1199 Ross Ave
Triplex · 3 units: 1 bed / 1 bath and 2 bed / 1 bath ×2 · 1,862 sq ft
Saint Paul, MN · Dayton's Bluff · View the listing ↗
Photos, via Realtor.com.
- Asking price
- $270,000 3 units · $90K per unit
- Monthly cash flow
- $375 at 20% down, 7%
- Break-even price
- $340,395 where cash flow hits $0
First look
Three units, fully occupied, at $270K, and our model shows about $375/mo cash flow and an 8.1% cap on estimated rents. But the listing gives no actual rents, so that number is only as good as our estimates. Photos show dated, worn interiors and an exterior stair to the upper unit. There's no rental license on file and no heat info beyond 'N/CENTRAL', so confirm the licensing and who pays for heat before anything else. It's worth a showing only if the seller produces a rent roll and leases that match the estimates.
Things to consider
- Rents are unverified Cash flow of $375/mo depends on our estimated rents. Actual rents could be lower or higher, and the 3% cap limits increases for sitting tenants.Listing says: “All units are fully occupied.”
- Rental license is missing Without a certificate of occupancy you could face inspection costs, required repairs or limits on renting the units.
- Likely electric or non-central heat If tenants pay, expenses are lower for you. If you pay, it cuts into cash flow. Baseboard electric also makes heating bills high.From photo 5
- Special assessments and taxes Taxes of about $5,647 plus $649 in assessments reduce income. Check whether the assessments continue.
- Interior condition is dated Kitchens and baths look old, so budget for turnover and updates before pushing rents.From photo 6
- Price is well above the 2020 purchase The seller paid $229,900 in 2020 and is asking $270,000, so confirm what improvements justify the gap.
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
- $270,000
- Cash to close
- $35,100
- Price per unit
- $90,000
- GRM
- 6.0
Each month
- Cash flow
- $43/mo
- Cash-on-cash
- 1.5%
- Cap rate
- 8.1%
- DSCR
- 1.02×
Break-even
- Price that breaks even
- $276,590
- Rent that breaks even
- $3,694/mo
Long run
- Year 30: property vs stocks
- $1.46M vs $267K
- Cash flow turns positive
- year 1
The deal
- Price
- $270,000
- Cash to close
- $35,100
- Price per unit
- $90,000
- GRM
- 6.0
Each month
- Cash flow
- −$274/mo
- Cash-on-cash
- −9.4%
- Cap rate
- 6.6%
- DSCR
- 0.85×
Break-even
- Price that breaks even
- $228,157
- Rent that breaks even
- $4,150/mo
Long run
- Year 30: property vs stocks
- $1.03M vs $334K
- Cash flow turns positive
- year 5
The deal
- Price
- $260,000
- Cash to close
- $33,800
- Price per unit
- $86,667
- GRM
- 5.8
Each month
- Cash flow
- $109/mo
- Cash-on-cash
- 3.9%
- Cap rate
- 8.4%
- DSCR
- 1.06×
Break-even
- Price that breaks even
- $276,590
- Rent that breaks even
- $3,609/mo
Long run
- Year 30: property vs stocks
- $1.50M vs $257K
- Cash flow turns positive
- year 1
The deal
- Price
- $260,000
- Cash to close
- $33,800
- Price per unit
- $86,667
- GRM
- 5.8
Each month
- Cash flow
- −$209/mo
- Cash-on-cash
- −7.4%
- Cap rate
- 6.9%
- DSCR
- 0.88×
Break-even
- Price that breaks even
- $228,157
- Rent that breaks even
- $4,054/mo
Long run
- Year 30: property vs stocks
- $1.06M vs $304K
- Cash flow turns positive
- year 5
The deal
- Price
- $270,000
- Cash to close
- $62,100
- Price per unit
- $90,000
- GRM
- 6.0
Each month
- Cash flow
- $375/mo
- Cash-on-cash
- 7.2%
- Cap rate
- 8.1%
- DSCR
- 1.26×
Break-even
- Price that breaks even
- $340,395
- Rent that breaks even
- $3,263/mo
Long run
- Year 30: property vs stocks
- $1.71M vs $473K
- Cash flow turns positive
- year 1
