116 Lexington Pkwy N
Triplex · 3 units: 2 bed / 1 bath and 1 bed / 1 bath ×2 unit split estimated · 2,743 sq ft
Saint Paul, MN · Summit – University (Rondo, Cathedral Hill) · View the listing ↗
Photos, via Realtor.com.
- Asking price
- $480,000 3 units · $160K per unit
- Monthly cash flow
- −$868 at 20% down, 7%
- Break-even price
- $316,890 where cash flow hits $0
First look
This is a 1900 stucco triplex at $480K, and the numbers don't work at today's rates. Our underwriting shows about -$849/month at asking with a 4.3% cap rate, and break-even price is about $320K. The description gives no rents, no lease status and no utility info, so you can't judge income yet. The photos show dated kitchens and baths and a radiator system, so ask for the rent roll, heating setup and the current rental license before a showing. The city license shows expired in 2023, which is a bigger issue than the listing lets on. Only worth a showing if the seller moves a lot on price or you plan to owner-occupy.
Things to consider
- Price is far above what rents support Break-even is about $320K against a $480K ask. You'd be paying about $160K more than cash flow justifies.
- Rent growth is capped St. Paul limits increases to 3% a year for sitting tenants, so you can't quickly close the gap to market.
- Rental license is lapsed An expired license can mean inspection or compliance work and limits when you can legally collect rent.
- Dated interiors Original-looking kitchens and baths mean updates before premium rents, and turnover costs add up.From photo 4
- Heavy tax load At $10.8K per year, taxes take a large share of income before any other expenses.
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
- $480,000
- Cash to close
- $62,400
- Price per unit
- $160,000
- GRM
- 9.6
Each month
- Cash flow
- −$1,457/mo
- Cash-on-cash
- −28.0%
- Cap rate
- 4.2%
- DSCR
- 0.54×
Break-even
- Price that breaks even
- $257,490
- Rent that breaks even
- $6,068/mo
Long run
- Year 30: property vs stocks
- $1.13M vs $1.37M
- Cash flow turns positive
- year 23
The deal
- Price
- $480,000
- Cash to close
- $62,400
- Price per unit
- $160,000
- GRM
- 9.6
Each month
- Cash flow
- −$1,811/mo
- Cash-on-cash
- −34.8%
- Cap rate
- 3.3%
- DSCR
- 0.42×
Break-even
- Price that breaks even
- $203,568
- Rent that breaks even
- $6,817/mo
Long run
- Year 30: property vs stocks
- $1.10M vs $1.88M
- Cash flow turns positive
- not within 30 years
The deal
- Price
- $470,000
- Cash to close
- $61,100
- Price per unit
- $156,667
- GRM
- 9.4
Each month
- Cash flow
- −$1,392/mo
- Cash-on-cash
- −27.3%
- Cap rate
- 4.3%
- DSCR
- 0.55×
Break-even
- Price that breaks even
- $257,490
- Rent that breaks even
- $5,983/mo
Long run
- Year 30: property vs stocks
- $1.11M vs $1.29M
- Cash flow turns positive
- year 22
The deal
- Price
- $470,000
- Cash to close
- $61,100
- Price per unit
- $156,667
- GRM
- 9.4
Each month
- Cash flow
- −$1,745/mo
- Cash-on-cash
- −34.3%
- Cap rate
- 3.4%
- DSCR
- 0.43×
Break-even
- Price that breaks even
- $203,568
- Rent that breaks even
- $6,721/mo
Long run
- Year 30: property vs stocks
- $1.07M vs $1.80M
- Cash flow turns positive
- not within 30 years
The deal
- Price
- $480,000
- Cash to close
- $110,400
- Price per unit
- $160,000
- GRM
- 9.6
Each month
- Cash flow
- −$868/mo
- Cash-on-cash
- −9.4%
- Cap rate
- 4.2%
- DSCR
- 0.66×
Break-even
- Price that breaks even
- $316,890
- Rent that breaks even
- $5,302/mo
Long run
- Year 30: property vs stocks
- $1.18M vs $1.34M
- Cash flow turns positive
- year 18
The deal
- Price
- $480,000
- Cash to close
- $110,400
- Price per unit
- $160,000
- GRM
- 9.6
Each month
- Cash flow
- −$1,221/mo
- Cash-on-cash
- −13.3%
- Cap rate
- 3.3%
- DSCR
- 0.52×
Break-even
- Price that breaks even
- $250,528
- Rent that breaks even
- $5,957/mo
Long run
- Year 30: property vs stocks
- $1.10M vs $1.80M
- Cash flow turns positive
- year 30
The deal
