1235 Minnehaha Ave E
Duplex · 2 units: 4 bed and 2 bed · 2,439 sq ft
Saint Paul, MN · Dayton's Bluff · View the listing ↗
Photos courtesy of RE/MAX Results, via Realtor.com.
- Asking price
- $364,900 2 units · $182K per unit
- Monthly cash flow
- −$596 at 20% down, 7%
- Estimated rent
- $3,300/mo high confidence
- Break-even price
- $252,865 where cash flow hits $0
First look
This is a gut-rehab duplex on a corner lot that has sat 263 days at $364,900, and the numbers explain why. Our underwriting shows about -$596 a month and a 4.4% cap rate at asking, with break-even near $252,865. The listing gives no rents, no heat details and no permit history, so the first things to pin down are who did the rebuild, whether it was permitted, and what the $9,239 in assessments are. The finishes look fresh in the photos, which helps with repairs, but they don't fix the price gap. Worth a showing only if the seller will move toward the low $250Ks, or if you plan to live in the 4-bed main unit.
Things to consider
- Price is far above what the rents support At asking, the deal loses about $596 a month with a 4.4% cap rate. Break-even is roughly $112K lower.
- Large special assessments $9,239 is a real cost if it transfers to you. It may also repeat on the tax bill.
- Rental license status unclear No rental certificate on file could mean a licensing and inspection step before you can legally rent both units.
- Long time on market gives leverage 263 days suggests the seller is not getting offers at this price. Negotiate on price and assessments.
- Owner-occupying could change the math Living in one unit lowers your housing cost and may improve financing terms. Verify loan options with a lender.Listing says: “Ideal for an owner/occupy investment!”
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
- doneWhole-building rebuild with new kitchens and lightingListing says: Check out this beautifully rebuilt duplex, perfectly situated on a prime corner lot.
- doneModern kitchens in both unitsListing says: Each unit has on trend lighting and stylish and sleek modern kitchens.
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
- $364,900
- Cash to close
- $47,437
- Price per unit
- $182,450
- GRM
- 9.2
Each month
- Cash flow
- −$1,044/mo
- Cash-on-cash
- −26.4%
- Cap rate
- 4.4%
- DSCR
- 0.56×
Break-even
- Price that breaks even
- $205,466
- Rent that breaks even
- $4,656/mo
Long run
- Year 30: property vs stocks
- $875K vs $960K
- Cash flow turns positive
- year 21
The deal
- Price
- $364,900
- Cash to close
- $47,437
- Price per unit
- $182,450
- GRM
- 9.2
Each month
- Cash flow
- −$1,324/mo
- Cash-on-cash
- −33.5%
- Cap rate
- 3.5%
- DSCR
- 0.45×
Break-even
- Price that breaks even
- $162,845
- Rent that breaks even
- $5,231/mo
Long run
- Year 30: property vs stocks
- $833K vs $1.35M
- Cash flow turns positive
- not within 30 years
The deal
- Price
- $354,900
- Cash to close
- $46,137
- Price per unit
- $177,450
- GRM
- 9.0
Each month
- Cash flow
- −$979/mo
- Cash-on-cash
- −25.5%
- Cap rate
- 4.6%
- DSCR
- 0.58×
Break-even
- Price that breaks even
- $205,466
- Rent that breaks even
- $4,571/mo
Long run
- Year 30: property vs stocks
- $862K vs $891K
- Cash flow turns positive
- year 20
The deal
- Price
- $354,900
- Cash to close
- $46,137
- Price per unit
- $177,450
- GRM
- 9.0
Each month
- Cash flow
- −$1,258/mo
- Cash-on-cash
- −32.7%
- Cap rate
- 3.6%
- DSCR
- 0.46×
Break-even
- Price that breaks even
- $162,845
- Rent that breaks even
- $5,135/mo
Long run
- Year 30: property vs stocks
- $810K vs $1.27M
- Cash flow turns positive
- not within 30 years
The deal
- Price
- $364,900
- Cash to close
- $83,927
- Price per unit
- $182,450
- GRM
- 9.2
Each month
- Cash flow
- −$596/mo
- Cash-on-cash
- −8.5%
- Cap rate
- 4.4%
- DSCR
- 0.69×
Break-even
- Price that breaks even
- $252,865
- Rent that breaks even
- $4,074/mo
Long run
