1195 Bush Ave
Duplex · 2 units: 3 bed / 1 bath ×2 unit split estimated · 2,600 sq ft
Saint Paul, MN · Dayton's Bluff · View the listing ↗
Photos courtesy of Edina Realty, Inc., via Realtor.com.
- Asking price
- $420,000 2 units · $210K per unit
- Monthly cash flow
- −$146 at 20% down, 7%
- Estimated rent
- $3,650/mo medium confidence
- Break-even price
- $392,502 where cash flow hits $0
First look
This is a 2024 new-build up/down duplex with two 3-bed, 1-bath units, in-unit laundry and a 2-car garage. The photos show clean, builder-grade finishes, so near-term repairs should be light. The numbers are the issue. At $420K our estimate of $1,825 per unit gives about -$146/month and a 6.0% cap rate, and break-even is near $393K. It has sat 200 days, so there is room to negotiate. The listing pitches it to owner-occupants, and no rents are stated, so it's a buy-to-live-in or a price-cut story, not a cash-flow story. Before a showing, confirm the rental license status, the first CofO date for the rent-cap exemption, and what the $373 in assessments covers.
Things to consider
- Cash flow is negative at asking At our estimated $1,825 per unit, the deal loses about $146 a month, and break-even is near $393K. A price cut is needed for it to work as a pure rental.
- Owner-occupant angle is the real use case Living in one unit and renting the other cuts the housing cost, but check the lender's rules and the rent you can get for the other unit.Listing says: “Ideal opportunity for an owner-occupant, including those seeking to offset housing costs.”
- Rental license and CofO status are unclear No rental certificate is on file. You can't rent legally without it, and it affects the rent-cap exemption.
- New build lowers early repair costs Reserves can be lower for the first several years, but a warranty and closed permits are what protect you.Listing says: “the benefits of low-maintenance new construction”
- Taxes are low on paper but may rise The 2026 tax bill is $3,885, but the county market value is $530K. Check how the tax is set and whether it will go up.
- 200 days on market gives leverage Long listings often mean the price is too high. Use that to push toward the break-even price.
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 construction, low maintenanceListing says: the benefits of low-maintenance new construction
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
- $420,000
- Cash to close
- $54,600
- Price per unit
- $210,000
- GRM
- 9.6
Each month
- Cash flow
- −$662/mo
- Cash-on-cash
- −14.6%
- Cap rate
- 6.0%
- DSCR
- 0.76×
Break-even
- Price that breaks even
- $318,930
- Rent that breaks even
- $4,499/mo
Long run
- Year 30: property vs stocks
- $1.41M vs $616K
- Cash flow turns positive
- year 8
The deal
- Price
- $420,000
- Cash to close
- $54,600
- Price per unit
- $210,000
- GRM
- 9.6
Each month
- Cash flow
- −$971/mo
- Cash-on-cash
- −21.3%
- Cap rate
- 5.1%
- DSCR
- 0.65×
Break-even
- Price that breaks even
- $271,788
- Rent that breaks even
- $5,046/mo
Long run
- Year 30: property vs stocks
- $1.16M vs $839K
- Cash flow turns positive
- year 14
The deal
- Price
- $410,000
- Cash to close
- $53,300
- Price per unit
- $205,000
- GRM
- 9.4
Each month
- Cash flow
- −$597/mo
- Cash-on-cash
- −13.4%
- Cap rate
- 6.1%
- DSCR
- 0.78×
Break-even
- Price that breaks even
- $318,930
- Rent that breaks even
- $4,415/mo
Long run
- Year 30: property vs stocks
- $1.43M vs $575K
- Cash flow turns positive
- year 7
The deal
- Price
- $410,000
- Cash to close
- $53,300
- Price per unit
- $205,000
- GRM
- 9.4
Each month
- Cash flow
- −$905/mo
- Cash-on-cash
- −20.4%
- Cap rate
- 5.2%
- DSCR
- 0.66×
Break-even
- Price that breaks even
- $271,788
- Rent that breaks even
- $4,952/mo
Long run
- Year 30: property vs stocks
- $1.16M vs $782K
- Cash flow turns positive
- year 13
The deal
- Price
- $420,000
- Cash to close
- $96,600
- Price per unit
- $210,000
- GRM
- 9.6
Each month
- Cash flow
- −$146/mo