- Price
- $470,000
- Cash to close
- $108,100
- Price per unit
- $156,667
- GRM
- 9.4
Each month
- Cash flow
- −$815/mo
- Cash-on-cash
- −9.0%
- Cap rate
- 4.3%
- DSCR
- 0.67×
Break-even
- Price that breaks even
- $316,890
- Rent that breaks even
- $5,233/mo
Long run
- Year 30: property vs stocks
- $1.17M vs $1.28M
- Cash flow turns positive
- year 17
The deal
- Price
- $470,000
- Cash to close
- $108,100
- Price per unit
- $156,667
- GRM
- 9.4
Each month
- Cash flow
- −$1,168/mo
- Cash-on-cash
- −13.0%
- Cap rate
- 3.4%
- DSCR
- 0.53×
Break-even
- Price that breaks even
- $250,528
- Rent that breaks even
- $5,879/mo
Long run
- Year 30: property vs stocks
- $1.07M vs $1.73M
- Cash flow turns positive
- year 29
The deal
- Price
- $480,000
- Cash to close
- $134,400
- Price per unit
- $160,000
- GRM
- 9.6
Each month
- Cash flow
- −$708/mo
- Cash-on-cash
- −6.3%
- Cap rate
- 4.2%
- DSCR
- 0.70×
Break-even
- Price that breaks even
- $338,016
- Rent that breaks even
- $5,095/mo
Long run
- Year 30: property vs stocks
- $1.23M vs $1.39M
- Cash flow turns positive
- year 16
The deal
- Price
- $480,000
- Cash to close
- $134,400
- Price per unit
- $160,000
- GRM
- 9.6
Each month
- Cash flow
- −$1,062/mo
- Cash-on-cash
- −9.5%
- Cap rate
- 3.3%
- DSCR
- 0.56×
Break-even
- Price that breaks even
- $267,230
- Rent that breaks even
- $5,724/mo
Long run
- Year 30: property vs stocks
- $1.10M vs $1.81M
- Cash flow turns positive
- year 27
The deal
- Price
- $470,000
- Cash to close
- $131,600
- Price per unit
- $156,667
- GRM
- 9.4
Each month
- Cash flow
- −$659/mo
- Cash-on-cash
- −6.0%
- Cap rate
- 4.3%
- DSCR
- 0.72×
Break-even
- Price that breaks even
- $338,016
- Rent that breaks even
- $5,030/mo
Long run
- Year 30: property vs stocks
- $1.22M vs $1.32M
- Cash flow turns positive
- year 15
The deal
- Price
- $470,000
- Cash to close
- $131,600
- Price per unit
- $156,667
- GRM
- 9.4
Each month
- Cash flow
- −$1,012/mo
- Cash-on-cash
- −9.2%
- Cap rate
- 3.4%
- DSCR
- 0.57×
Break-even
- Price that breaks even
- $267,230
- Rent that breaks even
- $5,651/mo
Long run
- Year 30: property vs stocks
- $1.08M vs $1.74M
- Cash flow turns positive
- year 26
Monthly
Monthly breakdown
| Rent | $4,175 |
| Vacancy (6%) | −$250 |
| Collected | $3,924 |
| Property tax Public record | −$903 |
| Insurance Estimate | −$310 |
| Water, sewer, trash Estimate | −$255 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$334 |
| Capital reserve (9% of rent) | −$376 |
| Net operating income | $1,687 |
| Mortgage (principal + interest) | −$2,874 |
| PMI | −$270 |
| Cash flow | −$1,457 |
| Principal paid down (equity, not cash) | $366 |
| Rent | $4,175 |
| Vacancy (6%) | −$250 |
| Collected | $3,924 |
| Property tax Public record | −$903 |
| Insurance Estimate | −$310 |
| Water, sewer, trash Estimate | −$255 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$334 |
| Capital reserve (9% of rent) | −$376 |
| Property management | −$353 |
| Net operating income | $1,333 |
| Mortgage (principal + interest) | −$2,874 |
| PMI | −$270 |
| Cash flow | −$1,811 |
| Principal paid down (equity, not cash) | $366 |
| Rent | $4,175 |
| Vacancy (6%) | −$250 |
| Collected | $3,924 |
| Property tax Public record | −$903 |
| Insurance Estimate | −$310 |
| Water, sewer, trash Estimate | −$255 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$334 |
| Capital reserve (9% of rent) | −$376 |
| Net operating income | $1,687 |
| Mortgage (principal + interest) | −$2,814 |
| PMI | −$264 |
| Cash flow | −$1,392 |
| Principal paid down (equity, not cash) | $358 |
| Rent | $4,175 |
| Vacancy (6%) | −$250 |
| Collected | $3,924 |
| Property tax Public record | −$903 |
| Insurance Estimate | −$310 |
| Water, sewer, trash Estimate | −$255 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$334 |
| Capital reserve (9% of rent) | −$376 |
| Property management | −$353 |
| Net operating income | $1,333 |