- Year 30: property vs stocks
- $929K vs $954K
- Cash flow turns positive
- year 16
The deal
- Price
- $364,900
- Cash to close
- $83,927
- Price per unit
- $182,450
- GRM
- 9.2
Each month
- Cash flow
- −$875/mo
- Cash-on-cash
- −12.5%
- Cap rate
- 3.5%
- DSCR
- 0.55×
Break-even
- Price that breaks even
- $200,411
- Rent that breaks even
- $4,577/mo
Long run
- Year 30: property vs stocks
- $837K vs $1.30M
- Cash flow turns positive
- year 27
The deal
- Price
- $354,900
- Cash to close
- $81,627
- Price per unit
- $177,450
- GRM
- 9.0
Each month
- Cash flow
- −$543/mo
- Cash-on-cash
- −8.0%
- Cap rate
- 4.6%
- DSCR
- 0.71×
Break-even
- Price that breaks even
- $252,865
- Rent that breaks even
- $4,005/mo
Long run
- Year 30: property vs stocks
- $923K vs $893K
- Cash flow turns positive
- year 15
The deal
- Price
- $354,900
- Cash to close
- $81,627
- Price per unit
- $177,450
- GRM
- 9.0
Each month
- Cash flow
- −$822/mo
- Cash-on-cash
- −12.1%
- Cap rate
- 3.6%
- DSCR
- 0.56×
Break-even
- Price that breaks even
- $200,411
- Rent that breaks even
- $4,500/mo
Long run
- Year 30: property vs stocks
- $817K vs $1.22M
- Cash flow turns positive
- year 26
The deal
- Price
- $364,900
- Cash to close
- $102,172
- Price per unit
- $182,450
- GRM
- 9.2
Each month
- Cash flow
- −$475/mo
- Cash-on-cash
- −5.6%
- Cap rate
- 4.4%
- DSCR
- 0.74×
Break-even
- Price that breaks even
- $269,722
- Rent that breaks even
- $3,917/mo
Long run
- Year 30: property vs stocks
- $970K vs $996K
- Cash flow turns positive
- year 14
The deal
- Price
- $364,900
- Cash to close
- $102,172
- Price per unit
- $182,450
- GRM
- 9.2
Each month
- Cash flow
- −$754/mo
- Cash-on-cash
- −8.9%
- Cap rate
- 3.5%
- DSCR
- 0.59×
Break-even
- Price that breaks even
- $213,772
- Rent that breaks even
- $4,400/mo
Long run
- Year 30: property vs stocks
- $845K vs $1.31M
- Cash flow turns positive
- year 24
The deal
- Price
- $354,900
- Cash to close
- $99,372
- Price per unit
- $177,450
- GRM
- 9.0
Each month
- Cash flow
- −$425/mo
- Cash-on-cash
- −5.1%
- Cap rate
- 4.6%
- DSCR
- 0.76×
Break-even
- Price that breaks even
- $269,722
- Rent that breaks even
- $3,852/mo
Long run
- Year 30: property vs stocks
- $968K vs $938K
- Cash flow turns positive
- year 12
The deal
- Price
- $354,900
- Cash to close
- $99,372
- Price per unit
- $177,450
- GRM
- 9.0
Each month
- Cash flow
- −$704/mo
- Cash-on-cash
- −8.5%
- Cap rate
- 3.6%
- DSCR
- 0.60×
Break-even
- Price that breaks even
- $213,772
- Rent that breaks even
- $4,327/mo
Long run
- Year 30: property vs stocks
- $828K vs $1.23M
- Cash flow turns positive
- year 23
Monthly
Monthly breakdown
| Rent | $3,300 |
| Vacancy (6%) | −$198 |
| Collected | $3,102 |
| Property tax Public record | −$744 |
| Insurance Estimate | −$221 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$264 |
| Capital reserve (9% of rent) | −$297 |
| Net operating income | $1,346 |
| Mortgage (principal + interest) | −$2,185 |
| PMI | −$205 |
| Cash flow | −$1,044 |
| Principal paid down (equity, not cash) | $278 |
| Rent | $3,300 |
| Vacancy (6%) | −$198 |
| Collected | $3,102 |
| Property tax Public record | −$744 |
| Insurance Estimate | −$221 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$264 |
| Capital reserve (9% of rent) | −$297 |
| Property management | −$279 |
| Net operating income | $1,067 |
| Mortgage (principal + interest) | −$2,185 |
| PMI | −$205 |
| Cash flow | −$1,324 |
| Principal paid down (equity, not cash) | $278 |
| Rent | $3,300 |
| Vacancy (6%) | −$198 |
| Collected | $3,102 |
| Property tax Public record | −$744 |
| Insurance Estimate | −$221 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$264 |
| Capital reserve (9% of rent) | −$297 |
| Net operating income | $1,346 |
| Mortgage (principal + interest) | −$2,125 |
| PMI | −$200 |
| Cash flow | −$979 |
| Principal paid down (equity, not cash) | $270 |