- Cash-on-cash
- −1.8%
- Cap rate
- 6.0%
- DSCR
- 0.93×
Break-even
- Price that breaks even
- $392,502
- Rent that breaks even
- $3,838/mo
Long run
- Year 30: property vs stocks
- $1.63M vs $757K
- Cash flow turns positive
- year 4
The deal
- Price
- $420,000
- Cash to close
- $96,600
- Price per unit
- $210,000
- GRM
- 9.6
Each month
- Cash flow
- −$455/mo
- Cash-on-cash
- −5.7%
- Cap rate
- 5.1%
- DSCR
- 0.80×
Break-even
- Price that breaks even
- $334,485
- Rent that breaks even
- $4,305/mo
Long run
- Year 30: property vs stocks
- $1.28M vs $895K
- Cash flow turns positive
- year 10
The deal
- Price
- $410,000
- Cash to close
- $94,300
- Price per unit
- $205,000
- GRM
- 9.4
Each month
- Cash flow
- −$93/mo
- Cash-on-cash
- −1.2%
- Cap rate
- 6.1%
- DSCR
- 0.96×
Break-even
- Price that breaks even
- $392,502
- Rent that breaks even
- $3,769/mo
Long run
- Year 30: property vs stocks
- $1.65M vs $729K
- Cash flow turns positive
- year 3
The deal
- Price
- $410,000
- Cash to close
- $94,300
- Price per unit
- $205,000
- GRM
- 9.4
Each month
- Cash flow
- −$402/mo
- Cash-on-cash
- −5.1%
- Cap rate
- 5.2%
- DSCR
- 0.82×
Break-even
- Price that breaks even
- $334,485
- Rent that breaks even
- $4,228/mo
Long run
- Year 30: property vs stocks
- $1.29M vs $847K
- Cash flow turns positive
- year 9
The deal
- Price
- $420,000
- Cash to close
- $117,600
- Price per unit
- $210,000
- GRM
- 9.6
Each month
- Cash flow
- −$7/mo
- Cash-on-cash
- −0.1%
- Cap rate
- 6.0%
- DSCR
- 1.00×
Break-even
- Price that breaks even
- $418,669
- Rent that breaks even
- $3,659/mo
Long run
- Year 30: property vs stocks
- $1.76M vs $896K
- Cash flow turns positive
- year 2
The deal
- Price
- $420,000
- Cash to close
- $117,600
- Price per unit
- $210,000
- GRM
- 9.6
Each month
- Cash flow
- −$315/mo
- Cash-on-cash
- −3.2%
- Cap rate
- 5.1%
- DSCR
- 0.85×
Break-even
- Price that breaks even
- $356,784
- Rent that breaks even
- $4,104/mo
Long run
- Year 30: property vs stocks
- $1.37M vs $981K
- Cash flow turns positive
- year 7
The deal
- Price
- $410,000
- Cash to close
- $114,800
- Price per unit
- $205,000
- GRM
- 9.4
Each month
- Cash flow
- $43/mo
- Cash-on-cash
- 0.5%
- Cap rate
- 6.1%
- DSCR
- 1.02×
Break-even
- Price that breaks even
- $418,669
- Rent that breaks even
- $3,595/mo
Long run
- Year 30: property vs stocks
- $1.80M vs $874K
- Cash flow turns positive
- year 1
The deal
- Price
- $410,000
- Cash to close
- $114,800
- Price per unit
- $205,000
- GRM
- 9.4
Each month
- Cash flow
- −$266/mo
- Cash-on-cash
- −2.8%
- Cap rate
- 5.2%
- DSCR
- 0.87×
Break-even
- Price that breaks even
- $356,784
- Rent that breaks even
- $4,032/mo
Long run
- Year 30: property vs stocks
- $1.38M vs $938K
- Cash flow turns positive
- year 7
Monthly
Monthly breakdown
| Rent | $3,650 |
| Vacancy (6%) | −$219 |
| Collected | $3,431 |
| Property tax Public record | −$324 |
| Insurance Estimate | −$204 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$292 |
| Capital reserve (8% of rent) | −$292 |
| Net operating income | $2,089 |
| Mortgage (principal + interest) | −$2,515 |
| PMI | −$236 |
| Cash flow | −$662 |
| Principal paid down (equity, not cash) | $320 |
| Rent | $3,650 |
| Vacancy (6%) | −$219 |
| Collected | $3,431 |
| Property tax Public record | −$324 |
| Insurance Estimate | −$204 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$292 |
| Capital reserve (8% of rent) | −$292 |
| Property management | −$309 |
| Net operating income | $1,780 |
| Mortgage (principal + interest) | −$2,515 |
| PMI | −$236 |
| Cash flow | −$971 |
| Principal paid down (equity, not cash) | $320 |
| Rent | $3,650 |
| Vacancy (6%) | −$219 |
| Collected | $3,431 |
| Property tax Public record | −$324 |
| Insurance Estimate | −$204 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$292 |
| Capital reserve (8% of rent) | −$292 |
| Net operating income | $2,089 |
| Mortgage (principal + interest) | −$2,455 |
| PMI | −$231 |
| Cash flow | −$597 |
