1400 Arlington Ave E
Duplex · 2 units: 3 bed / 1 bath and 2 bed / 1 bath · 2,048 sq ft
Saint Paul, MN · Greater East Side · View the listing ↗
Photos courtesy of RE/MAX ADVANTAGE PLUS, via Realtor.com.
- Asking price
- $300,000 2 units · $150K per unit
- Monthly cash flow
- −$477 at 20% down, 7%
- Estimated rent
- $2,800/mo high confidence
- Break-even price
- $210,407 where cash flow hits $0
First look
This is a clean-looking 3-bed/2-bed up/down on St. Paul's East Side, listed two days at $300K. Our numbers don't work at the ask: about -$477/mo cash flow at 20% down and a 4.5% cap rate, with break-even near $210K. The investor tax bill is $7,698 against a $254,500 sale in 2018, and that drives most of the gap. The listing gives no rents or lease status, so ask for the rent roll first. Rents are capped at 3% a year for sitting tenants, so a low current rent can't be fixed fast. The rental license shows as pending with an old expiry date. Only worth a showing if the seller moves well toward the low $200Ks or the rents beat our estimates.
Things to consider
- Numbers fail at the ask At $300K the model shows negative monthly cash flow and a 4.5% cap rate. The break-even price is far below the ask.
- Investor tax bill is high Taxes are the biggest drag on income. Verify the figure, since the listing may show a lower homestead amount.
- Rents unknown and capped With no stated rents and a 3% annual cap on sitting tenants, low current rents will be slow to move toward market.
- Mechanical systems look good Newer separate furnaces and water heaters cut near-term capital needs and let tenants carry their own heat.Listing says: “Each unit has its own newer, high-efficiency furnace and water heater”
- Licensing needs confirming A pending or lapsed rental license can delay getting tenants or trigger city inspection orders.
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
- doneNewer high-efficiency furnaces and water heaters, one set per unitListing says: Each unit has its own newer, high-efficiency furnace and water heater
- doneRefinished hardwood floorsListing says: beautifully refinished hardwood floors
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
- $300,000
- Cash to close
- $39,000
- Price per unit
- $150,000
- GRM
- 8.9
Each month
- Cash flow
- −$845/mo
- Cash-on-cash
- −26.0%
- Cap rate
- 4.5%
- DSCR
- 0.57×
Break-even
- Price that breaks even
- $170,967
- Rent that breaks even
- $3,884/mo
Long run
- Year 30: property vs stocks
- $720K vs $777K
- Cash flow turns positive
- year 21
The deal
- Price
- $300,000
- Cash to close
- $39,000
- Price per unit
- $150,000
- GRM
- 8.9
Each month
- Cash flow
- −$1,082/mo
- Cash-on-cash
- −33.3%
- Cap rate
- 3.5%
- DSCR
- 0.45×
Break-even
- Price that breaks even
- $134,804
- Rent that breaks even
- $4,356/mo
Long run
- Year 30: property vs stocks
- $684K vs $1.11M
- Cash flow turns positive
- not within 30 years
The deal
- Price
- $290,000
- Cash to close
- $37,700
- Price per unit
- $145,000
- GRM
- 8.6
Each month
- Cash flow
- −$780/mo
- Cash-on-cash
- −24.8%
- Cap rate
- 4.6%
- DSCR
- 0.59×
Break-even
- Price that breaks even
- $170,967
- Rent that breaks even
- $3,800/mo
Long run
- Year 30: property vs stocks
- $709K vs $709K
- Cash flow turns positive
- year 19
The deal
- Price
- $290,000
- Cash to close
- $37,700
- Price per unit
- $145,000
- GRM
- 8.6
Each month
- Cash flow
- −$1,017/mo
- Cash-on-cash
- −32.4%
- Cap rate
- 3.7%
- DSCR
- 0.46×
Break-even
- Price that breaks even
- $134,804
- Rent that breaks even
- $4,262/mo
Long run
- Year 30: property vs stocks
- $662K vs $1.03M
- Cash flow turns positive
- not within 30 years
The deal
- Price
- $300,000
- Cash to close
- $69,000
- Price per unit
- $150,000
- GRM
- 8.9
Each month
- Cash flow
- −$477/mo
- Cash-on-cash
- −8.3%
- Cap rate
- 4.5%
- DSCR
- 0.70×
Break-even
- Price that breaks even
- $210,407