| Rent | $3,300 |
| Vacancy (6%) | −$198 |
| Collected | $3,102 |
| Property tax Public record | −$744 |
| Insurance Estimate | −$221 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$264 |
| Capital reserve (9% of rent) | −$297 |
| Property management | −$279 |
| Net operating income | $1,067 |
| Mortgage (principal + interest) | −$2,125 |
| PMI | −$200 |
| Cash flow | −$1,258 |
| Principal paid down (equity, not cash) | $270 |
| Rent | $3,300 |
| Vacancy (6%) | −$198 |
| Collected | $3,102 |
| Property tax Public record | −$744 |
| Insurance Estimate | −$221 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$264 |
| Capital reserve (9% of rent) | −$297 |
| Net operating income | $1,346 |
| Mortgage (principal + interest) | −$1,942 |
| Cash flow | −$596 |
| Principal paid down (equity, not cash) | $247 |
| Rent | $3,300 |
| Vacancy (6%) | −$198 |
| Collected | $3,102 |
| Property tax Public record | −$744 |
| Insurance Estimate | −$221 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$264 |
| Capital reserve (9% of rent) | −$297 |
| Property management | −$279 |
| Net operating income | $1,067 |
| Mortgage (principal + interest) | −$1,942 |
| Cash flow | −$875 |
| Principal paid down (equity, not cash) | $247 |
| Rent | $3,300 |
| Vacancy (6%) | −$198 |
| Collected | $3,102 |
| Property tax Public record | −$744 |
| Insurance Estimate | −$221 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$264 |
| Capital reserve (9% of rent) | −$297 |
| Net operating income | $1,346 |
| Mortgage (principal + interest) | −$1,889 |
| Cash flow | −$543 |
| Principal paid down (equity, not cash) | $240 |
| Rent | $3,300 |
| Vacancy (6%) | −$198 |
| Collected | $3,102 |
| Property tax Public record | −$744 |
| Insurance Estimate | −$221 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$264 |
| Capital reserve (9% of rent) | −$297 |
| Property management | −$279 |
| Net operating income | $1,067 |
| Mortgage (principal + interest) | −$1,889 |
| Cash flow | −$822 |
| Principal paid down (equity, not cash) | $240 |
| Rent | $3,300 |
| Vacancy (6%) | −$198 |
| Collected | $3,102 |
| Property tax Public record | −$744 |
| Insurance Estimate | −$221 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$264 |
| Capital reserve (9% of rent) | −$297 |
| Net operating income | $1,346 |
| Mortgage (principal + interest) | −$1,821 |
| Cash flow | −$475 |
| Principal paid down (equity, not cash) | $232 |
| Rent | $3,300 |
| Vacancy (6%) | −$198 |
| Collected | $3,102 |
| Property tax Public record | −$744 |
| Insurance Estimate | −$221 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$264 |
| Capital reserve (9% of rent) | −$297 |
| Property management | −$279 |
| Net operating income | $1,067 |
| Mortgage (principal + interest) | −$1,821 |
| Cash flow | −$754 |
| Principal paid down (equity, not cash) | $232 |
| Rent | $3,300 |
| Vacancy (6%) | −$198 |
| Collected | $3,102 |
| Property tax Public record | −$744 |
| Insurance Estimate | −$221 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$264 |
| Capital reserve (9% of rent) | −$297 |
| Net operating income | $1,346 |
| Mortgage (principal + interest) | −$1,771 |
| Cash flow | −$425 |
| Principal paid down (equity, not cash) | $225 |
| Rent | $3,300 |
| Vacancy (6%) | −$198 |
| Collected | $3,102 |
| Property tax Public record | −$744 |
| Insurance Estimate | −$221 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$264 |
| Capital reserve (9% of rent) | −$297 |
| Property management | −$279 |
| Net operating income | $1,067 |
| Mortgage (principal + interest) | −$1,771 |
| Cash flow | −$704 |
| Principal paid down (equity, not cash) | $225 |
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
- $832,566
- Rental profits, invested at 7%
- $42,032
Sells for $885,708 (value up 3% a year), minus 6% selling cost ($53,142). Rent paid down $328,410 of loan.
