1518 Pacific St
Duplex · 2 units: 3 bed / 1 bath and 2 bed / 1 bath · 2,591 sq ft
Saint Paul, MN · Battle Creek – Conway – Eastview – Highwood Hills (Southeast) · View the listing ↗
Photos courtesy of RE/MAX Results, via Realtor.com.
- Asking price
- $449,900 2 units · $225K per unit
- Monthly cash flow
- −$1,138 at 20% down, 7%
- Break-even price
- $236,151 where cash flow hits $0
First look
This is a 1965 split-level up/down in St. Paul, and the price doesn't work as a rental. At $449,900 our underwriting shows about -$1,138/month and a 3.4% cap rate, and break-even is near $236K. The seller paid $431K in March 2024, so they are asking more after a short hold. The listing states no rents and no leases, so get the rent roll or find out whether the seller lives there. Also check the rental license, the $432 in assessments, and the garage 'third income stream' claim, which is only a projection. It only makes sense as an owner-occupant house hack, or after a big price cut.
Things to consider
- Price vs. rents Estimated rents of about $1,725 and $1,325 can't carry a $449,900 price with $8,257 in taxes. Cash flow is deeply negative, so only a big price drop or owner-occupancy makes sense.
- Non-homestead taxes The $8,257 tax bill is on a non-homestead basis and is a large share of expenses, so check what you would owe as an owner-occupant versus an investor.
- Rental licensing and rent cap No rental certificate is on file, and St. Paul caps increases on sitting tenants at 3%. That limits rent growth if the units are leased.
- Recent updates reduce capex Roof, windows, water heater and A/C were reportedly replaced in the last 8 years, so near-term repairs should be lower. Ask for permits and dates.Listing says: “new roof, windows, tankless water heater, A/C units”
- Highway noise The property is close to I-94, which can reduce rents and appeal to tenants.
- Garage income is unproven The listing does not give any rent for the garage and may not allow rental use. Don't count it in the numbers.Listing says: “potential to serve as a lucrative third income stream”
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
- doneNew roof (within last 8 years)Listing says: Numerous upgrades have taken place over the last 8 years: new roof, windows, tankless water heater, A/C units
- doneNew windowsListing says: Numerous upgrades have taken place over the last 8 years: new roof, windows, tankless water heater, A/C units
- doneTankless water heaterListing says: Numerous upgrades have taken place over the last 8 years: new roof, windows, tankless water heater, A/C units
- doneA/C unitsListing says: Numerous upgrades have taken place over the last 8 years: new roof, windows, tankless water heater, A/C units
- doneLower unit full bathroom remodelListing says: full bathroom remodel in the lower unit
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
- $449,900
- Cash to close
- $58,487
- Price per unit
- $224,950
- GRM
- 12.3
Each month
- Cash flow
- −$1,690/mo
- Cash-on-cash
- −34.7%
- Cap rate
- 3.4%
- DSCR
- 0.43×
Break-even
- Price that breaks even
- $191,886
- Rent that breaks even
- $5,217/mo
Long run
- Year 30: property vs stocks
- $1.03M vs $1.73M
- Cash flow turns positive
- not within 30 years
The deal
- Price
- $449,900
- Cash to close
- $58,487
- Price per unit
- $224,950
- GRM
- 12.3
Each month
- Cash flow
- −$1,948/mo
- Cash-on-cash
- −40.0%
- Cap rate
- 2.7%
- DSCR
- 0.34×
Break-even
- Price that breaks even
- $152,493
- Rent that breaks even
- $5,851/mo
Long run
- Year 30: property vs stocks
- $1.03M vs $2.13M
- Cash flow turns positive
- not within 30 years
The deal
- Price
- $439,900
- Cash to close
- $57,187
- Price per unit
- $219,950
- GRM
- 12.0
Each month
- Cash flow
- −$1,625/mo
- Cash-on-cash
- −34.1%
- Cap rate
- 3.4%
- DSCR
- 0.44×
Break-even
- Price that breaks even
- $191,886
- Rent that breaks even
- $5,133/mo
Long run
- Year 30: property vs stocks
- $1.00M vs $1.65M
- Cash flow turns positive
- not within 30 years
The deal
- Price
- $439,900
- Cash to close
- $57,187
- Price per unit
- $219,950
- GRM
- 12.0
Each month
- Cash flow
- −$1,883/mo
- Cash-on-cash
- −39.5%
- Cap rate
