1237 5th St E
Duplex · 2 units: 2 bed / 1 bath ×2 unit split estimated · 2,093 sq ft
Saint Paul, MN · Dayton's Bluff · View the listing ↗
Photos courtesy of RE/MAX Results, via Realtor.com.
- Asking price
- $264,900 2 units · $132K per unit
- Monthly cash flow
- −$162 at 20% down, 7%
- Break-even price
- $234,499 where cash flow hits $0
First look
This is a vacant up/down duplex in Dayton's Bluff, listed 200 days at $264,900. FACTS show about -$162/mo cash flow at asking and a 5.7% cap rate, so it loses money at asking, and only works with a price cut or rents above our estimate. Our estimate is $1,350 per unit, but the listing says one unit is a 3-bed and one a 1-bed, so the real split may differ from what we modeled. "Freshly updated" looks mostly cosmetic in the photos: paint, carpet, and an older kitchen and bath. Electric baseboard heat appears in the photos, while county records say central, so confirm the heating type and who pays. Also check the 2015 sale price in county records, which looks wrong, and the pending rental license. Worth a showing if you can get a price cut, because 200 days gives you leverage.
Things to consider
- Negative cash flow at asking About -$162/mo at asking with a 5.7% cap rate leaves no cushion for repairs or vacancy. Break-even price is about $234,499, so asking is well above it.
- Updates look cosmetic The listing says freshly updated, but the kitchens and bath look dated. Budget for deeper work before assuming new-rent quality.Listing says: “Freshly updated from top to bottom, this turnkey duplex is completely vacant”
- Heating system and who pays Electric baseboard heat affects tenant costs and rentability. If the owner pays heat, cash flow drops sharply.From photo 3
- Vacant with leverage No sitting-tenant caps and 200 days on market give you room to negotiate. Lease-up time is a cost to model.
- Licensing and assessments A pending rental license and $432 in special assessments could add cost or delay before you can collect rent.
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
- doneFull cosmetic refresh of the propertyListing says: Freshly updated from top to bottom, this turnkey duplex is completely vacant
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
- $264,900
- Cash to close
- $34,437
- Price per unit
- $132,450
- GRM
- 8.2
Each month
- Cash flow
- −$487/mo
- Cash-on-cash
- −17.0%
- Cap rate
- 5.7%
- DSCR
- 0.72×
Break-even
- Price that breaks even
- $190,544
- Rent that breaks even
- $3,324/mo
Long run
- Year 30: property vs stocks
- $796K vs $436K
- Cash flow turns positive
- year 11
The deal
- Price
- $264,900
- Cash to close
- $34,437
- Price per unit
- $132,450
- GRM
- 8.2
Each month
- Cash flow
- −$715/mo
- Cash-on-cash
- −24.9%
- Cap rate
- 4.6%
- DSCR
- 0.59×
Break-even
- Price that breaks even
- $155,672
- Rent that breaks even
- $3,729/mo
Long run
- Year 30: property vs stocks
- $651K vs $646K
- Cash flow turns positive
- year 19
The deal
- Price
- $254,900
- Cash to close
- $33,137
- Price per unit
- $127,450
- GRM
- 7.9
Each month
- Cash flow
- −$422/mo
- Cash-on-cash
- −15.3%
- Cap rate
- 5.9%
- DSCR
- 0.75×
Break-even
- Price that breaks even
- $190,544
- Rent that breaks even
- $3,240/mo
Long run
- Year 30: property vs stocks
- $806K vs $389K
- Cash flow turns positive
- year 9
The deal
- Price
- $254,900
- Cash to close
- $33,137
- Price per unit
- $127,450
- GRM
- 7.9
Each month
- Cash flow
- −$650/mo
- Cash-on-cash
- −23.5%
- Cap rate
- 4.8%
- DSCR
- 0.61×
Break-even
- Price that breaks even
- $155,672
- Rent that breaks even