$34,368 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $361,103
- Monthly shortfalls, invested
- $598,803
$47,437 put into an index fund instead of the down payment and closing costs.
$120,483 you'd have paid in while the building lost money, invested instead.
Stocks come out $85,309 ahead after 30 years.
- Your equity when you sell
- $832,566
- Rental profits, invested at 7%
- $0
Sells for $885,708 (value up 3% a year), minus 6% selling cost ($53,142). Rent paid down $328,410 of loan.
$0 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $361,103
- Monthly shortfalls, invested
- $991,035
$47,437 put into an index fund instead of the down payment and closing costs.
$245,500 you'd have paid in while the building lost money, invested instead.
Stocks come out $519,572 ahead after 30 years.
- Your equity when you sell
- $809,749
- Rental profits, invested at 7%
- $52,737
Sells for $861,435 (value up 3% a year), minus 6% selling cost ($51,686). Rent paid down $319,410 of loan.
$41,948 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $351,207
- Monthly shortfalls, invested
- $539,895
$46,137 put into an index fund instead of the down payment and closing costs.
$106,237 you'd have paid in while the building lost money, invested instead.
Stocks come out $28,616 ahead after 30 years.
- Your equity when you sell
- $809,749
- Rental profits, invested at 7%
- $0
Sells for $861,435 (value up 3% a year), minus 6% selling cost ($51,686). Rent paid down $319,410 of loan.
$0 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $351,207
- Monthly shortfalls, invested
- $921,422
$46,137 put into an index fund instead of the down payment and closing costs.
$223,675 you'd have paid in while the building lost money, invested instead.
Stocks come out $462,880 ahead after 30 years.
- Your equity when you sell
- $832,566
- Rental profits, invested at 7%
- $96,830
Sells for $885,708 (value up 3% a year), minus 6% selling cost ($53,142). Rent paid down $291,920 of loan.
$70,337 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $638,874
- Monthly shortfalls, invested
- $314,907
$83,927 put into an index fund instead of the down payment and closing costs.
$59,204 you'd have paid in while the building lost money, invested instead.
Stocks come out $24,385 ahead after 30 years.
- Your equity when you sell
- $832,566
- Rental profits, invested at 7%
- $4,019
Sells for $885,708 (value up 3% a year), minus 6% selling cost ($53,142). Rent paid down $291,920 of loan.
$3,803 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $638,874
- Monthly shortfalls, invested
- $656,360
$83,927 put into an index fund instead of the down payment and closing costs.
$152,054 you'd have paid in while the building lost money, invested instead.
Stocks come out $458,649 ahead after 30 years.
- Your equity when you sell
- $809,749
- Rental profits, invested at 7%
- $113,541
Sells for $861,435 (value up 3% a year), minus 6% selling cost ($51,686). Rent paid down $283,920 of loan.
$80,158 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $621,366
- Monthly shortfalls, invested
- $271,287
$81,627 put into an index fund instead of the down payment and closing costs.
$49,863 you'd have paid in while the building lost money, invested instead.
The building comes out $30,638 ahead after 30 years.
- Your equity when you sell
- $809,749
- Rental profits, invested at 7%
- $7,207
Sells for $861,435 (value up 3% a year), minus 6% selling cost ($51,686). Rent paid down $283,920 of loan.
$6,626 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $621,366
- Monthly shortfalls, invested
- $599,217
$81,627 put into an index fund instead of the down payment and closing costs.
$135,717 you'd have paid in while the building lost money, invested instead.
Stocks come out $403,625 ahead after 30 years.
- Your equity when you sell
- $832,566
- Rental profits, invested at 7%
- $137,826
Sells for $885,708 (value up 3% a year), minus 6% selling cost ($53,142). Rent paid down $273,675 of loan.
$93,744 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $777,759
- Monthly shortfalls, invested
- $218,310
$102,172 put into an index fund instead of the down payment and closing costs.
$38,912 you'd have paid in while the building lost money, invested instead.
Stocks come out $25,678 ahead after 30 years.