- Rent that breaks even
- $3,411/mo
Long run
- Year 30: property vs stocks
- $767K vs $773K
- Cash flow turns positive
- year 16
The deal
- Price
- $300,000
- Cash to close
- $69,000
- Price per unit
- $150,000
- GRM
- 8.9
Each month
- Cash flow
- −$714/mo
- Cash-on-cash
- −12.4%
- Cap rate
- 3.5%
- DSCR
- 0.55×
Break-even
- Price that breaks even
- $165,901
- Rent that breaks even
- $3,826/mo
Long run
- Year 30: property vs stocks
- $687K vs $1.06M
- Cash flow turns positive
- year 27
The deal
- Price
- $290,000
- Cash to close
- $66,700
- Price per unit
- $145,000
- GRM
- 8.6
Each month
- Cash flow
- −$424/mo
- Cash-on-cash
- −7.6%
- Cap rate
- 4.6%
- DSCR
- 0.73×
Break-even
- Price that breaks even
- $210,407
- Rent that breaks even
- $3,343/mo
Long run
- Year 30: property vs stocks
- $761K vs $713K
- Cash flow turns positive
- year 14
The deal
- Price
- $290,000
- Cash to close
- $66,700
- Price per unit
- $145,000
- GRM
- 8.6
Each month
- Cash flow
- −$661/mo
- Cash-on-cash
- −11.9%
- Cap rate
- 3.7%
- DSCR
- 0.57×
Break-even
- Price that breaks even
- $165,901
- Rent that breaks even
- $3,750/mo
Long run
- Year 30: property vs stocks
- $667K vs $988K
- Cash flow turns positive
- year 26
The deal
- Price
- $300,000
- Cash to close
- $84,000
- Price per unit
- $150,000
- GRM
- 8.9
Each month
- Cash flow
- −$377/mo
- Cash-on-cash
- −5.4%
- Cap rate
- 4.5%
- DSCR
- 0.75×
Break-even
- Price that breaks even
- $224,434
- Rent that breaks even
- $3,283/mo
Long run
- Year 30: property vs stocks
- $801K vs $809K
- Cash flow turns positive
- year 13
The deal
- Price
- $300,000
- Cash to close
- $84,000
- Price per unit
- $150,000
- GRM
- 8.9
Each month
- Cash flow
- −$614/mo
- Cash-on-cash
- −8.8%
- Cap rate
- 3.5%
- DSCR
- 0.59×
Break-even
- Price that breaks even
- $176,961
- Rent that breaks even
- $3,683/mo
Long run
- Year 30: property vs stocks
- $694K vs $1.07M
- Cash flow turns positive
- year 25
The deal
- Price
- $290,000
- Cash to close
- $81,200
- Price per unit
- $145,000
- GRM
- 8.6
Each month
- Cash flow
- −$327/mo
- Cash-on-cash
- −4.8%
- Cap rate
- 4.6%
- DSCR
- 0.77×
Break-even
- Price that breaks even
- $224,434
- Rent that breaks even
- $3,219/mo
Long run
- Year 30: property vs stocks
- $800K vs $753K
- Cash flow turns positive
- year 12
The deal
- Price
- $290,000
- Cash to close
- $81,200
- Price per unit
- $145,000
- GRM
- 8.6
Each month
- Cash flow
- −$564/mo
- Cash-on-cash
- −8.3%
- Cap rate
- 3.7%
- DSCR
- 0.61×
Break-even
- Price that breaks even
- $176,961
- Rent that breaks even
- $3,611/mo
Long run
- Year 30: property vs stocks
- $677K vs $998K
- Cash flow turns positive
- year 23
Monthly
Monthly breakdown
| Rent | $2,800 |
| Vacancy (6%) | −$168 |
| Collected | $2,632 |
| Property tax Public record | −$641 |
| Insurance Estimate | −$193 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$224 |
| Capital reserve (8% of rent) | −$224 |
| Net operating income | $1,120 |
| Mortgage (principal + interest) | −$1,796 |
| PMI | −$169 |
| Cash flow | −$845 |
| Principal paid down (equity, not cash) | $229 |
| Rent | $2,800 |
| Vacancy (6%) | −$168 |
| Collected | $2,632 |
| Property tax Public record | −$641 |
| Insurance Estimate | −$193 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$224 |
| Capital reserve (8% of rent) | −$224 |
| Property management | −$237 |
| Net operating income | $883 |
| Mortgage (principal + interest) | −$1,796 |
| PMI | −$169 |
| Cash flow | −$1,082 |
| Principal paid down (equity, not cash) | $229 |
| Rent | $2,800 |
| Vacancy (6%) | −$168 |
| Collected | $2,632 |
| Property tax Public record | −$641 |
| Insurance Estimate | −$193 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$224 |
| Capital reserve (8% of rent) | −$224 |
| Net operating income | $1,120 |
| Mortgage (principal + interest) | −$1,736 |
| PMI | −$163 |
| Cash flow | −$780 |
| Principal paid down (equity, not cash) | $221 |