- $3,635/mo
Long run
- Year 30: property vs stocks
- $643K vs $581K
- Cash flow turns positive
- year 18
The deal
- Price
- $264,900
- Cash to close
- $60,927
- Price per unit
- $132,450
- GRM
- 8.2
Each month
- Cash flow
- −$162/mo
- Cash-on-cash
- −3.2%
- Cap rate
- 5.7%
- DSCR
- 0.89×
Break-even
- Price that breaks even
- $234,499
- Rent that breaks even
- $2,907/mo
Long run
- Year 30: property vs stocks
- $906K vs $501K
- Cash flow turns positive
- year 6
The deal
- Price
- $264,900
- Cash to close
- $60,927
- Price per unit
- $132,450
- GRM
- 8.2
Each month
- Cash flow
- −$390/mo
- Cash-on-cash
- −7.7%
- Cap rate
- 4.6%
- DSCR
- 0.72×
Break-even
- Price that breaks even
- $191,583
- Rent that breaks even
- $3,261/mo
Long run
- Year 30: property vs stocks
- $701K vs $651K
- Cash flow turns positive
- year 14
The deal
- Price
- $254,900
- Cash to close
- $58,627
- Price per unit
- $127,450
- GRM
- 7.9
Each month
- Cash flow
- −$109/mo
- Cash-on-cash
- −2.2%
- Cap rate
- 5.9%
- DSCR
- 0.92×
Break-even
- Price that breaks even
- $234,499
- Rent that breaks even
- $2,839/mo
Long run
- Year 30: property vs stocks
- $925K vs $465K
- Cash flow turns positive
- year 5
The deal
- Price
- $254,900
- Cash to close
- $58,627
- Price per unit
- $127,450
- GRM
- 7.9
Each month
- Cash flow
- −$337/mo
- Cash-on-cash
- −6.9%
- Cap rate
- 4.8%
- DSCR
- 0.75×
Break-even
- Price that breaks even
- $191,583
- Rent that breaks even
- $3,185/mo
Long run
- Year 30: property vs stocks
- $699K vs $594K
- Cash flow turns positive
- year 13
The deal
- Price
- $264,900
- Cash to close
- $74,172
- Price per unit
- $132,450
- GRM
- 8.2
Each month
- Cash flow
- −$74/mo
- Cash-on-cash
- −1.2%
- Cap rate
- 5.7%
- DSCR
- 0.94×
Break-even
- Price that breaks even
- $250,133
- Rent that breaks even
- $2,794/mo
Long run
- Year 30: property vs stocks
- $979K vs $575K
- Cash flow turns positive
- year 4
The deal
- Price
- $264,900
- Cash to close
- $74,172
- Price per unit
- $132,450
- GRM
- 8.2
Each month
- Cash flow
- −$302/mo
- Cash-on-cash
- −4.9%
- Cap rate
- 4.6%
- DSCR
- 0.77×
Break-even
- Price that breaks even
- $204,355
- Rent that breaks even
- $3,134/mo
Long run
- Year 30: property vs stocks
- $737K vs $688K
- Cash flow turns positive
- year 12
The deal
- Price
- $254,900
- Cash to close
- $71,372
- Price per unit
- $127,450
- GRM
- 7.9
Each month
- Cash flow
- −$24/mo
- Cash-on-cash
- −0.4%
- Cap rate
- 5.9%
- DSCR
- 0.98×
Break-even
- Price that breaks even
- $250,133
- Rent that breaks even
- $2,730/mo
Long run
- Year 30: property vs stocks
- $1.00M vs $545K
- Cash flow turns positive
- year 2
The deal
- Price
- $254,900
- Cash to close
- $71,372
- Price per unit
- $127,450
- GRM
- 7.9
Each month
- Cash flow
- −$252/mo
- Cash-on-cash
- −4.2%
- Cap rate
- 4.8%
- DSCR
- 0.80×
Break-even
- Price that breaks even
- $204,355
- Rent that breaks even
- $3,063/mo
Long run
- Year 30: property vs stocks
- $738K vs $635K
- Cash flow turns positive
- year 10
Monthly
Monthly breakdown
| Rent | $2,700 |
| Vacancy (6%) | −$162 |
| Collected | $2,538 |
| Property tax Public record | −$434 |
| Insurance Estimate | −$194 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$216 |
| Capital reserve (8% of rent) | −$216 |
| Net operating income | $1,248 |
| Mortgage (principal + interest) | −$1,586 |
| PMI | −$149 |
| Cash flow | −$487 |
| Principal paid down (equity, not cash) | $202 |
| Rent | $2,700 |
| Vacancy (6%) | −$162 |
| Collected | $2,538 |
| Property tax Public record | −$434 |