| Principal paid down (equity, not cash) | $312 |
| Rent | $3,650 |
| Vacancy (6%) | −$219 |
| Collected | $3,431 |
| Property tax Public record | −$324 |
| Insurance Estimate | −$204 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$292 |
| Capital reserve (8% of rent) | −$292 |
| Property management | −$309 |
| Net operating income | $1,780 |
| Mortgage (principal + interest) | −$2,455 |
| PMI | −$231 |
| Cash flow | −$905 |
| Principal paid down (equity, not cash) | $312 |
| Rent | $3,650 |
| Vacancy (6%) | −$219 |
| Collected | $3,431 |
| Property tax Public record | −$324 |
| Insurance Estimate | −$204 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$292 |
| Capital reserve (8% of rent) | −$292 |
| Net operating income | $2,089 |
| Mortgage (principal + interest) | −$2,235 |
| Cash flow | −$146 |
| Principal paid down (equity, not cash) | $284 |
| Rent | $3,650 |
| Vacancy (6%) | −$219 |
| Collected | $3,431 |
| Property tax Public record | −$324 |
| Insurance Estimate | −$204 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$292 |
| Capital reserve (8% of rent) | −$292 |
| Property management | −$309 |
| Net operating income | $1,780 |
| Mortgage (principal + interest) | −$2,235 |
| Cash flow | −$455 |
| Principal paid down (equity, not cash) | $284 |
| Rent | $3,650 |
| Vacancy (6%) | −$219 |
| Collected | $3,431 |
| Property tax Public record | −$324 |
| Insurance Estimate | −$204 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$292 |
| Capital reserve (8% of rent) | −$292 |
| Net operating income | $2,089 |
| Mortgage (principal + interest) | −$2,182 |
| Cash flow | −$93 |
| Principal paid down (equity, not cash) | $278 |
| Rent | $3,650 |
| Vacancy (6%) | −$219 |
| Collected | $3,431 |
| Property tax Public record | −$324 |
| Insurance Estimate | −$204 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$292 |
| Capital reserve (8% of rent) | −$292 |
| Property management | −$309 |
| Net operating income | $1,780 |
| Mortgage (principal + interest) | −$2,182 |
| Cash flow | −$402 |
| Principal paid down (equity, not cash) | $278 |
| Rent | $3,650 |
| Vacancy (6%) | −$219 |
| Collected | $3,431 |
| Property tax Public record | −$324 |
| Insurance Estimate | −$204 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$292 |
| Capital reserve (8% of rent) | −$292 |
| Net operating income | $2,089 |
| Mortgage (principal + interest) | −$2,096 |
| Cash flow | −$7 |
| Principal paid down (equity, not cash) | $267 |
| Rent | $3,650 |
| Vacancy (6%) | −$219 |
| Collected | $3,431 |
| Property tax Public record | −$324 |
| Insurance Estimate | −$204 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$292 |
| Capital reserve (8% of rent) | −$292 |
| Property management | −$309 |
| Net operating income | $1,780 |
| Mortgage (principal + interest) | −$2,096 |
| Cash flow | −$315 |
| Principal paid down (equity, not cash) | $267 |
| Rent | $3,650 |
| Vacancy (6%) | −$219 |
| Collected | $3,431 |
| Property tax Public record | −$324 |
| Insurance Estimate | −$204 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$292 |
| Capital reserve (8% of rent) | −$292 |
| Net operating income | $2,089 |
| Mortgage (principal + interest) | −$2,046 |
| Cash flow | $43 |
| Principal paid down (equity, not cash) | $260 |
| Rent | $3,650 |
| Vacancy (6%) | −$219 |
| Collected | $3,431 |
| Property tax Public record | −$324 |
| Insurance Estimate | −$204 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$292 |
| Capital reserve (8% of rent) | −$292 |
| Property management | −$309 |
| Net operating income | $1,780 |
| Mortgage (principal + interest) | −$2,046 |
| Cash flow | −$266 |
| Principal paid down (equity, not cash) | $260 |
Cash flow each year
Rents +3%/yr, 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
- $958,283
- Rental profits, invested at 7%
- $455,962
Sells for $1,019,450 (value up 3% a year), minus 6% selling cost ($61,167). Rent paid down $378,000 of loan.
