5%
- DSCR
- 1.64×
Break-even
- Price that breaks even
- $325,993
- Rent that breaks even
- $2,722/mo
Long run
- Year 30: property vs stocks
- $1.86M vs $348K
- Cash flow turns positive
- year 1
The deal
- Price
- $199,000
- Cash to close
- $45,770
- Price per unit
- $66,333
- GRM
- 4.6
Each month
- Cash flow
- $371/mo
- Cash-on-cash
- 9.7%
- Cap rate
- 8.6%
- DSCR
- 1.35×
Break-even
- Price that breaks even
- $268,771
- Rent that breaks even
- $3,058/mo
Long run
- Year 30: property vs stocks
- $1.38M vs $348K
- Cash flow turns positive
- year 1
The deal
- Price
- $189,000
- Cash to close
- $43,470
- Price per unit
- $63,000
- GRM
- 4.4
Each month
- Cash flow
- $729/mo
- Cash-on-cash
- 20.1%
- Cap rate
- 11.0%
- DSCR
- 1.72×
Break-even
- Price that breaks even
- $325,993
- Rent that breaks even
- $2,653/mo
Long run
- Year 30: property vs stocks
- $1.89M vs $331K
- Cash flow turns positive
- year 1
The deal
- Price
- $189,000
- Cash to close
- $43,470
- Price per unit
- $63,000
- GRM
- 4.4
Each month
- Cash flow
- $425/mo
- Cash-on-cash
- 11.7%
- Cap rate
- 9.1%
- DSCR
- 1.42×
Break-even
- Price that breaks even
- $268,771
- Rent that breaks even
- $2,981/mo
Long run
- Year 30: property vs stocks
- $1.42M vs $331K
- Cash flow turns positive
- year 1
The deal
- Price
- $199,000
- Cash to close
- $55,720
- Price per unit
- $66,333
- GRM
- 4.6
Each month
- Cash flow
- $742/mo
- Cash-on-cash
- 16.0%
- Cap rate
- 10.5%
- DSCR
- 1.75×
Break-even
- Price that breaks even
- $347,726
- Rent that breaks even
- $2,636/mo
Long run
- Year 30: property vs stocks
- $1.93M vs $424K
- Cash flow turns positive
- year 1
The deal
- Price
- $199,000
- Cash to close
- $55,720
- Price per unit
- $66,333
- GRM
- 4.6
Each month
- Cash flow
- $438/mo
- Cash-on-cash
- 9.4%
- Cap rate
- 8.6%
- DSCR
- 1.44×
Break-even
- Price that breaks even
- $286,689
- Rent that breaks even
- $2,962/mo
Long run
- Year 30: property vs stocks
- $1.46M vs $424K
- Cash flow turns positive
- year 1
The deal
- Price
- $189,000
- Cash to close
- $52,920
- Price per unit
- $63,000
- GRM
- 4.4
Each month
- Cash flow
- $792/mo
- Cash-on-cash
- 18.0%
- Cap rate
- 11.0%
- DSCR
- 1.84×
Break-even
- Price that breaks even
- $347,726
- Rent that breaks even
- $2,571/mo
Long run
- Year 30: property vs stocks
- $1.97M vs $403K
- Cash flow turns positive
- year 1
The deal
- Price
- $189,000
- Cash to close
- $52,920
- Price per unit
- $63,000
- GRM
- 4.4
Each month
- Cash flow
- $487/mo
- Cash-on-cash
- 11.1%
- Cap rate
- 9.1%
- DSCR
- 1.52×
Break-even
- Price that breaks even
- $286,689
- Rent that breaks even
- $2,889/mo
Long run
- Year 30: property vs stocks
- $1.49M vs $403K
- Cash flow turns positive
- year 1
Monthly
Monthly breakdown
| Rent | $3,600 |
| Vacancy (6%) | −$216 |
| Collected | $3,384 |
| Property tax Public record | −$440 |
| Insurance Estimate | −$282 |
| Water, sewer, trash Estimate | −$255 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$288 |
| Capital reserve (9% of rent) | −$324 |
| Net operating income | $1,735 |
| Mortgage (principal + interest) | −$1,192 |
| PMI | −$112 |
| Cash flow | $432 |
| Principal paid down (equity, not cash) | $152 |
| Rent | $3,600 |
| Vacancy (6%) | −$216 |
| Collected | $3,384 |
| Property tax Public record | −$440 |
| Insurance Estimate | −$282 |
| Water, sewer, trash Estimate | −$255 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$288 |
| Capital reserve (9% of rent) | −$324 |
| Property management | −$305 |
| Net operating income | $1,431 |
| Mortgage (principal + interest) | −$1,192 |
| PMI | −$112 |
| Cash flow | $127 |
| Principal paid down (equity, not cash) | $152 |
| Rent | $3,600 |
| Vacancy (6%) | −$216 |