| Mortgage (principal + interest) | −$2,814 |
| PMI | −$264 |
| Cash flow | −$1,745 |
| Principal paid down (equity, not cash) | $358 |
| Rent | $4,175 |
| Vacancy (6%) | −$250 |
| Collected | $3,924 |
| Property tax Public record | −$903 |
| Insurance Estimate | −$310 |
| Water, sewer, trash Estimate | −$255 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$334 |
| Capital reserve (9% of rent) | −$376 |
| Net operating income | $1,687 |
| Mortgage (principal + interest) | −$2,555 |
| Cash flow | −$868 |
| Principal paid down (equity, not cash) | $325 |
| Rent | $4,175 |
| Vacancy (6%) | −$250 |
| Collected | $3,924 |
| Property tax Public record | −$903 |
| Insurance Estimate | −$310 |
| Water, sewer, trash Estimate | −$255 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$334 |
| Capital reserve (9% of rent) | −$376 |
| Property management | −$353 |
| Net operating income | $1,333 |
| Mortgage (principal + interest) | −$2,555 |
| Cash flow | −$1,221 |
| Principal paid down (equity, not cash) | $325 |
| Rent | $4,175 |
| Vacancy (6%) | −$250 |
| Collected | $3,924 |
| Property tax Public record | −$903 |
| Insurance Estimate | −$310 |
| Water, sewer, trash Estimate | −$255 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$334 |
| Capital reserve (9% of rent) | −$376 |
| Net operating income | $1,687 |
| Mortgage (principal + interest) | −$2,502 |
| Cash flow | −$815 |
| Principal paid down (equity, not cash) | $318 |
| Rent | $4,175 |
| Vacancy (6%) | −$250 |
| Collected | $3,924 |
| Property tax Public record | −$903 |
| Insurance Estimate | −$310 |
| Water, sewer, trash Estimate | −$255 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$334 |
| Capital reserve (9% of rent) | −$376 |
| Property management | −$353 |
| Net operating income | $1,333 |
| Mortgage (principal + interest) | −$2,502 |
| Cash flow | −$1,168 |
| Principal paid down (equity, not cash) | $318 |
| Rent | $4,175 |
| Vacancy (6%) | −$250 |
| Collected | $3,924 |
| Property tax Public record | −$903 |
| Insurance Estimate | −$310 |
| Water, sewer, trash Estimate | −$255 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$334 |
| Capital reserve (9% of rent) | −$376 |
| Net operating income | $1,687 |
| Mortgage (principal + interest) | −$2,395 |
| Cash flow | −$708 |
| Principal paid down (equity, not cash) | $305 |
| Rent | $4,175 |
| Vacancy (6%) | −$250 |
| Collected | $3,924 |
| Property tax Public record | −$903 |
| Insurance Estimate | −$310 |
| Water, sewer, trash Estimate | −$255 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$334 |
| Capital reserve (9% of rent) | −$376 |
| Property management | −$353 |
| Net operating income | $1,333 |
| Mortgage (principal + interest) | −$2,395 |
| Cash flow | −$1,062 |
| Principal paid down (equity, not cash) | $305 |
| Rent | $4,175 |
| Vacancy (6%) | −$250 |
| Collected | $3,924 |
| Property tax Public record | −$903 |
| Insurance Estimate | −$310 |
| Water, sewer, trash Estimate | −$255 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$334 |
| Capital reserve (9% of rent) | −$376 |
| Net operating income | $1,687 |
| Mortgage (principal + interest) | −$2,345 |
| Cash flow | −$659 |
| Principal paid down (equity, not cash) | $298 |
| Rent | $4,175 |
| Vacancy (6%) | −$250 |
| Collected | $3,924 |
| Property tax Public record | −$903 |
| Insurance Estimate | −$310 |
| Water, sewer, trash Estimate | −$255 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$334 |
| Capital reserve (9% of rent) | −$376 |
| Property management | −$353 |
| Net operating income | $1,333 |
| Mortgage (principal + interest) | −$2,345 |
| Cash flow | −$1,012 |
| Principal paid down (equity, not cash) | $298 |
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
- $1,095,181
- Rental profits, invested at 7%
- $32,092
Sells for $1,165,086 (value up 3% a year), minus 6% selling cost ($69,905). Rent paid down $432,000 of loan.