The deal
- Price
- $270,000
- Cash to close
- $62,100
- Price per unit
- $90,000
- GRM
- 6.0
Each month
- Cash flow
- $57/mo
- Cash-on-cash
- 1.1%
- Cap rate
- 6.6%
- DSCR
- 1.04×
Break-even
- Price that breaks even
- $280,789
- Rent that breaks even
- $3,666/mo
Long run
- Year 30: property vs stocks
- $1.21M vs $473K
- Cash flow turns positive
- year 1
The deal
- Price
- $260,000
- Cash to close
- $59,800
- Price per unit
- $86,667
- GRM
- 5.8
Each month
- Cash flow
- $428/mo
- Cash-on-cash
- 8.6%
- Cap rate
- 8.4%
- DSCR
- 1.31×
Break-even
- Price that breaks even
- $340,395
- Rent that breaks even
- $3,194/mo
Long run
- Year 30: property vs stocks
- $1.74M vs $455K
- Cash flow turns positive
- year 1
The deal
- Price
- $260,000
- Cash to close
- $59,800
- Price per unit
- $86,667
- GRM
- 5.8
Each month
- Cash flow
- $111/mo
- Cash-on-cash
- 2.2%
- Cap rate
- 6.9%
- DSCR
- 1.08×
Break-even
- Price that breaks even
- $280,789
- Rent that breaks even
- $3,589/mo
Long run
- Year 30: property vs stocks
- $1.25M vs $455K
- Cash flow turns positive
- year 1
The deal
- Price
- $270,000
- Cash to close
- $75,600
- Price per unit
- $90,000
- GRM
- 6.0
Each month
- Cash flow
- $464/mo
- Cash-on-cash
- 7.4%
- Cap rate
- 8.1%
- DSCR
- 1.34×
Break-even
- Price that breaks even
- $363,088
- Rent that breaks even
- $3,147/mo
Long run
- Year 30: property vs stocks
- $1.81M vs $575K
- Cash flow turns positive
- year 1
The deal
- Price
- $270,000
- Cash to close
- $75,600
- Price per unit
- $90,000
- GRM
- 6.0
Each month
- Cash flow
- $147/mo
- Cash-on-cash
- 2.3%
- Cap rate
- 6.6%
- DSCR
- 1.11×
Break-even
- Price that breaks even
- $299,508
- Rent that breaks even
- $3,535/mo
Long run
- Year 30: property vs stocks
- $1.31M vs $575K
- Cash flow turns positive
- year 1
The deal
- Price
- $260,000
- Cash to close
- $72,800
- Price per unit
- $86,667
- GRM
- 5.8
Each month
- Cash flow
- $514/mo
- Cash-on-cash
- 8.5%
- Cap rate
- 8.4%
- DSCR
- 1.40×
Break-even
- Price that breaks even
- $363,088
- Rent that breaks even
- $3,082/mo
Long run
- Year 30: property vs stocks
- $1.84M vs $554K
- Cash flow turns positive
- year 1
The deal
- Price
- $260,000
- Cash to close
- $72,800
- Price per unit
- $86,667
- GRM
- 5.8
Each month
- Cash flow
- $197/mo
- Cash-on-cash
- 3.2%
- Cap rate
- 6.9%
- DSCR
- 1.15×
Break-even
- Price that breaks even
- $299,508
- Rent that breaks even
- $3,462/mo
Long run
- Year 30: property vs stocks
- $1.35M vs $554K
- Cash flow turns positive
- year 1
Monthly
Monthly breakdown
| Rent | $3,750 |
| Vacancy (6%) | −$225 |
| Collected | $3,525 |
| Property tax Public record | −$471 |
| Insurance Estimate | −$290 |
| Water, sewer, trash Estimate | −$255 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$300 |
| Capital reserve (9% of rent) | −$338 |
| Net operating income | $1,812 |
| Mortgage (principal + interest) | −$1,617 |
| PMI | −$152 |
| Cash flow | $43 |
| Principal paid down (equity, not cash) | $206 |
| Rent | $3,750 |
| Vacancy (6%) | −$225 |
| Collected | $3,525 |
| Property tax Public record | −$471 |
| Insurance Estimate | −$290 |
| Water, sewer, trash Estimate | −$255 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$300 |
| Capital reserve (9% of rent) | −$338 |
| Property management | −$317 |
| Net operating income | $1,494 |
| Mortgage (principal + interest) | −$1,617 |
| PMI | −$152 |
| Cash flow | −$274 |
| Principal paid down (equity, not cash) | $206 |
| Rent | $3,750 |
| Vacancy (6%) | −$225 |
| Collected | $3,525 |
| Property tax Public record | −$471 |
| Insurance Estimate | −$290 |