| Insurance Estimate | −$194 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$216 |
| Capital reserve (8% of rent) | −$216 |
| Property management | −$228 |
| Net operating income | $1,020 |
| Mortgage (principal + interest) | −$1,586 |
| PMI | −$149 |
| Cash flow | −$715 |
| Principal paid down (equity, not cash) | $202 |
| Rent | $2,700 |
| Vacancy (6%) | −$162 |
| Collected | $2,538 |
| Property tax Public record | −$434 |
| Insurance Estimate | −$194 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$216 |
| Capital reserve (8% of rent) | −$216 |
| Net operating income | $1,248 |
| Mortgage (principal + interest) | −$1,526 |
| PMI | −$143 |
| Cash flow | −$422 |
| Principal paid down (equity, not cash) | $194 |
| Rent | $2,700 |
| Vacancy (6%) | −$162 |
| Collected | $2,538 |
| Property tax Public record | −$434 |
| Insurance Estimate | −$194 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$216 |
| Capital reserve (8% of rent) | −$216 |
| Property management | −$228 |
| Net operating income | $1,020 |
| Mortgage (principal + interest) | −$1,526 |
| PMI | −$143 |
| Cash flow | −$650 |
| Principal paid down (equity, not cash) | $194 |
| Rent | $2,700 |
| Vacancy (6%) | −$162 |
| Collected | $2,538 |
| Property tax Public record | −$434 |
| Insurance Estimate | −$194 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$216 |
| Capital reserve (8% of rent) | −$216 |
| Net operating income | $1,248 |
| Mortgage (principal + interest) | −$1,410 |
| Cash flow | −$162 |
| Principal paid down (equity, not cash) | $179 |
| Rent | $2,700 |
| Vacancy (6%) | −$162 |
| Collected | $2,538 |
| Property tax Public record | −$434 |
| Insurance Estimate | −$194 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$216 |
| Capital reserve (8% of rent) | −$216 |
| Property management | −$228 |
| Net operating income | $1,020 |
| Mortgage (principal + interest) | −$1,410 |
| Cash flow | −$390 |
| Principal paid down (equity, not cash) | $179 |
| Rent | $2,700 |
| Vacancy (6%) | −$162 |
| Collected | $2,538 |
| Property tax Public record | −$434 |
| Insurance Estimate | −$194 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$216 |
| Capital reserve (8% of rent) | −$216 |
| Net operating income | $1,248 |
| Mortgage (principal + interest) | −$1,357 |
| Cash flow | −$109 |
| Principal paid down (equity, not cash) | $173 |
| Rent | $2,700 |
| Vacancy (6%) | −$162 |
| Collected | $2,538 |
| Property tax Public record | −$434 |
| Insurance Estimate | −$194 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$216 |
| Capital reserve (8% of rent) | −$216 |
| Property management | −$228 |
| Net operating income | $1,020 |
| Mortgage (principal + interest) | −$1,357 |
| Cash flow | −$337 |
| Principal paid down (equity, not cash) | $173 |
| Rent | $2,700 |
| Vacancy (6%) | −$162 |
| Collected | $2,538 |
| Property tax Public record | −$434 |
| Insurance Estimate | −$194 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$216 |
| Capital reserve (8% of rent) | −$216 |
| Net operating income | $1,248 |
| Mortgage (principal + interest) | −$1,322 |
| Cash flow | −$74 |
| Principal paid down (equity, not cash) | $168 |
| Rent | $2,700 |
| Vacancy (6%) | −$162 |
| Collected | $2,538 |
| Property tax Public record | −$434 |
| Insurance Estimate | −$194 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$216 |
| Capital reserve (8% of rent) | −$216 |
| Property management | −$228 |
| Net operating income | $1,020 |
| Mortgage (principal + interest) | −$1,322 |
| Cash flow | −$302 |
| Principal paid down (equity, not cash) | $168 |