| Collected | $3,384 |
| Property tax Public record | −$440 |
| Insurance Estimate | −$282 |
| Water, sewer, trash Estimate | −$255 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$288 |
| Capital reserve (9% of rent) | −$324 |
| Net operating income | $1,735 |
| Mortgage (principal + interest) | −$1,132 |
| PMI | −$106 |
| Cash flow | $497 |
| Principal paid down (equity, not cash) | $144 |
| Rent | $3,600 |
| Vacancy (6%) | −$216 |
| Collected | $3,384 |
| Property tax Public record | −$440 |
| Insurance Estimate | −$282 |
| Water, sewer, trash Estimate | −$255 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$288 |
| Capital reserve (9% of rent) | −$324 |
| Property management | −$305 |
| Net operating income | $1,431 |
| Mortgage (principal + interest) | −$1,132 |
| PMI | −$106 |
| Cash flow | $193 |
| Principal paid down (equity, not cash) | $144 |
| Rent | $3,600 |
| Vacancy (6%) | −$216 |
| Collected | $3,384 |
| Property tax Public record | −$440 |
| Insurance Estimate | −$282 |
| Water, sewer, trash Estimate | −$255 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$288 |
| Capital reserve (9% of rent) | −$324 |
| Net operating income | $1,735 |
| Mortgage (principal + interest) | −$1,059 |
| Cash flow | $676 |
| Principal paid down (equity, not cash) | $135 |
| Rent | $3,600 |
| Vacancy (6%) | −$216 |
| Collected | $3,384 |
| Property tax Public record | −$440 |
| Insurance Estimate | −$282 |
| Water, sewer, trash Estimate | −$255 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$288 |
| Capital reserve (9% of rent) | −$324 |
| Property management | −$305 |
| Net operating income | $1,431 |
| Mortgage (principal + interest) | −$1,059 |
| Cash flow | $371 |
| Principal paid down (equity, not cash) | $135 |
| Rent | $3,600 |
| Vacancy (6%) | −$216 |
| Collected | $3,384 |
| Property tax Public record | −$440 |
| Insurance Estimate | −$282 |
| Water, sewer, trash Estimate | −$255 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$288 |
| Capital reserve (9% of rent) | −$324 |
| Net operating income | $1,735 |
| Mortgage (principal + interest) | −$1,006 |
| Cash flow | $729 |
| Principal paid down (equity, not cash) | $128 |
| Rent | $3,600 |
| Vacancy (6%) | −$216 |
| Collected | $3,384 |
| Property tax Public record | −$440 |
| Insurance Estimate | −$282 |
| Water, sewer, trash Estimate | −$255 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$288 |
| Capital reserve (9% of rent) | −$324 |
| Property management | −$305 |
| Net operating income | $1,431 |
| Mortgage (principal + interest) | −$1,006 |
| Cash flow | $425 |
| Principal paid down (equity, not cash) | $128 |
| Rent | $3,600 |
| Vacancy (6%) | −$216 |
| Collected | $3,384 |
| Property tax Public record | −$440 |
| Insurance Estimate | −$282 |
| Water, sewer, trash Estimate | −$255 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$288 |
| Capital reserve (9% of rent) | −$324 |
| Net operating income | $1,735 |
| Mortgage (principal + interest) | −$993 |
| Cash flow | $742 |
| Principal paid down (equity, not cash) | $126 |
| Rent | $3,600 |
| Vacancy (6%) | −$216 |
| Collected | $3,384 |
| Property tax Public record | −$440 |
| Insurance Estimate | −$282 |
| Water, sewer, trash Estimate | −$255 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$288 |
| Capital reserve (9% of rent) | −$324 |
| Property management | −$305 |
| Net operating income | $1,431 |
| Mortgage (principal + interest) | −$993 |
| Cash flow | $438 |
| Principal paid down (equity, not cash) | $126 |
| Rent | $3,600 |
| Vacancy (6%) | −$216 |
| Collected | $3,384 |
| Property tax Public record | −$440 |
| Insurance Estimate | −$282 |