- Your equity when you sell
- $832,566
- Rental profits, invested at 7%
- $12,838
Sells for $885,708 (value up 3% a year), minus 6% selling cost ($53,142). Rent paid down $273,675 of loan.
$11,371 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $777,759
- Monthly shortfalls, invested
- $527,586
$102,172 put into an index fund instead of the down payment and closing costs.
$115,924 you'd have paid in while the building lost money, invested instead.
Stocks come out $459,941 ahead after 30 years.
- Your equity when you sell
- $809,749
- Rental profits, invested at 7%
- $158,102
Sells for $861,435 (value up 3% a year), minus 6% selling cost ($51,686). Rent paid down $266,175 of loan.
$104,494 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $756,445
- Monthly shortfalls, invested
- $182,025
$99,372 put into an index fund instead of the down payment and closing costs.
$31,699 you'd have paid in while the building lost money, invested instead.
The building comes out $29,381 ahead after 30 years.
- Your equity when you sell
- $809,749
- Rental profits, invested at 7%
- $18,319
Sells for $861,435 (value up 3% a year), minus 6% selling cost ($51,686). Rent paid down $266,175 of loan.
$15,749 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $756,445
- Monthly shortfalls, invested
- $476,507
$99,372 put into an index fund instead of the down payment and closing costs.
$102,339 you'd have paid in while the building lost money, invested instead.
Stocks come out $404,883 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 $875K, stocks $960K. Stocks win.
Year 30 (loan paid off): property $833K, stocks $1.35M. Stocks win.
Year 30 (loan paid off): property $862K, stocks $891K. Stocks win.
Year 30 (loan paid off): property $810K, stocks $1.27M. Stocks win.
Year 30 (loan paid off): property $929K, stocks $954K. Stocks win.
Year 30 (loan paid off): property $837K, stocks $1.30M. Stocks win.
Year 30 (loan paid off): property $923K, stocks $893K. The property wins.
Year 30 (loan paid off): property $817K, stocks $1.22M. Stocks win.
Year 30 (loan paid off): property $970K, stocks $996K. Stocks win.
Year 30 (loan paid off): property $845K, stocks $1.31M. Stocks win.
Year 30 (loan paid off): property $968K, stocks $938K. The property wins.
Year 30 (loan paid off): property $828K, stocks $1.23M. Stocks win.
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.
4 bed / 1 bath estimate $1,725/mo · range $1,300–$2,175
| Address | Rent | Bd / Ba | Distance | Match |
|---|---|---|---|---|
| 783 6th St E, Saint Paul 55106 | $1,499 | 4 / 1 | 1.0 mi | 87% |
| 856 Fremont Ave E, Saint Paul 55106 off market | $750 | 4 / 2 | 0.9 mi | 85% |
| Ross Ave, Unit 1090, Saint Paul 55106 | $1,910 | 3 / 1 | 0.3 mi | 84% |
| 1428 Case Ave E, Unit 4, Saint Paul 55106 off market | $1,540 | 3 / 1 | 0.6 mi | 84% |
| 880 Wilson Ave, Saint Paul 55106 | $1,425 | 3 / 1 | 1.0 mi | 83% |
| 222 Maple St, Apt 1, Saint Paul 55106 off market | $1,400 | 3 / 1 | 1.0 mi | 83% |
| 1021 Hudson Rd, Saint Paul 55106 off market | $2,500 | 5 / 1.5 | 0.9 mi | 82% |
| 1056 3rd St E, Unit 2, Saint Paul 55106 | $2,195 | 4 / 1 | 0.6 mi | 82% |
| 1237 7th St E, Unit 1, Saint Paul 55106 off market | $1,595 | 3 / 1 | 0.2 mi | 82% |
| 1237 7th St E, Saint Paul 55106 off market | $1,595 | 3 / 1 | 0.2 mi | 82% |
2 bed / 1 bath estimate $1,575/mo · range $1,425–$1,725
| Address | Rent | Bd / Ba | Distance | Match |
|---|---|---|---|---|
| 1465 Minnehaha Ave E, Apt 3, Saint Paul 55106 off market | $1,165 | 2 / 1 | 0.5 mi | 93% |
| 870 E Cook Ave, Unit 4, Saint Paul 55106 off market | $1,050 | 2 / 1 | 1.0 mi | 92% |
| 1727 Reaney Ave E, Saint Paul 55106 off market | $1,460 | 2 / 1 | 1.0 mi | 88% |
| 975 Euclid St, Saint Paul 55106 off market | $1,685 | 2 / 1 | 0.8 mi | 86% |
| 1254 Beech St, Unit 2, Saint Paul 55106 off market | $1,350 | 2 / 1 | 0.1 mi | 85% |
| 914 Lawson Ave E, Saint Paul 55106 | $1,490 | 2 / 1 | 0.9 mi | 85% |
| Fremont Ave, Unit 1, Saint Paul 55106 off market | $1,450 | 2 / 1 | 0.7 mi | 85% |