| Water, sewer, trash Estimate | −$255 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$300 |
| Capital reserve (9% of rent) | −$338 |
| Net operating income | $1,812 |
| Mortgage (principal + interest) | −$1,557 |
| PMI | −$146 |
| Cash flow | $109 |
| Principal paid down (equity, not cash) | $198 |
| Rent | $3,750 |
| Vacancy (6%) | −$225 |
| Collected | $3,525 |
| Property tax Public record | −$471 |
| Insurance Estimate | −$290 |
| Water, sewer, trash Estimate | −$255 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$300 |
| Capital reserve (9% of rent) | −$338 |
| Property management | −$317 |
| Net operating income | $1,494 |
| Mortgage (principal + interest) | −$1,557 |
| PMI | −$146 |
| Cash flow | −$209 |
| Principal paid down (equity, not cash) | $198 |
| Rent | $3,750 |
| Vacancy (6%) | −$225 |
| Collected | $3,525 |
| Property tax Public record | −$471 |
| Insurance Estimate | −$290 |
| Water, sewer, trash Estimate | −$255 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$300 |
| Capital reserve (9% of rent) | −$338 |
| Net operating income | $1,812 |
| Mortgage (principal + interest) | −$1,437 |
| Cash flow | $375 |
| Principal paid down (equity, not cash) | $183 |
| Rent | $3,750 |
| Vacancy (6%) | −$225 |
| Collected | $3,525 |
| Property tax Public record | −$471 |
| Insurance Estimate | −$290 |
| Water, sewer, trash Estimate | −$255 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$300 |
| Capital reserve (9% of rent) | −$338 |
| Property management | −$317 |
| Net operating income | $1,494 |
| Mortgage (principal + interest) | −$1,437 |
| Cash flow | $57 |
| Principal paid down (equity, not cash) | $183 |
| Rent | $3,750 |
| Vacancy (6%) | −$225 |
| Collected | $3,525 |
| Property tax Public record | −$471 |
| Insurance Estimate | −$290 |
| Water, sewer, trash Estimate | −$255 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$300 |
| Capital reserve (9% of rent) | −$338 |
| Net operating income | $1,812 |
| Mortgage (principal + interest) | −$1,384 |
| Cash flow | $428 |
| Principal paid down (equity, not cash) | $176 |
| Rent | $3,750 |
| Vacancy (6%) | −$225 |
| Collected | $3,525 |
| Property tax Public record | −$471 |
| Insurance Estimate | −$290 |
| Water, sewer, trash Estimate | −$255 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$300 |
| Capital reserve (9% of rent) | −$338 |
| Property management | −$317 |
| Net operating income | $1,494 |
| Mortgage (principal + interest) | −$1,384 |
| Cash flow | $111 |
| Principal paid down (equity, not cash) | $176 |
| Rent | $3,750 |
| Vacancy (6%) | −$225 |
| Collected | $3,525 |
| Property tax Public record | −$471 |
| Insurance Estimate | −$290 |
| Water, sewer, trash Estimate | −$255 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$300 |
| Capital reserve (9% of rent) | −$338 |
| Net operating income | $1,812 |
| Mortgage (principal + interest) | −$1,347 |
| Cash flow | $464 |
| Principal paid down (equity, not cash) | $171 |
| Rent | $3,750 |
| Vacancy (6%) | −$225 |
| Collected | $3,525 |
| Property tax Public record | −$471 |
| Insurance Estimate | −$290 |
| Water, sewer, trash Estimate | −$255 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$300 |
| Capital reserve (9% of rent) | −$338 |
| Property management | −$317 |
| Net operating income | $1,494 |
| Mortgage (principal + interest) | −$1,347 |
| Cash flow | $147 |
| Principal paid down (equity, not cash) | $171 |
| Rent | $3,750 |
| Vacancy (6%) | −$225 |
| Collected | $3,525 |
| Property tax Public record | −$471 |
| Insurance Estimate | −$290 |
| Water, sewer, trash Estimate | −$255 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$300 |