$27,584 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $475,005
- Monthly shortfalls, invested
- $890,709
$62,400 put into an index fund instead of the down payment and closing costs.
$186,540 you'd have paid in while the building lost money, invested instead.
Stocks come out $238,441 ahead after 30 years.
- Your equity when you sell
- $1,095,181
- Rental profits, invested at 7%
- $0
Sells for $1,165,086 (value up 3% a year), minus 6% selling cost ($69,905). Rent paid down $432,000 of loan.
$0 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $475,005
- Monthly shortfalls, invested
- $1,408,026
$62,400 put into an index fund instead of the down payment and closing costs.
$360,602 you'd have paid in while the building lost money, invested instead.
Stocks come out $787,850 ahead after 30 years.
- Your equity when you sell
- $1,072,364
- Rental profits, invested at 7%
- $39,857
Sells for $1,140,813 (value up 3% a year), minus 6% selling cost ($68,449). Rent paid down $423,000 of loan.
$33,561 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $465,109
- Monthly shortfalls, invested
- $828,861
$61,100 put into an index fund instead of the down payment and closing costs.
$170,691 you'd have paid in while the building lost money, invested instead.
Stocks come out $181,748 ahead after 30 years.
- Your equity when you sell
- $1,072,364
- Rental profits, invested at 7%
- $0
Sells for $1,140,813 (value up 3% a year), minus 6% selling cost ($68,449). Rent paid down $423,000 of loan.
$0 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $465,109
- Monthly shortfalls, invested
- $1,338,413
$61,100 put into an index fund instead of the down payment and closing costs.
$338,777 you'd have paid in while the building lost money, invested instead.
Stocks come out $731,157 ahead after 30 years.
- Your equity when you sell
- $1,095,181
- Rental profits, invested at 7%
- $87,664
Sells for $1,165,086 (value up 3% a year), minus 6% selling cost ($69,905). Rent paid down $384,000 of loan.
$66,998 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $840,393
- Monthly shortfalls, invested
- $500,752
$110,400 put into an index fund instead of the down payment and closing costs.
$98,029 you'd have paid in while the building lost money, invested instead.
Stocks come out $158,300 ahead after 30 years.
- Your equity when you sell
- $1,095,181
- Rental profits, invested at 7%
- $535
Sells for $1,165,086 (value up 3% a year), minus 6% selling cost ($69,905). Rent paid down $384,000 of loan.
$535 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $840,393
- Monthly shortfalls, invested
- $963,033
$110,400 put into an index fund instead of the down payment and closing costs.
$233,213 you'd have paid in while the building lost money, invested instead.
Stocks come out $707,711 ahead after 30 years.
- Your equity when you sell
- $1,072,364
- Rental profits, invested at 7%
- $100,742
Sells for $1,140,813 (value up 3% a year), minus 6% selling cost ($68,449). Rent paid down $376,000 of loan.
$75,390 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $822,885
- Monthly shortfalls, invested
- $453,500
$108,100 put into an index fund instead of the down payment and closing costs.
$87,261 you'd have paid in while the building lost money, invested instead.
Stocks come out $103,277 ahead after 30 years.
- Your equity when you sell
- $1,072,364
- Rental profits, invested at 7%
- $1,706
Sells for $1,140,813 (value up 3% a year), minus 6% selling cost ($68,449). Rent paid down $376,000 of loan.
$1,671 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $822,885
- Monthly shortfalls, invested
- $903,873
$108,100 put into an index fund instead of the down payment and closing costs.
$215,189 you'd have paid in while the building lost money, invested instead.
Stocks come out $652,687 ahead after 30 years.