| Rent | $2,700 |
| Vacancy (6%) | −$162 |
| Collected | $2,538 |
| Property tax Public record | −$434 |
| Insurance Estimate | −$194 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$216 |
| Capital reserve (8% of rent) | −$216 |
| Net operating income | $1,248 |
| Mortgage (principal + interest) | −$1,272 |
| Cash flow | −$24 |
| Principal paid down (equity, not cash) | $162 |
| Rent | $2,700 |
| Vacancy (6%) | −$162 |
| Collected | $2,538 |
| Property tax Public record | −$434 |
| Insurance Estimate | −$194 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$216 |
| Capital reserve (8% of rent) | −$216 |
| Property management | −$228 |
| Net operating income | $1,020 |
| Mortgage (principal + interest) | −$1,272 |
| Cash flow | −$252 |
| Principal paid down (equity, not cash) | $162 |
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
- $604,403
- Rental profits, invested at 7%
- $191,870
Sells for $642,982 (value up 3% a year), minus 6% selling cost ($38,579). Rent paid down $238,410 of loan.
$121,265 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $262,143
- Monthly shortfalls, invested
- $173,499
$34,437 put into an index fund instead of the down payment and closing costs.
$28,547 you'd have paid in while the building lost money, invested instead.
The building comes out $360,631 ahead after 30 years.
- Your equity when you sell
- $604,403
- Rental profits, invested at 7%
- $47,094
Sells for $642,982 (value up 3% a year), minus 6% selling cost ($38,579). Rent paid down $238,410 of loan.
$36,740 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $262,143
- Monthly shortfalls, invested
- $384,030
$34,437 put into an index fund instead of the down payment and closing costs.
$74,429 you'd have paid in while the building lost money, invested instead.
The building comes out $5,324 ahead after 30 years.
- Your equity when you sell
- $581,586
- Rental profits, invested at 7%
- $224,347
Sells for $618,709 (value up 3% a year), minus 6% selling cost ($37,123). Rent paid down $229,410 of loan.
$136,406 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $252,247
- Monthly shortfalls, invested
- $136,363
$33,137 put into an index fund instead of the down payment and closing costs.
$21,862 you'd have paid in while the building lost money, invested instead.
The building comes out $417,324 ahead after 30 years.
- Your equity when you sell
- $581,586
- Rental profits, invested at 7%
- $60,959
Sells for $618,709 (value up 3% a year), minus 6% selling cost ($37,123). Rent paid down $229,410 of loan.
$45,812 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $252,247
- Monthly shortfalls, invested
- $328,282
$33,137 put into an index fund instead of the down payment and closing costs.
$61,674 you'd have paid in while the building lost money, invested instead.
The building comes out $62,017 ahead after 30 years.
- Your equity when you sell
- $604,403
- Rental profits, invested at 7%
- $301,116
Sells for $642,982 (value up 3% a year), minus 6% selling cost ($38,579). Rent paid down $211,920 of loan.
$168,943 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $463,792
- Monthly shortfalls, invested
- $36,869
$60,927 put into an index fund instead of the down payment and closing costs.
$5,627 you'd have paid in while the building lost money, invested instead.
The building comes out $404,859 ahead after 30 years.
- Your equity when you sell
- $604,403
- Rental profits, invested at 7%
- $96,409
Sells for $642,982 (value up 3% a year), minus 6% selling cost ($38,579). Rent paid down $211,920 of loan.