| Capital reserve (9% of rent) | −$338 |
| Net operating income | $1,812 |
| Mortgage (principal + interest) | −$1,297 |
| Cash flow | $514 |
| Principal paid down (equity, not cash) | $165 |
| Rent | $3,750 |
| Vacancy (6%) | −$225 |
| Collected | $3,525 |
| Property tax Public record | −$471 |
| Insurance Estimate | −$290 |
| Water, sewer, trash Estimate | −$255 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$300 |
| Capital reserve (9% of rent) | −$338 |
| Property management | −$317 |
| Net operating income | $1,494 |
| Mortgage (principal + interest) | −$1,297 |
| Cash flow | $197 |
| Principal paid down (equity, not cash) | $165 |
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
- $616,039
- Rental profits, invested at 7%
- $839,517
Sells for $655,361 (value up 3% a year), minus 6% selling cost ($39,322). Rent paid down $243,000 of loan.
$392,779 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $267,190
$35,100 put into an index fund instead of the down payment and closing costs.
The building comes out $1,188,366 ahead after 30 years.
- Your equity when you sell
- $616,039
- Rental profits, invested at 7%
- $413,275
Sells for $655,361 (value up 3% a year), minus 6% selling cost ($39,322). Rent paid down $243,000 of loan.
$221,927 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $267,190
- Monthly shortfalls, invested
- $67,240
$35,100 put into an index fund instead of the down payment and closing costs.
$10,267 you'd have paid in while the building lost money, invested instead.
The building comes out $694,884 ahead after 30 years.
- Your equity when you sell
- $593,223
- Rental profits, invested at 7%
- $909,130
Sells for $631,088 (value up 3% a year), minus 6% selling cost ($37,865). Rent paid down $234,000 of loan.
$414,605 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $257,294
$33,800 put into an index fund instead of the down payment and closing costs.
The building comes out $1,245,059 ahead after 30 years.
- Your equity when you sell
- $593,223
- Rental profits, invested at 7%
- $462,621
Sells for $631,088 (value up 3% a year), minus 6% selling cost ($37,865). Rent paid down $234,000 of loan.
$240,609 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $257,294
- Monthly shortfalls, invested
- $46,973
$33,800 put into an index fund instead of the down payment and closing costs.
$7,123 you'd have paid in while the building lost money, invested instead.
The building comes out $751,577 ahead after 30 years.
- Your equity when you sell
- $616,039
- Rental profits, invested at 7%
- $1,090,126
Sells for $655,361 (value up 3% a year), minus 6% selling cost ($39,322). Rent paid down $216,000 of loan.
$464,737 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $472,721
$62,100 put into an index fund instead of the down payment and closing costs.
The building comes out $1,233,444 ahead after 30 years.
- Your equity when you sell
- $616,039
- Rental profits, invested at 7%
- $596,645
Sells for $655,361 (value up 3% a year), minus 6% selling cost ($39,322). Rent paid down $216,000 of loan.
$283,617 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $472,721
$62,100 put into an index fund instead of the down payment and closing costs.
The building comes out $739,963 ahead after 30 years.
- Your equity when you sell
- $593,223
- Rental profits, invested at 7%
- $1,150,457
Sells for $631,088 (value up 3% a year), minus 6% selling cost ($37,865). Rent paid down $208,000 of loan.
$483,898 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $455,213
$59,800 put into an index fund instead of the down payment and closing costs.