| Rent | $2,800 |
| Vacancy (6%) | −$168 |
| Collected | $2,632 |
| Property tax Public record | −$641 |
| Insurance Estimate | −$193 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$224 |
| Capital reserve (8% of rent) | −$224 |
| Property management | −$237 |
| Net operating income | $883 |
| Mortgage (principal + interest) | −$1,736 |
| PMI | −$163 |
| Cash flow | −$1,017 |
| Principal paid down (equity, not cash) | $221 |
| Rent | $2,800 |
| Vacancy (6%) | −$168 |
| Collected | $2,632 |
| Property tax Public record | −$641 |
| Insurance Estimate | −$193 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$224 |
| Capital reserve (8% of rent) | −$224 |
| Net operating income | $1,120 |
| Mortgage (principal + interest) | −$1,597 |
| Cash flow | −$477 |
| Principal paid down (equity, not cash) | $203 |
| Rent | $2,800 |
| Vacancy (6%) | −$168 |
| Collected | $2,632 |
| Property tax Public record | −$641 |
| Insurance Estimate | −$193 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$224 |
| Capital reserve (8% of rent) | −$224 |
| Property management | −$237 |
| Net operating income | $883 |
| Mortgage (principal + interest) | −$1,597 |
| Cash flow | −$714 |
| Principal paid down (equity, not cash) | $203 |
| Rent | $2,800 |
| Vacancy (6%) | −$168 |
| Collected | $2,632 |
| Property tax Public record | −$641 |
| Insurance Estimate | −$193 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$224 |
| Capital reserve (8% of rent) | −$224 |
| Net operating income | $1,120 |
| Mortgage (principal + interest) | −$1,544 |
| Cash flow | −$424 |
| Principal paid down (equity, not cash) | $196 |
| Rent | $2,800 |
| Vacancy (6%) | −$168 |
| Collected | $2,632 |
| Property tax Public record | −$641 |
| Insurance Estimate | −$193 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$224 |
| Capital reserve (8% of rent) | −$224 |
| Property management | −$237 |
| Net operating income | $883 |
| Mortgage (principal + interest) | −$1,544 |
| Cash flow | −$661 |
| Principal paid down (equity, not cash) | $196 |
| Rent | $2,800 |
| Vacancy (6%) | −$168 |
| Collected | $2,632 |
| Property tax Public record | −$641 |
| Insurance Estimate | −$193 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$224 |
| Capital reserve (8% of rent) | −$224 |
| Net operating income | $1,120 |
| Mortgage (principal + interest) | −$1,497 |
| Cash flow | −$377 |
| Principal paid down (equity, not cash) | $190 |
| Rent | $2,800 |
| Vacancy (6%) | −$168 |
| Collected | $2,632 |
| Property tax Public record | −$641 |
| Insurance Estimate | −$193 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$224 |
| Capital reserve (8% of rent) | −$224 |
| Property management | −$237 |
| Net operating income | $883 |
| Mortgage (principal + interest) | −$1,497 |
| Cash flow | −$614 |
| Principal paid down (equity, not cash) | $190 |
| Rent | $2,800 |
| Vacancy (6%) | −$168 |
| Collected | $2,632 |
| Property tax Public record | −$641 |
| Insurance Estimate | −$193 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$224 |
| Capital reserve (8% of rent) | −$224 |
| Net operating income | $1,120 |
| Mortgage (principal + interest) | −$1,447 |
| Cash flow | −$327 |
| Principal paid down (equity, not cash) | $184 |
| Rent | $2,800 |
| Vacancy (6%) | −$168 |
| Collected | $2,632 |
| Property tax Public record | −$641 |
| Insurance Estimate | −$193 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$224 |
| Capital reserve (8% of rent) | −$224 |
| Property management | −$237 |
| Net operating income | $883 |
| Mortgage (principal + interest) | −$1,447 |
| Cash flow | −$564 |
| Principal paid down (equity, not cash) | $184 |
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
- $684,488
- Rental profits, invested at 7%
- $35,654
Sells for $728,179 (value up 3% a year), minus 6% selling cost ($43,691). Rent paid down $270,000 of loan.