$270,723 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $415,629
- Monthly shortfalls, invested
- $199,979
$54,600 put into an index fund instead of the down payment and closing costs.
$31,562 you'd have paid in while the building lost money, invested instead.
The building comes out $798,637 ahead after 30 years.
- Your equity when you sell
- $958,283
- Rental profits, invested at 7%
- $198,914
Sells for $1,019,450 (value up 3% a year), minus 6% selling cost ($61,167). Rent paid down $378,000 of loan.
$137,384 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $415,629
- Monthly shortfalls, invested
- $423,254
$54,600 put into an index fund instead of the down payment and closing costs.
$74,513 you'd have paid in while the building lost money, invested instead.
The building comes out $318,314 ahead after 30 years.
- Your equity when you sell
- $935,467
- Rental profits, invested at 7%
- $495,085
Sells for $995,178 (value up 3% a year), minus 6% selling cost ($59,711). Rent paid down $369,000 of loan.
$287,402 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $405,733
- Monthly shortfalls, invested
- $169,489
$53,300 put into an index fund instead of the down payment and closing costs.
$26,416 you'd have paid in while the building lost money, invested instead.
The building comes out $855,330 ahead after 30 years.
- Your equity when you sell
- $935,467
- Rental profits, invested at 7%
- $221,779
Sells for $995,178 (value up 3% a year), minus 6% selling cost ($59,711). Rent paid down $369,000 of loan.
$149,822 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $405,733
- Monthly shortfalls, invested
- $376,506
$53,300 put into an index fund instead of the down payment and closing costs.
$65,126 you'd have paid in while the building lost money, invested instead.
The building comes out $375,007 ahead after 30 years.
- Your equity when you sell
- $958,283
- Rental profits, invested at 7%
- $667,304
Sells for $1,019,450 (value up 3% a year), minus 6% selling cost ($61,167). Rent paid down $336,000 of loan.
$354,223 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $735,344
- Monthly shortfalls, invested
- $21,484
$96,600 put into an index fund instead of the down payment and closing costs.
$3,129 you'd have paid in while the building lost money, invested instead.
The building comes out $868,759 ahead after 30 years.
- Your equity when you sell
- $958,283
- Rental profits, invested at 7%
- $324,948
Sells for $1,019,450 (value up 3% a year), minus 6% selling cost ($61,167). Rent paid down $336,000 of loan.
$201,102 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $735,344
- Monthly shortfalls, invested
- $159,450
$96,600 put into an index fund instead of the down payment and closing costs.
$26,298 you'd have paid in while the building lost money, invested instead.
The building comes out $388,437 ahead after 30 years.
- Your equity when you sell
- $935,467
- Rental profits, invested at 7%
- $716,835
Sells for $995,178 (value up 3% a year), minus 6% selling cost ($59,711). Rent paid down $328,000 of loan.
$371,783 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $717,836
- Monthly shortfalls, invested
- $10,683
$94,300 put into an index fund instead of the down payment and closing costs.
$1,529 you'd have paid in while the building lost money, invested instead.
The building comes out $923,783 ahead after 30 years.
- Your equity when you sell
- $935,467
- Rental profits, invested at 7%
- $355,346
Sells for $995,178 (value up 3% a year), minus 6% selling cost ($59,711). Rent paid down $328,000 of loan.