$66,852 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $463,792
- Monthly shortfalls, invested
- $187,468
$60,927 put into an index fund instead of the down payment and closing costs.
$33,942 you'd have paid in while the building lost money, invested instead.
The building comes out $49,552 ahead after 30 years.
- Your equity when you sell
- $581,586
- Rental profits, invested at 7%
- $343,413
Sells for $618,709 (value up 3% a year), minus 6% selling cost ($37,123). Rent paid down $203,920 of loan.
$185,261 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $446,284
- Monthly shortfalls, invested
- $18,834
$58,627 put into an index fund instead of the down payment and closing costs.
$2,784 you'd have paid in while the building lost money, invested instead.
The building comes out $459,881 ahead after 30 years.
- Your equity when you sell
- $581,586
- Rental profits, invested at 7%
- $117,014
Sells for $618,709 (value up 3% a year), minus 6% selling cost ($37,123). Rent paid down $203,920 of loan.
$77,997 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $446,284
- Monthly shortfalls, invested
- $147,743
$58,627 put into an index fund instead of the down payment and closing costs.
$25,926 you'd have paid in while the building lost money, invested instead.
The building comes out $104,575 ahead after 30 years.
- Your equity when you sell
- $604,403
- Rental profits, invested at 7%
- $374,145
Sells for $642,982 (value up 3% a year), minus 6% selling cost ($38,579). Rent paid down $198,675 of loan.
$196,488 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $564,616
- Monthly shortfalls, invested
- $10,012
$74,172 put into an index fund instead of the down payment and closing costs.
$1,449 you'd have paid in while the building lost money, invested instead.
The building comes out $403,920 ahead after 30 years.
- Your equity when you sell
- $604,403
- Rental profits, invested at 7%
- $132,253
Sells for $642,982 (value up 3% a year), minus 6% selling cost ($38,579). Rent paid down $198,675 of loan.
$85,831 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $564,616
- Monthly shortfalls, invested
- $123,427
$74,172 put into an index fund instead of the down payment and closing costs.
$21,198 you'd have paid in while the building lost money, invested instead.
The building comes out $48,613 ahead after 30 years.
- Your equity when you sell
- $581,586
- Rental profits, invested at 7%
- $422,724
Sells for $618,709 (value up 3% a year), minus 6% selling cost ($37,123). Rent paid down $191,175 of loan.
$213,288 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $543,302
- Monthly shortfalls, invested
- $2,031
$71,372 put into an index fund instead of the down payment and closing costs.
$285 you'd have paid in while the building lost money, invested instead.
The building comes out $458,978 ahead after 30 years.
- Your equity when you sell
- $581,586
- Rental profits, invested at 7%
- $156,830
Sells for $618,709 (value up 3% a year), minus 6% selling cost ($37,123). Rent paid down $191,175 of loan.
$97,807 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $543,302
- Monthly shortfalls, invested
- $91,443
$71,372 put into an index fund instead of the down payment and closing costs.
$15,211 you'd have paid in while the building lost money, invested instead.
The building comes out $103,672 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 $796K, stocks $436K. The property wins.
Year 30 (loan paid off): property $651K, stocks $646K. The property wins.
Year 30 (loan paid off): property $806K, stocks $389K. The property wins.
Year 30 (loan paid off): property $643K, stocks $581K. The property wins.
Year 30 (loan paid off): property $906K, stocks $501K. The property wins.
Year 30 (loan paid off): property $701K, stocks $651K. The property wins.
Year 30 (loan paid off): property $925K, stocks $465K. The property wins.
Year 30 (loan paid off): property $699K, stocks $594K. The property wins.
Year 30 (loan paid off): property $979K, stocks $575K. The property wins.
Year 30 (loan paid off): property $737K, stocks $688K. The property wins.
Year 30 (loan paid off): property $1.00M, stocks $545K. The property wins.
Year 30 (loan paid off): property $738K, stocks $635K. 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.