$29,001 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $296,878
- Monthly shortfalls, invested
- $480,076
$39,000 put into an index fund instead of the down payment and closing costs.
$96,115 you'd have paid in while the building lost money, invested instead.
Stocks come out $56,812 ahead after 30 years.
- Your equity when you sell
- $684,488
- Rental profits, invested at 7%
- $0
Sells for $728,179 (value up 3% a year), minus 6% selling cost ($43,691). Rent paid down $270,000 of loan.
$0 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $296,878
- Monthly shortfalls, invested
- $812,889
$39,000 put into an index fund instead of the down payment and closing costs.
$202,349 you'd have paid in while the building lost money, invested instead.
Stocks come out $425,279 ahead after 30 years.
- Your equity when you sell
- $661,672
- Rental profits, invested at 7%
- $46,830
Sells for $703,906 (value up 3% a year), minus 6% selling cost ($42,234). Rent paid down $261,000 of loan.
$36,817 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $286,982
- Monthly shortfalls, invested
- $421,639
$37,700 put into an index fund instead of the down payment and closing costs.
$82,104 you'd have paid in while the building lost money, invested instead.
Stocks come out $120 ahead after 30 years.
- Your equity when you sell
- $661,672
- Rental profits, invested at 7%
- $0
Sells for $703,906 (value up 3% a year), minus 6% selling cost ($42,234). Rent paid down $261,000 of loan.
$0 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $286,982
- Monthly shortfalls, invested
- $743,276
$37,700 put into an index fund instead of the down payment and closing costs.
$180,523 you'd have paid in while the building lost money, invested instead.
Stocks come out $368,586 ahead after 30 years.
- Your equity when you sell
- $684,488
- Rental profits, invested at 7%
- $82,143
Sells for $728,179 (value up 3% a year), minus 6% selling cost ($43,691). Rent paid down $240,000 of loan.
$59,206 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $525,246
- Monthly shortfalls, invested
- $248,110
$69,000 put into an index fund instead of the down payment and closing costs.
$46,367 you'd have paid in while the building lost money, invested instead.
Stocks come out $6,725 ahead after 30 years.
- Your equity when you sell
- $684,488
- Rental profits, invested at 7%
- $2,644
Sells for $728,179 (value up 3% a year), minus 6% selling cost ($43,691). Rent paid down $240,000 of loan.
$2,525 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $525,246
- Monthly shortfalls, invested
- $537,077
$69,000 put into an index fund instead of the down payment and closing costs.
$124,922 you'd have paid in while the building lost money, invested instead.
Stocks come out $375,191 ahead after 30 years.
- Your equity when you sell
- $661,672
- Rental profits, invested at 7%
- $99,435
Sells for $703,906 (value up 3% a year), minus 6% selling cost ($42,234). Rent paid down $232,000 of loan.
$69,236 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $507,737
- Monthly shortfalls, invested
- $205,070
$66,700 put into an index fund instead of the down payment and closing costs.
$37,236 you'd have paid in while the building lost money, invested instead.
The building comes out $48,298 ahead after 30 years.
- Your equity when you sell
- $661,672
- Rental profits, invested at 7%
- $5,766
Sells for $703,906 (value up 3% a year), minus 6% selling cost ($42,234). Rent paid down $232,000 of loan.
$5,298 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $507,737
- Monthly shortfalls, invested
- $479,868
$66,700 put into an index fund instead of the down payment and closing costs.
$108,534 you'd have paid in while the building lost money, invested instead.
Stocks come out $320,167 ahead after 30 years.
- Your equity when you sell
- $684,488
- Rental profits, invested at 7%
- $116,993
Sells for $728,179 (value up 3% a year), minus 6% selling cost ($43,691). Rent paid down $225,000 of loan.