$214,936 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $717,836
- Monthly shortfalls, invested
- $129,517
$94,300 put into an index fund instead of the down payment and closing costs.
$20,971 you'd have paid in while the building lost money, invested instead.
The building comes out $443,461 ahead after 30 years.
- Your equity when you sell
- $958,283
- Rental profits, invested at 7%
- $804,756
Sells for $1,019,450 (value up 3% a year), minus 6% selling cost ($61,167). Rent paid down $315,000 of loan.
$401,470 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $895,201
- Monthly shortfalls, invested
- $567
$117,600 put into an index fund instead of the down payment and closing costs.
$80 you'd have paid in while the building lost money, invested instead.
The building comes out $867,272 ahead after 30 years.
- Your equity when you sell
- $958,283
- Rental profits, invested at 7%
- $409,676
Sells for $1,019,450 (value up 3% a year), minus 6% selling cost ($61,167). Rent paid down $315,000 of loan.
$238,549 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $895,201
- Monthly shortfalls, invested
- $85,809
$117,600 put into an index fund instead of the down payment and closing costs.
$13,448 you'd have paid in while the building lost money, invested instead.
The building comes out $386,950 ahead after 30 years.
- Your equity when you sell
- $935,467
- Rental profits, invested at 7%
- $860,750
Sells for $995,178 (value up 3% a year), minus 6% selling cost ($59,711). Rent paid down $307,500 of loan.
$419,354 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $873,887
$114,800 put into an index fund instead of the down payment and closing costs.
The building comes out $922,330 ahead after 30 years.
- Your equity when you sell
- $935,467
- Rental profits, invested at 7%
- $444,511
Sells for $995,178 (value up 3% a year), minus 6% selling cost ($59,711). Rent paid down $307,500 of loan.
$252,919 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $873,887
- Monthly shortfalls, invested
- $64,083
$114,800 put into an index fund instead of the down payment and closing costs.
$9,855 you'd have paid in while the building lost money, invested instead.
The building comes out $442,008 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 $1.41M, stocks $616K. The property wins.
Year 30 (loan paid off): property $1.16M, stocks $839K. The property wins.
Year 30 (loan paid off): property $1.43M, stocks $575K. The property wins.
Year 30 (loan paid off): property $1.16M, stocks $782K. The property wins.
Year 30 (loan paid off): property $1.63M, stocks $757K. The property wins.
Year 30 (loan paid off): property $1.28M, stocks $895K. The property wins.
Year 30 (loan paid off): property $1.65M, stocks $729K. The property wins.
Year 30 (loan paid off): property $1.29M, stocks $847K. The property wins.
Year 30 (loan paid off): property $1.76M, stocks $896K. The property wins.
Year 30 (loan paid off): property $1.37M, stocks $981K. The property wins.
Year 30 (loan paid off): property $1.80M, stocks $874K. The property wins.
Year 30 (loan paid off): property $1.38M, stocks $938K. The property wins.
Comparable rentals
Nearby rentals RentCast matched to each unit type, as of 2026-10-05. The estimate above is RentCast's, weighted toward the closest matches.
3 bed / 1 bath estimate $1,825/mo · range $1,625–$2,025
| Address | Rent | Bd / Ba | Distance | Match |
|---|---|---|---|---|
| Ross Ave, Unit 1090, Saint Paul 55106 | $1,910 | 3 / 1 | 0.2 mi | 94% |
| 1428 Case Ave E, Unit 4, Saint Paul 55106 off market | $1,540 | 3 / 1 | 0.6 mi | 93% |
| 880 Wilson Ave, Saint Paul 55106 | $1,425 | 3 / 1 | 1.0 mi | 92% |
| 222 Maple St, Apt 1, Saint Paul 55106 off market | $1,400 | 3 / 1 | 1.0 mi | 92% |
| 1237 7th St E, Saint Paul 55106 off market | $1,595 | 3 / 1 | 0.1 mi | 91% |
| 1237 7th St E, Unit 1, Saint Paul 55106 off market | $1,595 | 3 / 1 | 0.1 mi | 91% |
| 1295-1297 Euclid St, Saint Paul 55106 off market | $2,100 | 3 / 1.5 | 0.7 mi | 88% |
| 786 7th St E, Saint Paul 55106 off market | $1,599 | 3 / 1 | 0.9 mi | 87% |
| 1426 Case Ave E, Unit 2, Saint Paul 55106 off market | $1,495 | 3 / 1 | 0.6 mi | 85% |
| 1430 Case Ave E, Unit 1, Saint Paul 55106 off market | $1,495 | 3 / 1 | 0.6 mi | 85% |
On the maps, this property and comparable rentals. Comparable rentals and rent estimate: RentCast. Rents are asking rents from listings; check them against the actual leases.