2 bed estimate $1,350/mo · range $1,225–$1,500 · 24 rentals within 1.5 mi
| Address | Rent | Bd / Ba | Distance |
|---|---|---|---|
| 1351 Conway St, Saint Paul | $1,179 | 2 / 1 | 0.3 mi |
| 1428 7th St E, Saint Paul | $1,624 | 2 / 1 | 0.6 mi |
| 1439 7th St E, Saint Paul | $1,400 | 2 / 1 | 0.7 mi |
| 948 Euclid St Unit 1, Saint Paul | $1,400 | 2 / 1 | 0.7 mi |
| 1430 York Ave, Saint Paul | $1,155 | 2 / 1 | 0.7 mi |
| 1348 Ames Ave, Saint Paul | $1,275 | 2 / 1 | 0.8 mi |
| 1000 McLean Ave, Saint Paul | $1,299 | 2 / 1 | 0.8 mi |
| 1034 Suburban Ave E Unit 307, Saint Paul | $1,270 | 2 / 1 | 0.8 mi |
| 1034 Suburban Ave E Unit 301, Saint Paul | $1,270 | 2 / 1 | 0.8 mi |
| 207 N Maple St, Saint Paul | $1,150 | 2 / 1 | 0.9 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
- mediumPhotos show electric baseboard heat while county lists central heat. Heating type and who pays are unclear. Based on: photo 3 · AI review
- mediumRental license status is Pending, so the property may not yet be licensed to rent. Based on: data: city.rental_license · 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 332922110188: special assessments (payable 2026) = $432.50
- lowCounty shows a 2015 sale price of $1.46M, far above the $247K market value. Likely a bulk or portfolio transfer or a data error. Based on: data: county.last_sale_price · AI review
Opportunities
- Long time on market: room to negotiate. Based on: Listing data: 200 days on market, 1 price cuts
- Vacant, so you can set rents and screen tenants without inheriting below-market leases or sitting-tenant rent caps. Listing says: completely vacant and primed for you to set your own market rents and screen your ideal tenants · AI review
- Large 3-car garage could be rented separately or used for tenant parking. Listing says: massive 3-car garage-ideal for tenant parking, owner use, or renting out separately · AI review
- 200 days on market gives room to negotiate toward break-even price. Based on: data: listing.days_on_market · AI review
Questions for the agent
- Why has it sat 200 days, and have there been any price cuts or failed deals?
- What heats each unit, and who pays for it? Are the units separately metered?
- What was actually updated, and were permits pulled?
- When will the rental license be issued, and does it match the 3-bed and 1-bed split?
- What are the $432 in special assessments for, and will the seller pay them at closing?
- How old are the roof, the panels and the water heaters?
Bottom line
Vacant, cosmetically refreshed duplex that loses money at asking after 200 days, so negotiate hard and verify heat, licensing and the unit split. AI-assisted summary
What the records say
Where each number comes from
| Property tax / yr Public recordRamsey County record, payable 2026 (non-homestead) | $5,212 |
| Insurance / yr Estimateestimate. from units, square feet and age; get a quote | $2,323 |
| 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×); down $10,000 (3.6%) from the first ask of $274,900; last sold for $1,463,476 on 2015-08-21.
| Date | Event | Price |
|---|---|---|
| Price changed | $264,900 | |
| Relisted | $274,900 | |
| Removed | $274,900 | |
| Removed | $274,900 | |
| Removed | — | |
| Listed | $274,900 | |
| Sold public record | $1,463,476 | |
| Sold public record | $43,000 | |
| Sold public record | $242,000 |
County record Public record
| Recorded as | two family dwelling - up/dwn |
| Living units | 2 |
| Year built | 1922 |
| Market value (2026) | $247,000 |
| Property tax, payable 2026 | $5,212 |
| Special assessments | $432 |
| Homestead | no |
| Last sale | 2015-08-11 · $1,463,475 |
Source: Ramsey County parcel records.
City rental certificate (CofO)
Residential 2 Units: 2 unit(s), B, status pending, renews 2027-09-29.
Nearest highway
I 94, about 818 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.