1210 Sherburne Ave

Duplex · 2 units: 1 bed / 1 bath ×2 unit split estimated · 1,622 sq ft

Saint Paul, MN · Hamline – Midway · View the listing ↗

Far off

23 photos

Photos courtesy of Roseville Realty, via Realtor.com.

Asking price: $320,000
Monthly cash flow: −$843
Estimated rent: $2,200/mo
Break-even price: $161,690

Adjust the numbers See the full breakdown

From the listing

Well maintained side-by-side duplex in Saint Paul's desirable Hamline-Midway neighborhood offering a great opportunity for both owner-occupants and investors. Thoughtfully updated and move-in ready, this property provides the flexibility to live in one unit while generating rental income from the other, or immediately lease both units. The beautifully remodeled 1210 unit features an open-concept layout with abundant natural light, original hardwood floors, an updated kitchen with granite countertops, stainless steel appliances, pantry, dishwasher, new cabinetry, and a remodeled bathroom with a classic subway tile surround. The partially finished lower level includes a dedicated office or flex space ideal for working from home, along with in-unit laundry. The 1208 unit has been refreshed with new paint and offers a clean, inviting living space. Previously leased for a combined $2,960 per month, this duplex features separate gas and electric utilities for each unit, helping keep owner expenses low, with the owner responsible for only water and trash. Major improvements include replacement windows (2013), furnaces replaced in 2016 and 2021, a 2021 water heater in the 1210 unit, a roof replaced in 2009, four off-street parking spaces, and a durable stucco exterior. Centrally located within walking distance of grocery stores, restaurants, shopping, parks, and public transportation routes, with convenient access to both downtown Minneapolis and Saint Paul. Enjoy being just minutes from Como Regional Park and the Como Park Zoo & Conservatory, offering year-round recreation, walking and biking trails, and gardens. Whether you're looking to owner-occupy, expand your investment portfolio, this property is ready for its next owner.

Listing courtesy of Roseville Realty (Samuel Foltz). Description from Realtor.com, MLS #7118010. Believed reliable but not guaranteed; confirm with the listing agent. View on Realtor.com ↗

First look

This is a small, clean side-by-side duplex with real updates (windows, furnaces, roof) and separate gas and electric meters, so the owner only pays water and trash. The problem is price. At $320K the deal runs about -$843 a month with a 3.2% cap rate, and break-even is near $162K, so it only works as an owner-occupant purchase, not as a rental. The listing says the units were previously leased for a combined $2,960, but it gives no per-unit rents or lease status, and our estimate is about $1,100 per unit. Roof is from 2009, so it is at or near the end of its life. Get the current rent roll, the leases, and the roof age and condition before a showing. Also ask why it has sat 64 days.

Things to consider

Price is far above what the rents support The underwriting shows -$843 a month and a 3.2% cap rate; break-even is about $162K. Investors will need a major price cut or must treat it as a house-hack.
The $2,960 rent claim needs proof It is a combined past figure, not current per-unit rent, and it is well above our estimate of about $1,100 per unit. Any shortfall hits value.Listing says: “Previously leased for a combined $2,960 per month”
Owner costs are low on utilities but taxes are high Tenants pay their own gas and electric, but the non-homestead tax is $5,827 plus special assessments.
Roof age is a near-term capital expense A 2009 roof is nearing the end of its life, and replacement on a duplex can run well into five figures.Listing says: “a roof replaced in 2009”
St. Paul rent cap limits upside with sitting tenants If tenants are in place at low rents, increases are capped at 3% a year, so the gap to market closes slowly.

From the photos

Based on 10 of the listing photos. Photos can hide as much as they show; an inspection is the real answer.

Rents the listing states

1208 + 1210 combined: $2,960Listing says: Previously leased for a combined $2,960 per month

Condition and repairs

doneReplacement windows (2013)Listing says: replacement windows (2013), furnaces replaced in 2016 and 2021

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: $320,000
Cash to close: $73,600
Price per unit: $160,000
GRM: 12.1

Each month

Cash flow: −$843/mo
Cash-on-cash: −13.7%
Cap rate: 3.2%
DSCR: 0.51×

Break-even

Price that breaks even: $161,690
Rent that breaks even: $3,253/mo

Long run

Year 30: property vs stocks: $730K vs $1.24M
Cash flow turns positive: year 30

Monthly

Monthly breakdown

Rent	$2,200
Vacancy (6%)	−$132
Collected	$2,068
Property tax Public record	−$486
Insurance Estimate	−$184
Water, sewer, trash Estimate	−$170
Lawn care ($120 × 6 mo ÷ 12)	−$60
Repairs (7% of rent)	−$154
Capital reserve (7% of rent)	−$154
Net operating income	$861
Mortgage (principal + interest)	−$1,703
Cash flow	−$843
Principal paid down (equity, not cash)	$217

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

If you buy this building$730,184

Your equity when you sell: $730,121
Rental profits, invested at 7%: $63

Same money in stocks$1,235,114

Cash to close, invested at 7%: $560,262
Monthly shortfalls, invested: $674,852

Stocks come out $504,930 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

This propertyStocks at 7%

Year 30 (loan paid off): property $730K, stocks $1.24M. 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.