The building comes out $1,288,467 ahead after 30 years.
- Your equity when you sell
- $593,223
- Rental profits, invested at 7%
- $656,976
Sells for $631,088 (value up 3% a year), minus 6% selling cost ($37,865). Rent paid down $208,000 of loan.
$302,778 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $455,213
$59,800 put into an index fund instead of the down payment and closing costs.
The building comes out $794,986 ahead after 30 years.
- Your equity when you sell
- $616,039
- Rental profits, invested at 7%
- $1,191,935
Sells for $655,361 (value up 3% a year), minus 6% selling cost ($39,322). Rent paid down $202,500 of loan.
$497,071 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $575,486
$75,600 put into an index fund instead of the down payment and closing costs.
The building comes out $1,232,488 ahead after 30 years.
- Your equity when you sell
- $616,039
- Rental profits, invested at 7%
- $698,453
Sells for $655,361 (value up 3% a year), minus 6% selling cost ($39,322). Rent paid down $202,500 of loan.
$315,951 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $575,486
$75,600 put into an index fund instead of the down payment and closing costs.
The building comes out $739,007 ahead after 30 years.
- Your equity when you sell
- $593,223
- Rental profits, invested at 7%
- $1,248,496
Sells for $631,088 (value up 3% a year), minus 6% selling cost ($37,865). Rent paid down $195,000 of loan.
$515,034 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $554,172
$72,800 put into an index fund instead of the down payment and closing costs.
The building comes out $1,287,547 ahead after 30 years.
- Your equity when you sell
- $593,223
- Rental profits, invested at 7%
- $755,014
Sells for $631,088 (value up 3% a year), minus 6% selling cost ($37,865). Rent paid down $195,000 of loan.
$333,914 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $554,172
$72,800 put into an index fund instead of the down payment and closing costs.
The building comes out $794,065 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 $1.46M, stocks $267K. The property wins.
Year 30 (loan paid off): property $1.03M, stocks $334K. The property wins.
Year 30 (loan paid off): property $1.50M, stocks $257K. The property wins.
Year 30 (loan paid off): property $1.06M, stocks $304K. The property wins.
Year 30 (loan paid off): property $1.71M, stocks $473K. The property wins.
Year 30 (loan paid off): property $1.21M, stocks $473K. The property wins.
Year 30 (loan paid off): property $1.74M, stocks $455K. The property wins.
Year 30 (loan paid off): property $1.25M, stocks $455K. The property wins.
Year 30 (loan paid off): property $1.81M, stocks $575K. The property wins.
Year 30 (loan paid off): property $1.31M, stocks $575K. The property wins.
Year 30 (loan paid off): property $1.84M, stocks $554K. The property wins.
Year 30 (loan paid off): property $1.35M, stocks $554K. 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.
1 bed estimate $1,050/mo · range $900–$1,125 · 9 rentals within 0.75 mi
| Address | Rent | Bd / Ba | Distance |
|---|---|---|---|
| 1348 Ames Ave, Saint Paul | $1,050 | 1 / 1 | 0.5 mi |
| 1430 York Ave, Saint Paul | $995 | 1 / 1 | 0.5 mi |
| 1269 Cook Ave E Apt 208, Saint Paul | $850 | 1 / 1 | 0.5 mi |
| 1267 Cook Ave E, Saint Paul | $850 | 1 / 1 | 0.5 mi |
| 1272 Magnolia Ave E Apt 104, Saint Paul | $850 | 1 / 1 | 0.6 mi |
| 1419 Case Ave E, Saint Paul | $1,099 | 1 / 1 | 0.6 mi |
| 1455 Minnehaha Ave E Apt 203, Saint Paul | $977 | 1 / 1 | 0.6 mi |
| 1439 Case Ave, Saint Paul | $1,099 | 1 / 1 | 0.6 mi |
| 1465 Minnehaha Ave E Apt 204, Saint Paul | $1,006 | 1 / 1 | 0.6 mi |
2 bed estimate $1,350/mo · range $1,050–$1,575 · 7 rentals within 0.75 mi
| Address | Rent | Bd / Ba | Distance |
|---|---|---|---|
| 1348 Ames Ave, Saint Paul | $1,275 | 2 / 1 | 0.5 mi |
| 1428 7th St E, Saint Paul | $1,624 | 2 / 1 | 0.5 mi |