- Your equity when you sell
- $1,095,181
- Rental profits, invested at 7%
- $131,195
Sells for $1,165,086 (value up 3% a year), minus 6% selling cost ($69,905). Rent paid down $360,000 of loan.
$93,912 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $1,023,087
- Monthly shortfalls, invested
- $363,290
$134,400 put into an index fund instead of the down payment and closing costs.
$67,462 you'd have paid in while the building lost money, invested instead.
Stocks come out $160,001 ahead after 30 years.
- Your equity when you sell
- $1,095,181
- Rental profits, invested at 7%
- $6,187
Sells for $1,165,086 (value up 3% a year), minus 6% selling cost ($69,905). Rent paid down $360,000 of loan.
$5,798 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $1,023,087
- Monthly shortfalls, invested
- $787,692
$134,400 put into an index fund instead of the down payment and closing costs.
$180,994 you'd have paid in while the building lost money, invested instead.
Stocks come out $709,411 ahead after 30 years.
- Your equity when you sell
- $1,072,364
- Rental profits, invested at 7%
- $147,693
Sells for $1,140,813 (value up 3% a year), minus 6% selling cost ($68,449). Rent paid down $352,500 of loan.
$103,420 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $1,001,773
- Monthly shortfalls, invested
- $323,227
$131,600 put into an index fund instead of the down payment and closing costs.
$59,006 you'd have paid in while the building lost money, invested instead.
Stocks come out $104,943 ahead after 30 years.
- Your equity when you sell
- $1,072,364
- Rental profits, invested at 7%
- $9,395
Sells for $1,140,813 (value up 3% a year), minus 6% selling cost ($68,449). Rent paid down $352,500 of loan.
$8,612 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $1,001,773
- Monthly shortfalls, invested
- $734,339
$131,600 put into an index fund instead of the down payment and closing costs.
$165,845 you'd have paid in while the building lost money, invested instead.
Stocks come out $654,353 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 $1.13M, stocks $1.37M. Stocks win.
Year 30 (loan paid off): property $1.10M, stocks $1.88M. Stocks win.
Year 30 (loan paid off): property $1.11M, stocks $1.29M. Stocks win.
Year 30 (loan paid off): property $1.07M, stocks $1.80M. Stocks win.
Year 30 (loan paid off): property $1.18M, stocks $1.34M. Stocks win.
Year 30 (loan paid off): property $1.10M, stocks $1.80M. Stocks win.
Year 30 (loan paid off): property $1.17M, stocks $1.28M. Stocks win.
Year 30 (loan paid off): property $1.07M, stocks $1.73M. Stocks win.
Year 30 (loan paid off): property $1.23M, stocks $1.39M. Stocks win.
Year 30 (loan paid off): property $1.10M, stocks $1.81M. Stocks win.
Year 30 (loan paid off): property $1.22M, stocks $1.32M. Stocks win.
Year 30 (loan paid off): property $1.08M, stocks $1.74M. 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 $1,725/mo · range $1,450–$1,875 · 12 rentals within 0.75 mi
| Address | Rent | Bd / Ba | Distance |
|---|---|---|---|
| 1253 Ashland Ave, Saint Paul | $1,795 | 2 / 1 | 0.3 mi |
| 1253 Ashland Ave Apt 1, Saint Paul | $1,795 | 2 / 1 | 0.3 mi |
| 913 Ashland Ave, Saint Paul | $1,600 | 2 / 1 | 0.4 mi |
| 180 Milton St N, Saint Paul | $1,650 | 2 / 1 | 0.4 mi |
| 874 Selby Ave, Saint Paul | $1,250 | 2 / 1 | 0.5 mi |
| 874 Selby Ave Apt 3, Saint Paul | $1,250 | 2 / 1 | 0.5 mi |
| 1135-1137 Goodrich Ave, Saint Paul | $2,350 | 2 / 1 | 0.5 mi |
| 228 Victoria St N Apt 2, Saint Paul | $1,695 | 2 / 1 | 0.6 mi |
| 826 Selby Ave Apt 2, Saint Paul | $1,700 | 2 / 1 | 0.6 mi |
| 1397 Portland Ave, Saint Paul | $1,295 | 2 / 1 | 0.6 mi |
1 bed estimate $1,225/mo · range $1,150–$1,275 · 13 rentals within 0.75 mi
| Address | Rent | Bd / Ba | Distance |
|---|---|---|---|
| 45 Lexington Pkwy S Apt 7, Saint Paul | $1,025 | 1 / 1 | 0.3 mi |
| 1168 Grand Ave, Saint Paul | $1,099 | 1 / 1 | 0.4 mi |