- 2.7%
- DSCR
- 0.35×
Break-even
- Price that breaks even
- $152,493
- Rent that breaks even
- $5,757/mo
Long run
- Year 30: property vs stocks
- $1.00M vs $2.05M
- Cash flow turns positive
- not within 30 years
The deal
- Price
- $449,900
- Cash to close
- $103,477
- Price per unit
- $224,950
- GRM
- 12.3
Each month
- Cash flow
- −$1,138/mo
- Cash-on-cash
- −13.2%
- Cap rate
- 3.4%
- DSCR
- 0.52×
Break-even
- Price that breaks even
- $236,151
- Rent that breaks even
- $4,509/mo
Long run
- Year 30: property vs stocks
- $1.03M vs $1.65M
- Cash flow turns positive
- year 28
The deal
- Price
- $449,900
- Cash to close
- $103,477
- Price per unit
- $224,950
- GRM
- 12.3
Each month
- Cash flow
- −$1,396/mo
- Cash-on-cash
- −16.2%
- Cap rate
- 2.7%
- DSCR
- 0.42×
Break-even
- Price that breaks even
- $187,671
- Rent that breaks even
- $5,057/mo
Long run
- Year 30: property vs stocks
- $1.03M vs $2.05M
- Cash flow turns positive
- not within 30 years
The deal
- Price
- $439,900
- Cash to close
- $101,177
- Price per unit
- $219,950
- GRM
- 12.0
Each month
- Cash flow
- −$1,084/mo
- Cash-on-cash
- −12.9%
- Cap rate
- 3.4%
- DSCR
- 0.54×
Break-even
- Price that breaks even
- $236,151
- Rent that breaks even
- $4,440/mo
Long run
- Year 30: property vs stocks
- $1.01M vs $1.58M
- Cash flow turns positive
- year 27
The deal
- Price
- $439,900
- Cash to close
- $101,177
- Price per unit
- $219,950
- GRM
- 12.0
Each month
- Cash flow
- −$1,342/mo
- Cash-on-cash
- −15.9%
- Cap rate
- 2.7%
- DSCR
- 0.43×
Break-even
- Price that breaks even
- $187,671
- Rent that breaks even
- $4,980/mo
Long run
- Year 30: property vs stocks
- $1.00M vs $1.97M
- Cash flow turns positive
- not within 30 years
The deal
- Price
- $449,900
- Cash to close
- $125,972
- Price per unit
- $224,950
- GRM
- 12.3
Each month
- Cash flow
- −$988/mo
- Cash-on-cash
- −9.4%
- Cap rate
- 3.4%
- DSCR
- 0.56×
Break-even
- Price that breaks even
- $251,895
- Rent that breaks even
- $4,317/mo
Long run
- Year 30: property vs stocks
- $1.04M vs $1.67M
- Cash flow turns positive
- year 25
The deal
- Price
- $449,900
- Cash to close
- $125,972
- Price per unit
- $224,950
- GRM
- 12.3
Each month
- Cash flow
- −$1,246/mo
- Cash-on-cash
- −11.9%
- Cap rate
- 2.7%
- DSCR
- 0.44×
Break-even
- Price that breaks even
- $200,183
- Rent that breaks even
- $4,842/mo
Long run
- Year 30: property vs stocks
- $1.03M vs $2.05M
- Cash flow turns positive
- not within 30 years
The deal
- Price
- $439,900
- Cash to close
- $123,172
- Price per unit
- $219,950
- GRM
- 12.0
Each month
- Cash flow
- −$938/mo
- Cash-on-cash
- −9.1%
- Cap rate
- 3.4%
- DSCR
- 0.57×
Break-even
- Price that breaks even
- $251,895
- Rent that breaks even
- $4,253/mo
Long run
- Year 30: property vs stocks
- $1.02M vs $1.59M
- Cash flow turns positive
- year 24
The deal
- Price
- $439,900
- Cash to close
- $123,172
- Price per unit
- $219,950
- GRM
- 12.0
Each month
- Cash flow
- −$1,196/mo
- Cash-on-cash
- −11.7%
- Cap rate
- 2.7%
- DSCR
- 0.46×
Break-even
- Price that breaks even
- $200,183
- Rent that breaks even
- $4,770/mo
Long run
- Year 30: property vs stocks
- $1.00M vs $1.98M
- Cash flow turns positive
- not within 30 years
Monthly
Monthly breakdown
| Rent | $3,050 |
| Vacancy (6%) | −$183 |
| Collected | $2,867 |
| Property tax Public record | −$688 |
| Insurance Estimate | −$204 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$244 |
| Capital reserve (8% of rent) | −$244 |
| Net operating income | $1,257 |
| Mortgage (principal + interest) | −$2,694 |
| PMI | −$253 |
| Cash flow | −$1,690 |
| Principal paid down (equity, not cash) | $343 |
| Rent | $3,050 |
| Vacancy (6%) | −$183 |
| Collected | $2,867 |
| Property tax Public record | −$688 |
| Insurance Estimate | −$204 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$244 |
| Capital reserve (8% of rent) | −$244 |
| Property management | −$258 |
| Net operating income | $999 |
| Mortgage (principal + interest) | −$2,694 |
| PMI | −$253 |
| Cash flow | −$1,948 |
| Principal paid down (equity, not cash) | $343 |
| Rent | $3,050 |
| Vacancy (6%) | −$183 |
| Collected | $2,867 |
| Property tax Public record | −$688 |
