1621 Concord St N
Duplex · 2 units: 2 bed / 1 bath ×2 unit split estimated · 2,136 sq ft
South Saint Paul, MN · View the listing ↗
Photos courtesy of NextHome Perrine & Associates, via Realtor.com.
- Asking price
- $278,000 2 units · $139K per unit
- Monthly cash flow
- −$35 at 20% down, 7%
- Break-even price
- $271,471 where cash flow hits $0
First look
This is a 1880 up/down in South St. Paul asking $278K, and our numbers say it doesn't work at ask. At 20% down it runs about -$35/month with a 6.2% cap, and break-even price is about $271K. Both units are rented, but the description gives no rents, lease terms or utilities, so the income is unproven. The photos show a hillside lot with dense overgrowth, a stone foundation, an exterior stair, and a shed in rough shape, so a lot depends on the inspection. Ask for the rent roll, leases and tax bill first, then decide on a showing. It's only worth a look if the price comes down toward break-even or you plan to live in one unit.
Things to consider
- Price doesn't match the numbers At ask, cash flow is slightly negative and break-even is about $7K below the price. There's little cushion for repairs.
- Rents are unverified Without a rent roll, you can't tell whether the tenants pay the estimated $1,450 per unit or something far off. Get the leases before pricing the deal.Listing says: “both currently rented”
- Taxes and unit count are unconfirmed We couldn't match a county parcel. Non-homestead taxes could be much higher than the listing implies, and the legal unit count matters for licensing and financing.
- Age and site conditions drive repair risk An 1880 build on a hillside with a stone foundation and heavy vegetation raises the odds of foundation, drainage and siding costs. An inspection comes first.From photo 2
- Owner-occupant path may work better than pure investing Living in one unit cuts your housing cost and can open lower-down-payment financing, which helps when the investor math is thin.Listing says: “Live in one unit while renting the other to help supplement your monthly expenses”
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
- neededBackyard shed needs repairs to become useful spaceListing says: a separate shed that, with some repairs, could become useful space
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
- $278,000
- Cash to close
- $36,140
- Price per unit
- $139,000
- GRM
- 8.0
Each month
- Cash flow
- −$376/mo
- Cash-on-cash
- −12.5%
- Cap rate
- 6.2%
- DSCR
- 0.79×
Break-even
- Price that breaks even
- $220,585
- Rent that breaks even
- $3,388/mo
Long run
- Year 30: property vs stocks
- $977K vs $378K
- Cash flow turns positive
- year 7
The deal
- Price
- $278,000
- Cash to close
- $36,140
- Price per unit
- $139,000
- GRM
- 8.0
Each month
- Cash flow
- −$621/mo
- Cash-on-cash
- −20.6%
- Cap rate
- 5.2%
- DSCR
- 0.66×
Break-even
- Price that breaks even
- $183,130
- Rent that breaks even
- $3,807/mo
Long run
- Year 30: property vs stocks
- $761K vs $543K
- Cash flow turns positive
- year 14
The deal
- Price
- $268,000
- Cash to close
- $34,840
- Price per unit
- $134,000
- GRM
- 7.7
Each month
- Cash flow
- −$311/mo
- Cash-on-cash
- −10.7%
- Cap rate
- 6.5%
- DSCR
- 0.82×
Break-even
- Price that breaks even
- $220,585
- Rent that breaks even
- $3,303/mo
Long run
- Year 30: property vs stocks
- $999K vs $344K
- Cash flow turns positive
- year 5
The deal
- Price
- $268,000
- Cash to close
- $34,840
- Price per unit
- $134,000
- GRM
- 7.7
Each month
- Cash flow
- −$556/mo
- Cash-on-cash
- −19.1%
- Cap rate
- 5.4%
- DSCR
- 0.68×
Break-even
- Price that breaks even
- $183,130
- Rent that breaks even
- $3,711/mo
Long run
- Year 30: property vs stocks
- $761K vs $487K
- Cash flow turns positive
- year 13
The deal
- Price
- $278,000
- Cash to close
- $63,940
- Price per unit
- $139,000
- GRM
- 8.0
Each month
- Cash flow
- −$35/mo
- Cash-on-cash
- −0.7%
- Cap rate