| 884 Margaret St E, Saint Paul 55106 off market | $1,350 | 2 / 1 | 0.7 mi | 85% |
| 1024 Euclid St, Saint Paul 55106 off market | $1,299 | 2 / 1 | 0.7 mi | 85% |
| 1180 Prosperity Ave, Saint Paul 55106 | $1,411 | 2 / 1 | 1.0 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
- highAssessments are large relative to the price and may not be paid by the seller at closing. Based on: data: county.special_assessments · 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 1235 MINNEHAHA AVE E (dataset last updated mid-2025)
- medium$9,239 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 282922440212: special assessments (payable 2026) = $9,238.94
- mediumAsking is $112,035 above the price where cash flow breaks even ($252,865) at the default scenario. Based on: Derived: price $364,900 vs. break-even $252,865
- mediumPitched as a 'rebuild' but no permit or scope information is given. Ask for permits and who did the work. Listing says: Check out this beautifully rebuilt duplex, perfectly situated on a prime corner lot. · AI review
- lowChanged hands in Sep 2025; the county record doesn't show a price. Ask what the seller paid and what changed since. Public record: Ramsey County parcel 282922440212: last sale 2025-09-07
- lowplaceholder Based on: data: listing.days_on_market · AI review
Opportunities
- Long time on market: room to negotiate. Based on: Listing data: 263 days on market
- Owner-occupy the 4-bed main unit and rent the 2-bed upstairs. This may improve the numbers versus pure investor use. Listing says: Ideal for an owner/occupy investment! · AI review
- Separate entrances and a detached garage support separate tenants and parking income. Listing says: Both units come with separate, private entrances, ensuring maximum privacy and flexibility. · AI review
- Rents are not capped by a sitting tenant yet, so you can set market rent on a vacant or new lease. Based on: data: underwriting.rent_rule · AI review
Questions for the agent
- What are the $9,239 in special assessments for, and will the seller pay them at closing?
- Who did the rebuild, and can you provide permits and final inspections?
- Is the building licensed as a rental, and when was it last inspected?
- What did the seller pay in Sep 2025, and why has it sat 263 days?
- Is each unit separately metered for gas and electric, and how is heat handled?
- What are the roof, furnace and water heater ages, and is the main unit's basement egress legal?
Bottom line
Nicely finished duplex, but at $364,900 it loses about $600 a month, so it only works at a much lower price or as an owner-occupant buy. AI-assisted summary
What the records say
Where each number comes from
| Property tax / yr Public recordRamsey County record, payable 2026 (non-homestead) | $8,931 |
| Insurance / yr Estimateestimate. from units, square feet and age; get a quote | $2,651 |
| 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. built 1900: +1 pt capital reserve | 8% / 9% |
Price history Realtor.com
On the market since 2026-01-15 (263 days, relisted 1×); down $85,000 (18.9%) from the first ask of $449,900; last sold for $75,000 on 2022-02-02.
| Date | Event | Price |
|---|---|---|
| Price changed | $364,900 | |
| Price changed | $374,900 | |
| Relisted | $399,900 | |
| Removed | $474,900 | |
| Removed | $529,900 | |
| Removed | $539,900 | |
| Removed | $550,000 | |
| Removed | $399,900 | |
| Removed | — | |
| Price changed | $399,900 | |
| Price changed | $425,000 | |
| Price changed | $430,000 | |
| Listed | $449,900 | |
| Sold | $75,000 | |
| Listed | $55,000 | |
| Removed | $55,000 | |
| Listed | $55,000 |
County record Public record
| Recorded as | two family dwelling - up/dwn |
| Living units | 2 |
| Year built | 1900 |
| Market value (2026) | $425,800 |
| Property tax, payable 2026 | $8,931 |
| Special assessments | $9,239 |
| Homestead | no |
| Last sale | 2025-09-07 |
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 1214 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.