| Insurance Estimate | −$204 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$244 |
| Capital reserve (8% of rent) | −$244 |
| Net operating income | $1,257 |
| Mortgage (principal + interest) | −$2,634 |
| PMI | −$247 |
| Cash flow | −$1,625 |
| Principal paid down (equity, not cash) | $335 |
| Rent | $3,050 |
| Vacancy (6%) | −$183 |
| Collected | $2,867 |
| Property tax Public record | −$688 |
| Insurance Estimate | −$204 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$244 |
| Capital reserve (8% of rent) | −$244 |
| Property management | −$258 |
| Net operating income | $999 |
| Mortgage (principal + interest) | −$2,634 |
| PMI | −$247 |
| Cash flow | −$1,883 |
| Principal paid down (equity, not cash) | $335 |
| Rent | $3,050 |
| Vacancy (6%) | −$183 |
| Collected | $2,867 |
| Property tax Public record | −$688 |
| Insurance Estimate | −$204 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$244 |
| Capital reserve (8% of rent) | −$244 |
| Net operating income | $1,257 |
| Mortgage (principal + interest) | −$2,395 |
| Cash flow | −$1,138 |
| Principal paid down (equity, not cash) | $305 |
| Rent | $3,050 |
| Vacancy (6%) | −$183 |
| Collected | $2,867 |
| Property tax Public record | −$688 |
| Insurance Estimate | −$204 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$244 |
| Capital reserve (8% of rent) | −$244 |
| Property management | −$258 |
| Net operating income | $999 |
| Mortgage (principal + interest) | −$2,395 |
| Cash flow | −$1,396 |
| Principal paid down (equity, not cash) | $305 |
| Rent | $3,050 |
| Vacancy (6%) | −$183 |
| Collected | $2,867 |
| Property tax Public record | −$688 |
| Insurance Estimate | −$204 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$244 |
| Capital reserve (8% of rent) | −$244 |
| Net operating income | $1,257 |
| Mortgage (principal + interest) | −$2,341 |
| Cash flow | −$1,084 |
| Principal paid down (equity, not cash) | $298 |
| Rent | $3,050 |
| Vacancy (6%) | −$183 |
| Collected | $2,867 |
| Property tax Public record | −$688 |
| Insurance Estimate | −$204 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$244 |
| Capital reserve (8% of rent) | −$244 |
| Property management | −$258 |
| Net operating income | $999 |
| Mortgage (principal + interest) | −$2,341 |
| Cash flow | −$1,342 |
| Principal paid down (equity, not cash) | $298 |
| Rent | $3,050 |
| Vacancy (6%) | −$183 |
| Collected | $2,867 |
| Property tax Public record | −$688 |
| Insurance Estimate | −$204 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$244 |
| Capital reserve (8% of rent) | −$244 |
| Net operating income | $1,257 |
| Mortgage (principal + interest) | −$2,245 |
| Cash flow | −$988 |
| Principal paid down (equity, not cash) | $286 |
| Rent | $3,050 |
| Vacancy (6%) | −$183 |
| Collected | $2,867 |
| Property tax Public record | −$688 |
| Insurance Estimate | −$204 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$244 |
| Capital reserve (8% of rent) | −$244 |
| Property management | −$258 |
| Net operating income | $999 |
| Mortgage (principal + interest) | −$2,245 |
| Cash flow | −$1,246 |
| Principal paid down (equity, not cash) | $286 |
| Rent | $3,050 |
| Vacancy (6%) | −$183 |
| Collected | $2,867 |
| Property tax Public record | −$688 |
| Insurance Estimate | −$204 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$244 |
| Capital reserve (8% of rent) | −$244 |
| Net operating income | $1,257 |
| Mortgage (principal + interest) | −$2,195 |
| Cash flow | −$938 |
| Principal paid down (equity, not cash) | $279 |
| Rent | $3,050 |
| Vacancy (6%) | −$183 |
| Collected | $2,867 |
| Property tax Public record | −$688 |
| Insurance Estimate | −$204 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$244 |
| Capital reserve (8% of rent) | −$244 |
| Property management | −$258 |
| Net operating income | $999 |
| Mortgage (principal + interest) | −$2,195 |
| Cash flow | −$1,196 |
| Principal paid down (equity, not cash) | $279 |
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
- $1,026,503
- Rental profits, invested at 7%
- $0
Sells for $1,092,025 (value up 3% a year), minus 6% selling cost ($65,522). Rent paid down $404,910 of loan.