- 6.2%
- DSCR
- 0.98×
Break-even
- Price that breaks even
- $271,471
- Rent that breaks even
- $2,945/mo
Long run
- Year 30: property vs stocks
- $1.13M vs $490K
- Cash flow turns positive
- year 2
The deal
- Price
- $278,000
- Cash to close
- $63,940
- Price per unit
- $139,000
- GRM
- 8.0
Each month
- Cash flow
- −$280/mo
- Cash-on-cash
- −5.3%
- Cap rate
- 5.2%
- DSCR
- 0.81×
Break-even
- Price that breaks even
- $225,376
- Rent that breaks even
- $3,309/mo
Long run
- Year 30: property vs stocks
- $845K vs $582K
- Cash flow turns positive
- year 9
The deal
- Price
- $268,000
- Cash to close
- $61,640
- Price per unit
- $134,000
- GRM
- 7.7
Each month
- Cash flow
- $18/mo
- Cash-on-cash
- 0.4%
- Cap rate
- 6.5%
- DSCR
- 1.01×
Break-even
- Price that breaks even
- $271,471
- Rent that breaks even
- $2,876/mo
Long run
- Year 30: property vs stocks
- $1.17M vs $469K
- Cash flow turns positive
- year 1
The deal
- Price
- $268,000
- Cash to close
- $61,640
- Price per unit
- $134,000
- GRM
- 7.7
Each month
- Cash flow
- −$227/mo
- Cash-on-cash
- −4.4%
- Cap rate
- 5.4%
- DSCR
- 0.84×
Break-even
- Price that breaks even
- $225,376
- Rent that breaks even
- $3,231/mo
Long run
- Year 30: property vs stocks
- $855K vs $536K
- Cash flow turns positive
- year 8
The deal
- Price
- $278,000
- Cash to close
- $77,840
- Price per unit
- $139,000
- GRM
- 8.0
Each month
- Cash flow
- $58/mo
- Cash-on-cash
- 0.9%
- Cap rate
- 6.2%
- DSCR
- 1.04×
Break-even
- Price that breaks even
- $289,569
- Rent that breaks even
- $2,825/mo
Long run
- Year 30: property vs stocks
- $1.24M vs $593K
- Cash flow turns positive
- year 1
The deal
- Price
- $278,000
- Cash to close
- $77,840
- Price per unit
- $139,000
- GRM
- 8.0
Each month
- Cash flow
- −$188/mo
- Cash-on-cash
- −2.9%
- Cap rate
- 5.2%
- DSCR
- 0.86×
Break-even
- Price that breaks even
- $240,401
- Rent that breaks even
- $3,174/mo
Long run
- Year 30: property vs stocks
- $904K vs $641K
- Cash flow turns positive
- year 7
The deal
- Price
- $268,000
- Cash to close
- $75,040
- Price per unit
- $134,000
- GRM
- 7.7
Each month
- Cash flow
- $108/mo
- Cash-on-cash
- 1.7%
- Cap rate
- 6.5%
- DSCR
- 1.08×
Break-even
- Price that breaks even
- $289,569
- Rent that breaks even
- $2,760/mo
Long run
- Year 30: property vs stocks
- $1.27M vs $571K
- Cash flow turns positive
- year 1
The deal
- Price
- $268,000
- Cash to close
- $75,040
- Price per unit
- $134,000
- GRM
- 7.7
Each month
- Cash flow
- −$138/mo
- Cash-on-cash
- −2.2%
- Cap rate
- 5.4%
- DSCR
- 0.90×
Break-even
- Price that breaks even
- $240,401
- Rent that breaks even
- $3,101/mo
Long run
- Year 30: property vs stocks
- $918K vs $600K
- Cash flow turns positive
- year 6
Monthly
Monthly breakdown
| Rent | $2,900 |
| Vacancy (6%) | −$174 |
| Collected | $2,726 |
| Property tax Listing | −$344 |
| Insurance Estimate | −$214 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$232 |
| Capital reserve (9% of rent) | −$261 |
| Net operating income | $1,445 |
| Mortgage (principal + interest) | −$1,665 |
| PMI | −$156 |
| Cash flow | −$376 |
| Principal paid down (equity, not cash) | $212 |
| Rent | $2,900 |
| Vacancy (6%) | −$174 |
| Collected | $2,726 |
| Property tax Listing | −$344 |
| Insurance Estimate | −$214 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$232 |
| Capital reserve (9% of rent) | −$261 |
| Property management | −$245 |
| Net operating income | $1,200 |
| Mortgage (principal + interest) | −$1,665 |
| PMI | −$156 |
| Cash flow | −$621 |
| Principal paid down (equity, not cash) | $212 |
| Rent | $2,900 |
| Vacancy (6%) | −$174 |
| Collected | $2,726 |
| Property tax Listing | −$344 |
| Insurance Estimate | −$214 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$232 |
| Capital reserve (9% of rent) | −$261 |
| Net operating income | $1,445 |
| Mortgage (principal + interest) | −$1,605 |
| PMI | −$151 |
| Cash flow | −$311 |