| 1439 7th St E, Saint Paul | $1,400 | 2 / 1 | 0.5 mi |
| 1430 York Ave, Saint Paul | $1,155 | 2 / 1 | 0.5 mi |
| 1267 Cook Ave E, Saint Paul | $995 | 2 / 1 | 0.5 mi |
| 1270 Magnolia Ave E Apt 205, Saint Paul | $995 | 2 / 1 | 0.6 mi |
| 914 Lawson Ave E, Saint Paul | $1,490 | 2 / 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
- highNo actual rents or lease terms given, so the cash flow figure rests on our estimates Listing says: All units are fully occupied. · 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 1199 ROSS AVE (dataset last updated mid-2025)
- mediumHeating is not described and county data shows no central heat; units may have electric baseboard or separate systems, which affects who pays and the cost Based on: data: county.heat_type · AI review
- mediumUpper unit is reached by an exterior wooden stair; check condition, egress and code compliance Based on: photo 10 · AI review
- mediumBuilt in 1885, so check wiring, plumbing and foundation age Based on: data: listing.year_built · 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 282922440115: special assessments (payable 2026) = $648.76
- low63 days on market suggests pricing or condition resistance Based on: data: listing.days_on_market · AI review
Opportunities
- Break-even price in our model is far above the ask, so there is margin if rents verify Based on: data: underwriting.break_even_price · AI review
- Dated finishes mean a light refresh could support rents nearer the estimate mid, subject to the 3% cap on sitting tenants Based on: photo 2 · AI review
Questions for the agent
- What are the current rents and lease end dates for each unit, and can we see the rent roll and leases?
- How is each unit heated, and who pays heat, electric, water and trash?
- Is the building licensed as a three-unit rental, and when was the last city inspection?
- What are the $649 special assessments for, and will the seller pay them at closing?
- How old are the roof, the electrical panels and the water heaters?
- Is the upper unit's exterior stair original, and has it been inspected?
Bottom line
The numbers look good on paper, but with no rents, no license on file and tired interiors, it only works if the rent roll checks out. AI-assisted summary
What the records say
Where each number comes from
| Property tax / yr Public recordRamsey County record, payable 2026 (non-homestead) | $5,647 |
| Insurance / yr Estimateestimate. from units, square feet and age; get a quote | $3,482 |
| 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 1885: +1 pt capital reserve | 8% / 9% |
Price history Realtor.com
On the market since 2026-07-20 (77 days); down $20,000 (6.9%) from the first ask of $290,000; last sold for $229,900 on 2020-03-13.
| Date | Event | Price |
|---|---|---|
| Price changed | $270,000 | |
| Price changed | $275,000 | |
| Price changed | $280,000 | |
| Price changed | $285,000 | |
| Listed | $290,000 | |
| Removed | $290,000 | |
| Listed | $290,000 | |
| Removed | — | |
| Price changed | $289,000 | |
| Price changed | $290,000 | |
| Price changed | $295,000 | |
| Price changed | $299,000 | |
| Price changed | $315,000 | |
| Listed | $325,000 | |
| Sold | $229,900 | |
| Listed | $239,900 | |
| Removed | $131,990 | |
| Price changed | $131,990 | |
| Price changed | $132,990 | |
| Price changed | $137,590 | |
| Price changed | $138,590 | |
| Price changed | $139,600 | |
| Price changed | $139,800 | |
| Listed | $139,900 | |
| Sold public record | $140,000 |
County record Public record
| Recorded as | three family dwelling, platted lot |
| Living units | 3 |
| Year built | 1885 |
| Market value (2026) | $264,300 |
| Property tax, payable 2026 | $5,647 |
| Special assessments | $649 |
| Homestead | no |
| Last sale | 2020-03-13 · $229,900 |
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 1528 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.