| Water, sewer, trash Estimate | −$255 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$288 |
| Capital reserve (9% of rent) | −$324 |
| Net operating income | $1,735 |
| Mortgage (principal + interest) | −$943 |
| Cash flow | $792 |
| Principal paid down (equity, not cash) | $120 |
| Rent | $3,600 |
| Vacancy (6%) | −$216 |
| Collected | $3,384 |
| Property tax Public record | −$440 |
| Insurance Estimate | −$282 |
| Water, sewer, trash Estimate | −$255 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$288 |
| Capital reserve (9% of rent) | −$324 |
| Property management | −$305 |
| Net operating income | $1,431 |
| Mortgage (principal + interest) | −$943 |
| Cash flow | $487 |
| Principal paid down (equity, not cash) | $120 |
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
- $454,043
- Rental profits, invested at 7%
- $1,218,114
Sells for $483,025 (value up 3% a year), minus 6% selling cost ($28,982). Rent paid down $179,100 of loan.
$505,868 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $196,929
$25,870 put into an index fund instead of the down payment and closing costs.
The building comes out $1,475,228 ahead after 30 years.
- Your equity when you sell
- $454,043
- Rental profits, invested at 7%
- $744,371
Sells for $483,025 (value up 3% a year), minus 6% selling cost ($28,982). Rent paid down $179,100 of loan.
$331,993 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $196,929
$25,870 put into an index fund instead of the down payment and closing costs.
The building comes out $1,001,486 ahead after 30 years.
- Your equity when you sell
- $431,228
- Rental profits, invested at 7%
- $1,287,727
Sells for $458,753 (value up 3% a year), minus 6% selling cost ($27,525). Rent paid down $170,100 of loan.
$527,694 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $187,033
$24,570 put into an index fund instead of the down payment and closing costs.
The building comes out $1,531,921 ahead after 30 years.
- Your equity when you sell
- $431,228
- Rental profits, invested at 7%
- $813,984
Sells for $458,753 (value up 3% a year), minus 6% selling cost ($27,525). Rent paid down $170,100 of loan.
$353,819 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $187,033
$24,570 put into an index fund instead of the down payment and closing costs.
The building comes out $1,058,179 ahead after 30 years.
- Your equity when you sell
- $454,043
- Rental profits, invested at 7%
- $1,402,822
Sells for $483,025 (value up 3% a year), minus 6% selling cost ($28,982). Rent paid down $159,200 of loan.
$558,903 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $348,413
$45,770 put into an index fund instead of the down payment and closing costs.
The building comes out $1,508,453 ahead after 30 years.
- Your equity when you sell
- $454,043
- Rental profits, invested at 7%
- $929,080
Sells for $483,025 (value up 3% a year), minus 6% selling cost ($28,982). Rent paid down $159,200 of loan.
$385,028 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $348,413
$45,770 put into an index fund instead of the down payment and closing costs.
The building comes out $1,034,711 ahead after 30 years.
- Your equity when you sell
- $431,228
- Rental profits, invested at 7%
- $1,463,154
Sells for $458,753 (value up 3% a year), minus 6% selling cost ($27,525). Rent paid down $151,200 of loan.
$578,064 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $330,905
$43,470 put into an index fund instead of the down payment and closing costs.
The building comes out $1,563,476 ahead after 30 years.
- Your equity when you sell
- $431,228
- Rental profits, invested at 7%
- $989,411
Sells for $458,753 (value up 3% a year), minus 6% selling cost ($27,525). Rent paid down $151,200 of loan.