| Principal paid down (equity, not cash) | $204 |
| Rent | $2,900 |
| Vacancy (6%) | −$174 |
| Collected | $2,726 |
| Property tax Listing | −$344 |
| Insurance Estimate | −$214 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$232 |
| Capital reserve (9% of rent) | −$261 |
| Property management | −$245 |
| Net operating income | $1,200 |
| Mortgage (principal + interest) | −$1,605 |
| PMI | −$151 |
| Cash flow | −$556 |
| Principal paid down (equity, not cash) | $204 |
| Rent | $2,900 |
| Vacancy (6%) | −$174 |
| Collected | $2,726 |
| Property tax Listing | −$344 |
| Insurance Estimate | −$214 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$232 |
| Capital reserve (9% of rent) | −$261 |
| Net operating income | $1,445 |
| Mortgage (principal + interest) | −$1,480 |
| Cash flow | −$35 |
| Principal paid down (equity, not cash) | $188 |
| Rent | $2,900 |
| Vacancy (6%) | −$174 |
| Collected | $2,726 |
| Property tax Listing | −$344 |
| Insurance Estimate | −$214 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$232 |
| Capital reserve (9% of rent) | −$261 |
| Property management | −$245 |
| Net operating income | $1,200 |
| Mortgage (principal + interest) | −$1,480 |
| Cash flow | −$280 |
| Principal paid down (equity, not cash) | $188 |
| Rent | $2,900 |
| Vacancy (6%) | −$174 |
| Collected | $2,726 |
| Property tax Listing | −$344 |
| Insurance Estimate | −$214 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$232 |
| Capital reserve (9% of rent) | −$261 |
| Net operating income | $1,445 |
| Mortgage (principal + interest) | −$1,426 |
| Cash flow | $18 |
| Principal paid down (equity, not cash) | $181 |
| Rent | $2,900 |
| Vacancy (6%) | −$174 |
| Collected | $2,726 |
| Property tax Listing | −$344 |
| Insurance Estimate | −$214 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$232 |
| Capital reserve (9% of rent) | −$261 |
| Property management | −$245 |
| Net operating income | $1,200 |
| Mortgage (principal + interest) | −$1,426 |
| Cash flow | −$227 |
| Principal paid down (equity, not cash) | $181 |
| Rent | $2,900 |
| Vacancy (6%) | −$174 |
| Collected | $2,726 |
| Property tax Listing | −$344 |
| Insurance Estimate | −$214 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$232 |
| Capital reserve (9% of rent) | −$261 |
| Net operating income | $1,445 |
| Mortgage (principal + interest) | −$1,387 |
| Cash flow | $58 |
| Principal paid down (equity, not cash) | $176 |
| Rent | $2,900 |
| Vacancy (6%) | −$174 |
| Collected | $2,726 |
| Property tax Listing | −$344 |
| Insurance Estimate | −$214 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$232 |
| Capital reserve (9% of rent) | −$261 |
| Property management | −$245 |
| Net operating income | $1,200 |
| Mortgage (principal + interest) | −$1,387 |
| Cash flow | −$188 |
| Principal paid down (equity, not cash) | $176 |
| Rent | $2,900 |
| Vacancy (6%) | −$174 |
| Collected | $2,726 |
| Property tax Listing | −$344 |
| Insurance Estimate | −$214 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$232 |
| Capital reserve (9% of rent) | −$261 |
| Net operating income | $1,445 |
| Mortgage (principal + interest) | −$1,337 |
| Cash flow | $108 |
| Principal paid down (equity, not cash) | $170 |
| Rent | $2,900 |
| Vacancy (6%) | −$174 |
| Collected | $2,726 |
| Property tax Listing | −$344 |
| Insurance Estimate | −$214 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$232 |
| Capital reserve (9% of rent) | −$261 |
| Property management | −$245 |
| Net operating income | $1,200 |
| Mortgage (principal + interest) | −$1,337 |
| Cash flow | −$138 |
| Principal paid down (equity, not cash) | $170 |
Cash flow each year
Rents +3%/yr, 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
- $634,292
- Rental profits, invested at 7%
- $342,856
Sells for $674,779 (value up 3% a year), minus 6% selling cost ($40,487). Rent paid down $250,200 of loan.