$78,839 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $639,429
- Monthly shortfalls, invested
- $169,839
$84,000 put into an index fund instead of the down payment and closing costs.
$30,073 you'd have paid in while the building lost money, invested instead.
Stocks come out $7,788 ahead after 30 years.
- Your equity when you sell
- $684,488
- Rental profits, invested at 7%
- $9,508
Sells for $728,179 (value up 3% a year), minus 6% selling cost ($43,691). Rent paid down $225,000 of loan.
$8,469 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $639,429
- Monthly shortfalls, invested
- $430,821
$84,000 put into an index fund instead of the down payment and closing costs.
$94,940 you'd have paid in while the building lost money, invested instead.
Stocks come out $376,253 ahead after 30 years.
- Your equity when you sell
- $661,672
- Rental profits, invested at 7%
- $138,265
Sells for $703,906 (value up 3% a year), minus 6% selling cost ($42,234). Rent paid down $217,500 of loan.
$89,887 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $618,115
- Monthly shortfalls, invested
- $134,551
$81,200 put into an index fund instead of the down payment and closing costs.
$23,158 you'd have paid in while the building lost money, invested instead.
The building comes out $47,271 ahead after 30 years.
- Your equity when you sell
- $661,672
- Rental profits, invested at 7%
- $14,961
Sells for $703,906 (value up 3% a year), minus 6% selling cost ($42,234). Rent paid down $217,500 of loan.
$12,828 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $618,115
- Monthly shortfalls, invested
- $379,713
$81,200 put into an index fund instead of the down payment and closing costs.
$81,335 you'd have paid in while the building lost money, invested instead.
Stocks come out $321,195 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 $720K, stocks $777K. Stocks win.
Year 30 (loan paid off): property $684K, stocks $1.11M. Stocks win.
Year 30 (loan paid off): property $709K, stocks $709K. Stocks win.
Year 30 (loan paid off): property $662K, stocks $1.03M. Stocks win.
Year 30 (loan paid off): property $767K, stocks $773K. Stocks win.
Year 30 (loan paid off): property $687K, stocks $1.06M. Stocks win.
Year 30 (loan paid off): property $761K, stocks $713K. The property wins.
Year 30 (loan paid off): property $667K, stocks $988K. Stocks win.
Year 30 (loan paid off): property $801K, stocks $809K. Stocks win.
Year 30 (loan paid off): property $694K, stocks $1.07M. Stocks win.
Year 30 (loan paid off): property $800K, stocks $753K. The property wins.
Year 30 (loan paid off): property $677K, stocks $998K. 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.
3 bed / 1 bath estimate $1,725/mo · range $1,600–$1,875
| Address | Rent | Bd / Ba | Distance | Match |
|---|---|---|---|---|
| 1954-1956 Hazelwood St N, Maplewood 55109 off market | $1,895 | 3 / 1 | 1.1 mi | 94% |
| 1672 Manton St, Saint Paul 55106 off market | $1,720 | 3 / 1 | 0.5 mi | 93% |
| 1237 7th St E, Saint Paul 55106 off market | $1,595 | 3 / 1 | 1.3 mi | 93% |
| 1237 7th St E, Unit 1, Saint Paul 55106 off market | $1,595 | 3 / 1 | 1.3 mi | 93% |
| 1428 Case Ave E, Unit 4, Saint Paul 55106 off market | $1,540 | 3 / 1 | 1.0 mi | 92% |
| Ross Ave, Unit 1090, Saint Paul 55106 | $1,910 | 3 / 1 | 1.5 mi | 92% |
| 1432 Case Ave E, Unit 3, Saint Paul 55106 off market | $1,495 | 3 / 1 | 1.0 mi | 87% |
| 1430 Case Ave E, Unit 1, Saint Paul 55106 off market | $1,495 | 3 / 1 | 1.0 mi | 87% |
| 1426 Case Ave E, Unit 2, Saint Paul 55106 off market | $1,495 | 3 / 1 | 1.0 mi | 87% |
| 1426 Case Ave E, Unit 3, Saint Paul 55106 off market | $1,495 | 3 / 1 | 1.0 mi | 87% |
2 bed / 1 bath estimate $1,075/mo · range $1,025–$1,150
| Address | Rent | Bd / Ba | Distance | Match |
|---|---|---|---|---|
| 1288 Hazelwood St, Apt 301, Saint Paul 55106 off market | $1,195 | 2 / 1 | 0.5 mi | 93% |