$404,189 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $330,905
$43,470 put into an index fund instead of the down payment and closing costs.
The building comes out $1,089,734 ahead after 30 years.
- Your equity when you sell
- $454,043
- Rental profits, invested at 7%
- $1,477,859
Sells for $483,025 (value up 3% a year), minus 6% selling cost ($28,982). Rent paid down $149,250 of loan.
$582,734 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $424,155
$55,720 put into an index fund instead of the down payment and closing costs.
The building comes out $1,507,748 ahead after 30 years.
- Your equity when you sell
- $454,043
- Rental profits, invested at 7%
- $1,004,117
Sells for $483,025 (value up 3% a year), minus 6% selling cost ($28,982). Rent paid down $149,250 of loan.
$408,860 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $424,155
$55,720 put into an index fund instead of the down payment and closing costs.
The building comes out $1,034,006 ahead after 30 years.
- Your equity when you sell
- $431,228
- Rental profits, invested at 7%
- $1,534,420
Sells for $458,753 (value up 3% a year), minus 6% selling cost ($27,525). Rent paid down $141,750 of loan.
$600,698 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $402,841
$52,920 put into an index fund instead of the down payment and closing costs.
The building comes out $1,562,806 ahead after 30 years.
- Your equity when you sell
- $431,228
- Rental profits, invested at 7%
- $1,060,677
Sells for $458,753 (value up 3% a year), minus 6% selling cost ($27,525). Rent paid down $141,750 of loan.
$426,823 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $402,841
$52,920 put into an index fund instead of the down payment and closing costs.
The building comes out $1,089,064 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 $1.67M, stocks $197K. The property wins.
Year 30 (loan paid off): property $1.20M, stocks $197K. The property wins.
Year 30 (loan paid off): property $1.72M, stocks $187K. The property wins.
Year 30 (loan paid off): property $1.25M, stocks $187K. The property wins.
Year 30 (loan paid off): property $1.86M, stocks $348K. The property wins.
Year 30 (loan paid off): property $1.38M, stocks $348K. The property wins.
Year 30 (loan paid off): property $1.89M, stocks $331K. The property wins.
Year 30 (loan paid off): property $1.42M, stocks $331K. The property wins.
Year 30 (loan paid off): property $1.93M, stocks $424K. The property wins.
Year 30 (loan paid off): property $1.46M, stocks $424K. The property wins.
Year 30 (loan paid off): property $1.97M, stocks $403K. The property wins.
Year 30 (loan paid off): property $1.49M, stocks $403K. The property wins.
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 $1,275/mo · range $1,125–$1,400 · 25 rentals within 1.5 mi
| Address | Rent | Bd / Ba | Distance |
|---|---|---|---|
| 390 Cottage Ave W, Saint Paul | $1,280 | 2 / 1 | 0.8 mi |
| 1512 Woodbridge St, Saint Paul | $1,344 | 2 / 1 | 0.9 mi |
| 1205 Westminster St, Saint Paul | $1,120 | 2 / 1 | 1.0 mi |
| 581 Park St, Saint Paul | $1,549 | 2 / 1 | 1.1 mi |
| 409 Lafond Ave Apt 2, Saint Paul | $1,450 | 2 / 1 | 1.1 mi |
| 1332 Mississippi St, Saint Paul | $1,260 | 2 / 1 | 1.1 mi |
| 1280 Westminster St, Saint Paul | $1,042 | 2 / 1 | 1.1 mi |
| 1630 Marion St, Saint Paul | $1,200 | 2 / 1 | 1.1 mi |
| 1039-1041 Arkwright St, Saint Paul | $1,445 | 2 / 1 | 1.1 mi |
| 336 Edmund Ave Unit 1, Saint Paul | $1,400 | 2 / 1 | 1.1 mi |
1 bed estimate $1,050/mo · range $975–$1,125 · 25 rentals within 1.5 mi
| Address | Rent | Bd / Ba | Distance |
|---|---|---|---|
| 850 Rice St, Saint Paul | $1,099 | 1 / 1 | 0.5 mi |
| 330 Cottage Ave W, Saint Paul | $1,095 | 1 / 1 | 0.7 mi |
| 1184 Mackubin St, Saint Paul | $1,080 | 1 / 1 | 0.7 mi |
| 496 Front Ave Apt 3, Saint Paul | $900 | 1 / 1 | 0.8 mi |
| 97 Arlington Ave W, Saint Paul | $1,075 | 1 / 1 | 0.8 mi |