$195,833 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $275,107
- Monthly shortfalls, invested
- $103,162
$36,140 put into an index fund instead of the down payment and closing costs.
$15,976 you'd have paid in while the building lost money, invested instead.
The building comes out $598,879 ahead after 30 years.
- Your equity when you sell
- $634,292
- Rental profits, invested at 7%
- $126,233
Sells for $674,779 (value up 3% a year), minus 6% selling cost ($40,487). Rent paid down $250,200 of loan.
$86,846 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $275,107
- Monthly shortfalls, invested
- $268,165
$36,140 put into an index fund instead of the down payment and closing costs.
$47,055 you'd have paid in while the building lost money, invested instead.
The building comes out $217,253 ahead after 30 years.
- Your equity when you sell
- $611,476
- Rental profits, invested at 7%
- $387,845
Sells for $650,506 (value up 3% a year), minus 6% selling cost ($39,030). Rent paid down $241,200 of loan.
$213,703 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $265,211
- Monthly shortfalls, invested
- $78,539
$34,840 put into an index fund instead of the down payment and closing costs.
$12,020 you'd have paid in while the building lost money, invested instead.
The building comes out $655,571 ahead after 30 years.
- Your equity when you sell
- $611,476
- Rental profits, invested at 7%
- $149,845
Sells for $650,506 (value up 3% a year), minus 6% selling cost ($39,030). Rent paid down $241,200 of loan.
$99,521 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $265,211
- Monthly shortfalls, invested
- $222,164
$34,840 put into an index fund instead of the down payment and closing costs.
$37,904 you'd have paid in while the building lost money, invested instead.
The building comes out $273,946 ahead after 30 years.
- Your equity when you sell
- $634,292
- Rental profits, invested at 7%
- $500,695
Sells for $674,779 (value up 3% a year), minus 6% selling cost ($40,487). Rent paid down $222,400 of loan.
$254,364 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $486,728
- Monthly shortfalls, invested
- $2,967
$63,940 put into an index fund instead of the down payment and closing costs.
$417 you'd have paid in while the building lost money, invested instead.
The building comes out $645,293 ahead after 30 years.
- Your equity when you sell
- $634,292
- Rental profits, invested at 7%
- $211,122
Sells for $674,779 (value up 3% a year), minus 6% selling cost ($40,487). Rent paid down $222,400 of loan.
$129,432 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $486,728
- Monthly shortfalls, invested
- $95,019
$63,940 put into an index fund instead of the down payment and closing costs.
$15,551 you'd have paid in while the building lost money, invested instead.
The building comes out $263,667 ahead after 30 years.
- Your equity when you sell
- $611,476
- Rental profits, invested at 7%
- $558,060
Sells for $650,506 (value up 3% a year), minus 6% selling cost ($39,030). Rent paid down $214,400 of loan.
$273,107 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $469,219
$61,640 put into an index fund instead of the down payment and closing costs.
The building comes out $700,317 ahead after 30 years.
- Your equity when you sell
- $611,476
- Rental profits, invested at 7%
- $243,243
Sells for $650,506 (value up 3% a year), minus 6% selling cost ($39,030). Rent paid down $214,400 of loan.
$143,668 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $469,219
- Monthly shortfalls, invested
- $66,809
$61,640 put into an index fund instead of the down payment and closing costs.
$10,627 you'd have paid in while the building lost money, invested instead.
The building comes out $318,690 ahead after 30 years.
- Your equity when you sell
- $634,292
- Rental profits, invested at 7%
- $602,554
Sells for $674,779 (value up 3% a year), minus 6% selling cost ($40,487). Rent paid down $208,500 of loan.
$287,238 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $592,538
$77,840 put into an index fund instead of the down payment and closing costs.
The building comes out $644,308 ahead after 30 years.
- Your equity when you sell
- $634,292
- Rental profits, invested at 7%
- $269,404
Sells for $674,779 (value up 3% a year), minus 6% selling cost ($40,487). Rent paid down $208,500 of loan.
$154,711 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $592,538
- Monthly shortfalls, invested
- $48,476
$77,840 put into an index fund instead of the down payment and closing costs.
$7,539 you'd have paid in while the building lost money, invested instead.
The building comes out $262,683 ahead after 30 years.
- Your equity when you sell
- $611,476
- Rental profits, invested at 7%
- $659,115
Sells for $650,506 (value up 3% a year), minus 6% selling cost ($39,030). Rent paid down $201,000 of loan.