| 1077 Van Dyke St, Apt 103, Saint Paul 55119 | $995 | 2 / 1 | 1.2 mi | 92% |
| 1077 Van Dyke St, Apt 206, Saint Paul 55119 off market | $1,115 | 2 / 1 | 1.2 mi | 92% |
| 1851 Magnolia Ave E, Apt 104, Saint Paul 55119 off market | $1,095 | 2 / 1 | 1.2 mi | 92% |
| 1846 Magnolia Ave E, Apt 104, Saint Paul 55119 | $1,135 | 2 / 1 | 1.2 mi | 92% |
| 1067 Van Dyke St, Apt 101, Saint Paul 55119 off market | $1,095 | 2 / 1 | 1.2 mi | 92% |
| 1865 Magnolia Ave E, Apt 201, Saint Paul 55119 | $995 | 2 / 1 | 1.2 mi | 92% |
| 1067 Van Dyke St, Apt 304, Saint Paul 55119 off market | $995 | 2 / 1 | 1.2 mi | 92% |
| 1858 Magnolia Ave E, Apt 203, Saint Paul 55119 off market | $995 | 2 / 1 | 1.2 mi | 92% |
| 1851 Magnolia Ave E, Apt 208, Saint Paul 55119 off market | $995 | 2 / 1 | 1.2 mi | 92% |
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
- highTaxes at the investor (non-homestead) rate are heavy relative to the rents this building can support. Based on: data: county.tax · AI review
- mediumRental license shows Pending with an expiry date in 2025. Confirm it is current and valid for two units. Based on: data: city.rental_license · AI review
- mediumPrice is $45K above the 2018 sale price and well above our break-even price. 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 222922320002: special assessments (payable 2026) = $432.50
Opportunities
- Separate furnaces and water heaters mean tenants can likely pay their own heat, keeping owner utilities low. Listing says: Each unit has its own newer, high-efficiency furnace and water heater · AI review
- Washer/dryer hookups and a tandem tuck-under garage help with rentability. Listing says: washer/dryer hookups, and a 2-car tandem tuck-under garage · AI review
- Listed only two days, but a price cut or negotiation is plausible given the numbers. Based on: data: listing.days_on_market · AI review
Questions for the agent
- What are the current rents, lease end dates, and are any tenants month-to-month?
- Who pays heat, electric, water and trash in each unit?
- What are the $432 special assessments for, and does the seller pay them off at closing?
- Is the 2-unit rental license current, and when was the last city inspection?
- Are the furnaces and water heaters dated, and do you have receipts?
- Who occupies the garage, and is it shared between the units?
Bottom line
Tidy, updated-looking duplex, but at $300K the taxes and price leave it cash-negative, so it only works at a much lower price. AI-assisted summary
What the records say
Where each number comes from
| Property tax / yr Public recordRamsey County record, payable 2026 (non-homestead) | $7,698 |
| Insurance / yr Estimateestimate. from units, square feet and age; get a quote | $2,312 |
| 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 2026-10-03 (2 days); last sold for $254,500 on 2019-01-18.
| Date | Event | Price |
|---|---|---|
| Listed | $300,000 | |
| Sold | $254,500 | |
| Sold | $259,900 | |
| Listed | $259,900 | |
| Sold public record | $64,663 | |
| Removed | $100,000 | |
| Price changed | $100,000 | |
| Price changed | $110,000 | |
| Listed | $125,000 | |
| Sold public record | $248,000 | |
| Sold public record | $101,000 | |
| Sold public record | $101,000 |
County record Public record
| Recorded as | two family dwelling - up/dwn |
| Living units | 2 |
| Year built | 1960 |
| Market value (2026) | $366,100 |
| Property tax, payable 2026 | $7,698 |
| Special assessments | $432 |
| Homestead | no |
| Last sale | 2018-12-07 · $254,500 |
Source: Ramsey County parcel records.
City rental certificate (CofO)
Residential 2 Units: 2 unit(s), A, status pending, renews 2025-07-16.
Nearest highway
MN 36, about 3007 m away.
Crime in Greater East Side
1,138 incidents in the last 12 months (37 per 1,000 residents), −13% vs. the year before. St. Paul police incidents, excluding proactive visits and community events.