| 390 Cottage Ave W, Saint Paul | $1,050 | 1 / 1 | 0.8 mi |
| 83 Arlington Ave W, Saint Paul | $949 | 1 / 1 | 0.8 mi |
| 41 Arlington Ave W, Saint Paul | $949 | 1 / 1 | 0.8 mi |
| 1512 Woodbridge St, Saint Paul | $1,097 | 1 / 1 | 0.9 mi |
| 594 Lawson Ave W, Saint Paul | $899 | 1 / 1 | 0.9 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
- highDescription conflicts on unit count: triplex vs. upper/lower duplex Listing says: This is an Upper and Lower unit duplex featuring hardwood floors · AI review
- highVisible water damage and a hole in the bathroom wall/ceiling; look for the leak source Based on: photo 8 · AI review
- medium$3,223 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 252923110161: special assessments (payable 2026) = $3,222.98
- mediumRental license for 3 units is only Pending Based on: data: city.rental_license · AI review
- mediumHeat type listed as none/central in county data, yet photos show baseboard hot-water heat; verify the system and the number of boilers Based on: data: county.heat_type · AI review
- mediumTax bill is non-homestead $5,285 plus large special assessments, which cut into the returns Based on: data: county.tax · AI review
- lowChanged hands in May 2025; the county record doesn't show a price. Ask what the seller paid and what changed since. Public record: Ramsey County parcel 252923110161: last sale 2025-05-07
Opportunities
- Rents are likely to rise after renovating dated units, but a sitting-tenant cap of 3%/yr applies Based on: data: underwriting.rent_rule · AI review
- Price well under the county market value of $252K Based on: data: county.market_value · AI review
- Hardwood floors and built-ins add character that could support rents once refreshed Listing says: hardwood floors with the original built-in hutches and cabinets · AI review
Questions for the agent
- Is this a duplex or a triplex? How many kitchens, meters and entrances are there?
- What are the current rents and lease terms for each unit? Can I see the rent roll?
- What are the $3,223 special assessments for, and does the seller pay them at closing?
- What happened in the upstairs bathroom with the wall hole, and has the roof or plumbing leaked?
- What heat system serves the building, and how many boilers and meters are there?
- What did the seller pay in May 2025, and why sell after about a year?
Bottom line
The numbers look strong on paper, but the unit count is unclear, the photos show real deferred maintenance, and the rents are unverified, so inspect and verify before believing the cap rate. AI-assisted summary
What the records say
Where each number comes from
| Property tax / yr Public recordRamsey County record, payable 2026 (non-homestead) | $5,285 |
| Insurance / yr Estimateestimate. from units, square feet and age; get a quote | $3,378 |
| 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 2026-08-07 (59 days); down $7,000 (3.4%) from the first ask of $206,000; last sold for $156,500 on 2017-06-14.
| Date | Event | Price |
|---|---|---|
| Price changed | $199,000 | |
| Listed | $206,000 | |
| Sold | $156,500 | |
| Listed | $155,900 | |
| Sold public record | $95,900 | |
| Sold public record | $64,500 |
County record Public record
| Recorded as | three family dwelling, platted lot |
| Living units | 3 |
| Year built | 1916 |
| Market value (2026) | $252,000 |
| Property tax, payable 2026 | $5,285 |
| Special assessments | $3,223 |
| Homestead | no |
| Last sale | 2025-05-07 |
Source: Ramsey County parcel records.
City rental certificate (CofO)
Residential 3+ Units: 3 unit(s), A, status pending, renews 2028-03-17.
Nearest highway
I 35E;US 10, about 1417 m away.
Crime in North End
1,359 incidents in the last 12 months (57 per 1,000 residents), +5% vs. the year before. St. Paul police incidents, excluding proactive visits and community events.