1 bed estimate $1,100/mo · range $1,050–$1,325 · 9 rentals within 0.75 mi

Address	Rent	Bd / Ba	Sq ft	Distance	Listed	Type
1309 University Ave W, Saint Paul	$1,009	1 / 1	—	0.2 mi	2026-07-17	Apartment
411 Lexington Pkwy N, Saint Paul	$1,594	1 / 1	642	0.3 mi	2026-07-31	Apartment
1332 Minnehaha Ave W, Saint Paul	$1,049	1 / 1	499	0.5 mi	2025-03-08	Apartment
937 University Ave W, Saint Paul	$999	1 / 1	612	0.6 mi	2024-07-19	Apartment
996 Van Buren Ave, Saint Paul	$949	1 / 1	610	0.6 mi	2025-07-31	Apartment
984 Van Buren Ave, Saint Paul	$949	1 / 1	610	0.6 mi	2025-08-05	Apartment
1498 Sherburne Ave Unit 2, Saint Paul	$1,395	1 / 1	908	0.6 mi	2026-09-21	Apartment
1552 Edmund Ave, Saint Paul	$825	1 / 1	600	0.7 mi	2026-06-11	Apartment
1562 Edmund Ave Apt 1, Saint Paul	$950	1 / 1	600	0.8 mi	—	Apartment

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 $158,310 above the price where cash flow breaks even ($161,690) at the default scenario. Based on: Derived: price $320,000 vs. break-even $161,690
mediumRoof dates from 2009 and is about 17 years old; asphalt shingles are mid-to-late life Listing says: a roof replaced in 2009 · AI review
mediumCombined past rent of $2,960 is far above our estimate of about $2,200 for two 1-beds; unverified and may be stale Listing says: Previously leased for a combined $2,960 per month · AI review
mediumLast sold for $200K in 2020; asking is $120K above that Based on: data: county.last_sale_price · AI review
low$432 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 342923140209: special assessments (payable 2026) = $432.50
lowRental license shows Pending status, so confirm licensing and any inspection issues Based on: data: city.rental_license · AI review

Opportunities

Owner-occupy one unit and rent the other to offset the cost Listing says: provides the flexibility to live in one unit while generating rental income from the other · AI review
The 1208 unit has only had a cosmetic refresh, so a kitchen and bath update could lift its rent Listing says: The 1208 unit has been refreshed with new paint · AI review
Four off-street parking spaces and separate meters support tenant appeal and keep owner costs low Listing says: four off-street parking spaces · AI review

Questions for the agent

What are the current rents and lease terms for each unit, and are the units occupied or vacant?
Is the $2,960 combined rent from a current or past tenancy, and what was each unit's rent?
What is the roof's condition, and has anyone inspected it?
What are the $432 special assessments for, and does the seller pay them off at closing?
Why has it been on the market 64 days, and have there been price cuts or offers?
Why is the rental license pending, and is the 1208 unit fully licensed?

Bottom line

Nice, updated duplex, but at $320K the rent doesn't carry it; only an owner-occupant case or a much lower price makes sense. AI-assisted summary

What the records say

Where each number comes from

Property tax / yr Public recordRamsey County record, payable 2026 (non-homestead)	$5,828
Insurance / yr Estimateestimate. from units, square feet and age; get a quote	$2,206
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. "fully updated" in the description: -1 pts each	7% / 7%

Price history Realtor.com

On the market since 2026-08-02 (64 days); down $17,000 (5.0%) from the first ask of $337,000; last sold for $200,000 on 2020-06-08.

Date	Event	Price
2026-09-29	Price changed	$320,000
2026-09-07	Price changed	$323,700
2026-08-26	Price changed	$327,000
2026-08-18	Price changed	$331,000
2026-08-02	Listed	$337,000
2020-06-08	Sold	$200,000
2017-01-23	Sold public record	$135,000
2016-12-03	Sold	$135,000
2016-10-03	Listed	$145,000
2009-05-14	Sold public record	$210,000
1993-01-20	Sold public record	$58,000
1992-04-09	Sold public record	$49,000

County record Public record

Recorded as	two family dwelling - up/dwn
Living units	2
Year built	1939
Market value (2026)	$288,400
Property tax, payable 2026	$5,828
Special assessments	$432
Homestead	no
Last sale	2020-06-08 · $200,000

Source: Ramsey County parcel records.

City rental certificate (CofO)

Residential 2 Units: 2 unit(s), A, status pending, renews 2027-10-15.

Nearest highway

I 94, about 505 m away.

Crime in Hamline – Midway

1,219 incidents in the last 12 months (101 per 1,000 residents), −3% vs. the year before. St. Paul police incidents, excluding proactive visits and community events.