$0 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $445,218
- Monthly shortfalls, invested
- $1,280,125
$58,487 put into an index fund instead of the down payment and closing costs.
$318,872 you'd have paid in while the building lost money, invested instead.
Stocks come out $698,839 ahead after 30 years.
- Your equity when you sell
- $1,026,503
- Rental profits, invested at 7%
- $0
Sells for $1,092,025 (value up 3% a year), minus 6% selling cost ($65,522). Rent paid down $404,910 of loan.
$0 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $445,218
- Monthly shortfalls, invested
- $1,681,490
$58,487 put into an index fund instead of the down payment and closing costs.
$466,183 you'd have paid in while the building lost money, invested instead.
Stocks come out $1,100,204 ahead after 30 years.
- Your equity when you sell
- $1,003,688
- Rental profits, invested at 7%
- $0
Sells for $1,067,753 (value up 3% a year), minus 6% selling cost ($64,065). Rent paid down $395,910 of loan.
$0 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $435,322
- Monthly shortfalls, invested
- $1,210,512
$57,187 put into an index fund instead of the down payment and closing costs.
$297,046 you'd have paid in while the building lost money, invested instead.
Stocks come out $642,146 ahead after 30 years.
- Your equity when you sell
- $1,003,688
- Rental profits, invested at 7%
- $0
Sells for $1,067,753 (value up 3% a year), minus 6% selling cost ($64,065). Rent paid down $395,910 of loan.
$0 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $435,322
- Monthly shortfalls, invested
- $1,611,877
$57,187 put into an index fund instead of the down payment and closing costs.
$444,357 you'd have paid in while the building lost money, invested instead.
Stocks come out $1,043,511 ahead after 30 years.
- Your equity when you sell
- $1,026,503
- Rental profits, invested at 7%
- $4,091
Sells for $1,092,025 (value up 3% a year), minus 6% selling cost ($65,522). Rent paid down $359,920 of loan.
$3,915 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $787,693
- Monthly shortfalls, invested
- $866,627
$103,477 put into an index fund instead of the down payment and closing costs.
$202,884 you'd have paid in while the building lost money, invested instead.
Stocks come out $623,725 ahead after 30 years.
- Your equity when you sell
- $1,026,503
- Rental profits, invested at 7%
- $0
Sells for $1,092,025 (value up 3% a year), minus 6% selling cost ($65,522). Rent paid down $359,920 of loan.
$0 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $787,693
- Monthly shortfalls, invested
- $1,263,900
$103,477 put into an index fund instead of the down payment and closing costs.
$346,280 you'd have paid in while the building lost money, invested instead.
Stocks come out $1,025,090 ahead after 30 years.
- Your equity when you sell
- $1,003,688
- Rental profits, invested at 7%
- $6,800
Sells for $1,067,753 (value up 3% a year), minus 6% selling cost ($64,065). Rent paid down $351,920 of loan.
$6,366 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $770,185
- Monthly shortfalls, invested
- $809,004
$101,177 put into an index fund instead of the down payment and closing costs.
$186,175 you'd have paid in while the building lost money, invested instead.
Stocks come out $568,701 ahead after 30 years.
- Your equity when you sell
- $1,003,688
- Rental profits, invested at 7%
- $0
Sells for $1,067,753 (value up 3% a year), minus 6% selling cost ($64,065). Rent paid down $351,920 of loan.
$0 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $770,185
- Monthly shortfalls, invested
- $1,203,569
$101,177 put into an index fund instead of the down payment and closing costs.