| 1091 Goodrich Ave, Saint Paul | $1,199 | 1 / 1 | 0.5 mi |
| 908 Grand Ave, Saint Paul | $1,075 | 1 / 1 | 0.5 mi |
| 894 Grand Ave, Saint Paul | $1,090 | 1 / 1 | 0.5 mi |
| 935 Goodrich Ave, Saint Paul | $1,199 | 1 / 1 | 0.6 mi |
| 1319 Grand Ave, Saint Paul | $1,150 | 1 / 1 | 0.6 mi |
| 1329 Grand Ave, Saint Paul | $1,195 | 1 / 1 | 0.6 mi |
| 411 Lexington Pkwy N, Saint Paul | $1,594 | 1 / 1 | 0.6 mi |
| 1022 Osceola Ave, Saint Paul | $1,099 | 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
- mediumAsking is $163,110 above the price where cash flow breaks even ($316,890) at the default scenario. Based on: Derived: price $480,000 vs. break-even $316,890
- mediumRental license shows expired in 2023 and renewal due. Confirm current licensing and any inspection orders. Based on: data: city.rental_license · AI review
- mediumTaxes of $10.8K at non-homestead are heavy relative to likely rents. Based on: data: county.tax · AI review
- low$649 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 022823230134: special assessments (payable 2026) = $648.76
- lowListed 52 days with no rents given. The pitch leans on owner-occupant appeal, not income. Listing says: Live in one unit and rent the others, or add this versatile triplex to your investment portfolio! · AI review
Opportunities
- Garage and location near universities support steady rental demand. Listing says: A detached 2-car garage provides valuable off-street parking and added convenience. · AI review
- Owner-occupying one unit could improve the financing and the monthly math. Listing says: An excellent opportunity for an owner-occupant or investor · AI review
Questions for the agent
- What are the current rents, lease end dates and are any tenants month-to-month?
- Which utilities does the owner pay, and is heat on one boiler or separate systems?
- Why is the rental license expired, and have there been recent city inspections?
- What are the $649 special assessments for?
- How old are the roof, boiler, wiring and panels?
- Which units will be vacant at closing if owner-occupying?
Bottom line
Charming triplex, but at $480K it loses about $850 a month and only makes sense at a much lower price or as an owner-occupant. AI-assisted summary
What the records say
Where each number comes from
| Property tax / yr Public recordRamsey County record, payable 2026 (non-homestead) | $10,833 |
| Insurance / yr Estimateestimate. from units, square feet and age; get a quote | $3,724 |
| 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 1900: +1 pt capital reserve | 8% / 9% |
Price history Realtor.com
On the market since 2026-08-14 (52 days); down $15,000 (3.0%) from the first ask of $495,000; last sold for $477,000 on 2019-12-30; listed for rent at $950/mo on 2021-06-21.
| Date | Event | Price |
|---|---|---|
| Price changed | $480,000 | |
| Listed | $495,000 | |
| Rental removed | $1,025/mo | |
| Rental removed | $950/mo | |
| Listed for rent | $950/mo | |
| Removed | $519,900 | |
| Sold | $477,000 | |
| Listed | $499,900 | |
| Sold public record | $1,118,000 | |
| Removed | $450,000 | |
| Removed | $450,000 | |
| Price changed | $450,000 | |
| Listed | $468,000 | |
| Sold | $459,900 | |
| Price changed | $459,900 | |
| Listed | $475,000 | |
| Sold public record | $180,000 |
County record Public record
| Recorded as | three family dwelling, platted lot |
| Living units | 3 |
| Year built | 1900 |
| Market value (2026) | $545,600 |
| Property tax, payable 2026 | $10,833 |
| Special assessments | $649 |
| Homestead | no |
| Last sale | 2024-01-10 |
Source: Ramsey County parcel records.
City rental certificate (CofO)
Residential 3+ Units: 3 unit(s), A, status renewal due, renews 2023-07-12.
Nearest highway
I 94, about 772 m away.
Crime in Summit – University
1,066 incidents in the last 12 months (59 per 1,000 residents), −13% vs. the year before. St. Paul police incidents, excluding proactive visits and community events.