Red flags and opportunities
Watch for
- highPriced above what rents support: negative cash flow at asking Based on: data: underwriting.cash_flow_monthly · AI review
- mediumNo rental certificate (CofO) on file in the city's data. Ask whether the building is licensed as a rental and when it was last inspected. Public record: St. Paul Certificate of Occupancy – Residential: no record for 1195 BUSH AVE (dataset last updated mid-2025)
- mediumBought for $35,500 in Dec 2023; asking is 1083% more 33 months later. Ask what was done to justify the jump. Public record: Ramsey County parcel 282922440144: last sale 2023-12-29, $35,500
- mediumLand bought for $35,500 in Dec 2023, so the price is mostly builder margin; check what permits and costs were involved Based on: data: county.last_sale_price · AI review
- mediumMarketed to owner-occupants, with no rents or rent roll given; as an investment, income is unproven Listing says: Ideal opportunity for an owner-occupant, including those seeking to offset housing costs. · AI review
- low$373 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 282922440144: special assessments (payable 2026) = $372.72
- lowClose to I-94 at about 1.4 km; check noise and area demand Based on: data: highway.distance_m · AI review
Opportunities
- Long time on market: room to negotiate. Based on: Listing data: 200 days on market
- New construction should mean low repairs and reserves in the early years Listing says: the benefits of low-maintenance new construction · AI review
- In-unit washer/dryer in each unit supports rents and tenant retention Listing says: in-unit washer and dryer · AI review
- Built after 2004, so St. Paul's rent cap likely doesn't apply, if the CofO date confirms it Based on: data: underwriting.rent_rule · AI review
- Garage parking adds appeal for 3-bed tenants Listing says: Property includes a 2-car garage · AI review
Questions for the agent
- What is the first CofO date, and is the building licensed as a rental with the city?
- What are the $373 in special assessments for, and are they paid at closing?
- Is there a builder warranty, and do the permits and final inspections show as closed?
- Why has it sat 200 days, and has the price been cut?
- Is each unit separately metered for gas and electric, and what are heating and cooling like (central, one system or two)?
- Would the seller consider a lower price, given that our break-even is near $385K?
Bottom line
Clean new-build duplex, but at $420K it loses money as a rental, so it works only as an owner-occupant buy or with a real price cut. AI-assisted summary
What the records say
Where each number comes from
| Property tax / yr Public recordRamsey County record, payable 2026 (non-homestead) | $3,885 |
| Insurance / yr Estimateestimate. from units, square feet and age; get a quote | $2,450 |
| 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. base rate | 8% / 8% |
Price history Realtor.com
On the market since 2026-03-19 (200 days, relisted 1×); last sold for $129,000 on 2003-10-21.
| Date | Event | Price |
|---|---|---|
| Relisted | $420,000 | |
| Removed | — | |
| Listed | $420,000 | |
| Sold public record | $129,000 | |
| Sold public record | $100,000 | |
| Sold public record | $34,570 | |
| Sold public record | $35,500 |
County record Public record
| Recorded as | two family dwelling - up/dwn |
| Living units | 2 |
| Year built | 2024 |
| Market value (2026) | $530,300 |
| Property tax, payable 2026 | $3,885 |
| Special assessments | $373 |
| Homestead | no |
| Last sale | 2023-12-29 · $35,500 |
Source: Ramsey County parcel records.
City rental certificate (CofO)
No record in St. Paul Certificate of Occupancy – Residential (dataset last updated mid-2025).
Nearest highway
I 94, about 1430 m away.
Crime in Dayton's Bluff
970 incidents in the last 12 months (52 per 1,000 residents), −6% vs. the year before. St. Paul police incidents, excluding proactive visits and community events.