$327,120 you'd have paid in while the building lost money, invested instead.
Stocks come out $970,066 ahead after 30 years.
- Your equity when you sell
- $1,026,503
- Rental profits, invested at 7%
- $13,753
Sells for $1,092,025 (value up 3% a year), minus 6% selling cost ($65,522). Rent paid down $337,425 of loan.
$12,355 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $958,931
- Monthly shortfalls, invested
- $706,645
$125,972 put into an index fund instead of the down payment and closing costs.
$157,447 you'd have paid in while the building lost money, invested instead.
Stocks come out $625,319 ahead after 30 years.
- Your equity when you sell
- $1,026,503
- Rental profits, invested at 7%
- $0
Sells for $1,092,025 (value up 3% a year), minus 6% selling cost ($65,522). Rent paid down $337,425 of loan.
$0 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $958,931
- Monthly shortfalls, invested
- $1,094,257
$125,972 put into an index fund instead of the down payment and closing costs.
$292,403 you'd have paid in while the building lost money, invested instead.
Stocks come out $1,026,684 ahead after 30 years.
- Your equity when you sell
- $1,003,688
- Rental profits, invested at 7%
- $18,481
Sells for $1,067,753 (value up 3% a year), minus 6% selling cost ($64,065). Rent paid down $329,925 of loan.
$16,244 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $937,617
- Monthly shortfalls, invested
- $654,812
$123,172 put into an index fund instead of the down payment and closing costs.
$143,373 you'd have paid in while the building lost money, invested instead.
Stocks come out $570,261 ahead after 30 years.
- Your equity when you sell
- $1,003,688
- Rental profits, invested at 7%
- $0
Sells for $1,067,753 (value up 3% a year), minus 6% selling cost ($64,065). Rent paid down $329,925 of loan.
$0 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $937,617
- Monthly shortfalls, invested
- $1,037,696
$123,172 put into an index fund instead of the down payment and closing costs.
$274,440 you'd have paid in while the building lost money, invested instead.
Stocks come out $971,625 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 $1.03M, stocks $1.73M. Stocks win.
Year 30 (loan paid off): property $1.03M, stocks $2.13M. Stocks win.
Year 30 (loan paid off): property $1.00M, stocks $1.65M. Stocks win.
Year 30 (loan paid off): property $1.00M, stocks $2.05M. Stocks win.
Year 30 (loan paid off): property $1.03M, stocks $1.65M. Stocks win.
Year 30 (loan paid off): property $1.03M, stocks $2.05M. Stocks win.
Year 30 (loan paid off): property $1.01M, stocks $1.58M. Stocks win.
Year 30 (loan paid off): property $1.00M, stocks $1.97M. Stocks win.
Year 30 (loan paid off): property $1.04M, stocks $1.67M. Stocks win.
Year 30 (loan paid off): property $1.03M, stocks $2.05M. Stocks win.
Year 30 (loan paid off): property $1.02M, stocks $1.59M. Stocks win.
Year 30 (loan paid off): property $1.00M, stocks $1.98M. 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.
3 bed estimate $1,725/mo · range $1,450–$1,950 · 7 rentals within 1.5 mi
| Address | Rent | Bd / Ba | Distance |
|---|---|---|---|
| 1465 Minnehaha Ave E Apt 1, Saint Paul | $1,200 | 3 / 1 | 0.8 mi |
| 1950 Burns Ave, Saint Paul | $2,068 | 3 / 1.5 | 0.9 mi |
| 1056 3rd St E, Saint Paul | $1,695 | 3 / 1 | 1.0 mi |
| 1056 3rd St E, Saint Paul | $1,695 | 3 / 1 | 1.0 mi |
| 1124 Minnehaha Ave E Apt 1, Saint Paul | $1,750 | 3 / 1 | 1.1 mi |
| 880 Wilson Ave, Saint Paul | $1,425 | 3 / 1 | 1.3 mi |
| Ross Ave Unit 1090, Saint Paul | $1,910 | 3 / 1 | 1.3 mi |
2 bed estimate $1,325/mo · range $1,275–$1,500 · 16 rentals within 1.5 mi
| Address | Rent | Bd / Ba | Distance |
|---|---|---|---|
| 1351 Conway St, Saint Paul | $1,179 | 2 / 1 | 0.5 mi |
| 1884 Wilson Ave Unit 4, Saint Paul | $1,325 | 2 / 1 | 0.8 mi |
| 1034 Suburban Ave E Unit 301, Saint Paul | $1,270 | 2 / 1 | 1.0 mi |
| 1034 Suburban Ave E Unit 307, Saint Paul | $1,270 | 2 / 1 | 1.0 mi |
| 1428 7th St E, Saint Paul | $1,624 | 2 / 1 | 1.0 mi |
| 1000 McLean Ave, Saint Paul | $1,299 | 2 / 1 | 1.1 mi |
| 1439 7th St E, Saint Paul | $1,400 | 2 / 1 | 1.1 mi |
| 1430 York Ave, Saint Paul | $1,155 | 2 / 1 | 1.2 mi |
| 948 Euclid St Unit 1, Saint Paul | $1,400 | 2 / 1 | 1.2 mi |
| 1891 7th St E, Saint Paul | $1,295 | 2 / 1 | 1.3 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 rent roll, rents or lease status given; pitched partly as owner-occupant or multigenerational home, so the building may be owner-occupied with no tenant history Listing says: flexibility of an owner occupant, full rental property, or a multigenerational home · AI review
- highAsking price is far above what rents support; cash flow is deeply negative at ask Based on: data: underwriting.cash_flow_monthly · 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 1518 PACIFIC ST (dataset last updated mid-2025)
- mediumAbout 142 m from I 94: traffic noise usually costs $50–100/month in rent. Based on: OpenStreetMap: nearest motorway (I 94) at 142 m
- mediumAsking is $213,749 above the price where cash flow breaks even ($236,151) at the default scenario. Based on: Derived: price $449,900 vs. break-even $236,151
- mediumSeller bought in March 2024 for $431K and is asking about $19K more; county market value is $381K Based on: data: county.last_sale_price · AI review
- mediumGarage income is speculative and may not be legal or permitted as a rental Listing says: potential to serve as a lucrative third income stream · 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 342922340026: special assessments (payable 2026) = $432.50
- lowPhotos show a tiled utility room with a kitchen-like area in the lower level; confirm the layout and egress for the 2-bed unit Based on: photo 10 · AI review
Opportunities
- Owner-occupy one unit and rent the other, which reduces the negative cash flow Listing says: flexibility of an owner occupant, full rental property, or a multigenerational home · AI review
- Heated, finished garage with a 200-amp service could be a paid rental or workshop space if allowed Listing says: The garage is heated and finished, equipped with a dedicated 200-amp service. · AI review
- Recent big-ticket updates lower near-term capex Listing says: new roof, windows, tankless water heater, A/C units · AI review
Questions for the agent
- Is the seller living in a unit? What are the actual rents, lease terms and move-in dates?
- Is the property licensed as a rental in St. Paul and when was it last inspected?
- What are the $432 in special assessments for, and do they continue?
- Can I see the permits for the roof, windows, bathroom and garage electrical work?
- Is the garage permitted for anything beyond parking, and what would a tenant pay?
- Are utilities separately metered, and who pays heat, water and trash today?
Bottom line
Nice, updated up/down, but at $449,900 it doesn't pencil as a rental; consider it only as a house hack or 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) | $8,258 |
| Insurance / yr Estimateestimate. from units, square feet and age; get a quote | $2,448 |
| 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 2026-08-29 (37 days, relisted 1×); last sold for $431,000 on 2024-03-08; listed for rent at $1,500/mo on 2026-08-18.
| Date | Event | Price |
|---|---|---|
| Listed | $449,900 | |
| Removed | — | |
| Removed | — | |
| Listed for rent | $1,500/mo | |
| Rent changed | $1,500/mo | |
| Rent changed | $1,550/mo | |
| Rent changed | $1,575/mo | |
| Rent changed | $1,595/mo | |
| Rent changed | $1,600/mo | |
| Listed for rent | $1,650/mo | |
| Sold | $431,000 | |
| Sold public record | $93,500 |
County record Public record
| Recorded as | two family dwelling - up/dwn |
| Living units | 2 |
| Year built | 1965 |
| Market value (2026) | $381,000 |
| Property tax, payable 2026 | $8,258 |
| Special assessments | $432 |
| Homestead | no |
| Last sale | 2024-03-08 · $431,000 |
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 142 m away.
Crime in Battle Creek – Conway – Eastview – Highwood Hills
1,114 incidents in the last 12 months (48 per 1,000 residents), +7% vs. the year before. St. Paul police incidents, excluding proactive visits and community events.