$305,202 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $571,224
$75,040 put into an index fund instead of the down payment and closing costs.
The building comes out $699,367 ahead after 30 years.
- Your equity when you sell
- $611,476
- Rental profits, invested at 7%
- $306,123
Sells for $650,506 (value up 3% a year), minus 6% selling cost ($39,030). Rent paid down $201,000 of loan.
$169,453 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $571,224
- Monthly shortfalls, invested
- $28,634
$75,040 put into an index fund instead of the down payment and closing costs.
$4,317 you'd have paid in while the building lost money, invested instead.
The building comes out $317,741 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 $977K, stocks $378K. The property wins.
Year 30 (loan paid off): property $761K, stocks $543K. The property wins.
Year 30 (loan paid off): property $999K, stocks $344K. The property wins.
Year 30 (loan paid off): property $761K, stocks $487K. The property wins.
Year 30 (loan paid off): property $1.13M, stocks $490K. The property wins.
Year 30 (loan paid off): property $845K, stocks $582K. The property wins.
Year 30 (loan paid off): property $1.17M, stocks $469K. The property wins.
Year 30 (loan paid off): property $855K, stocks $536K. The property wins.
Year 30 (loan paid off): property $1.24M, stocks $593K. The property wins.
Year 30 (loan paid off): property $904K, stocks $641K. The property wins.
Year 30 (loan paid off): property $1.27M, stocks $571K. The property wins.
Year 30 (loan paid off): property $918K, stocks $600K. 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 $1,450/mo · range $1,275–$1,700 · 11 rentals within 1.5 mi
| Address | Rent | Bd / Ba | Distance |
|---|---|---|---|
| 504 Belvidere St E Unit 1, Saint Paul | $1,450 | 2 / 1 | 0.3 mi |
| 994 Oakdale Ave Unit 2, Saint Paul | $1,600 | 2 / 1 | 0.8 mi |
| 966 Robert St S Apt 106, West Saint Paul | $1,195 | 2 / 1 | 1.0 mi |
| 920 Summit Ave Apt 204, South Saint Paul | $1,295 | 2 / 1 | 1.0 mi |
| 966 Robert St S, West Saint Paul | $1,195 | 2 / 1 | 1.0 mi |
| 1240 Bryant Ave, Saint Paul | $1,349 | 2 / 1 | 1.1 mi |
| 124 Stanley St E, West Saint Paul | $900 | 2 / 1 | 1.1 mi |
| 604 Oakdale Ave Apt 2, Saint Paul | $1,595 | 2 / 1 | 1.1 mi |
| 1335 Oakdale Ave, West Saint Paul | $1,250 | 2 / 1 | 1.2 mi |
| 1049 Gorman Ave Unit 1, West Saint Paul | $1,700 | 2 / 1 | 1.2 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 rents, lease terms or tenant details given, so income is unverified Listing says: both currently rented · AI review
- mediumCouldn't match this address to a county parcel record, so taxes and unit count are unverified. Public record: County parcels: no match for 1621 CONCORD ST N
- medium1880 building on stone foundation with a hillside setting; foundation and drainage need inspection Listing says: Built in 1880, this property offers plenty of character · AI review
- mediumExterior wood stair to the upper unit looks weathered; check the structure and egress Based on: photo 4 · AI review
- lowShed appears dilapidated with an open window and door Based on: photo 9 · AI review
Opportunities
- Owner-occupant option: live in one unit and rent the other Listing says: Live in one unit while renting the other to help supplement your monthly expenses · AI review
- Unused full basement could add storage or value Listing says: The full basement is not currently used by tenants and provides additional space and possibilities · AI review
- One-stall garage is a rentable amenity in a market where many duplexes only offer street parking Listing says: A unique one-stall garage is tucked into the hillside · AI review
Questions for the agent
- What are the current rents, lease end dates and security deposits for each unit?
- Which utilities does the owner pay, and are there separate meters and heating for each unit?
- How old are the roof, boiler or furnace, water heater and electrical panels?
- Is the property licensed as a rental with South St. Paul, and for two units?
- Has the foundation or basement had water problems, and what's the hillside drainage like?
- What were the taxes last year, and are there any special assessments?
Bottom line
A character-heavy 1880 duplex that doesn't cash flow at $278K, with unproven rents and a lot of age to inspect, so it only makes sense with a price cut or as an owner-occupant buy. AI-assisted summary
What the records say
Where each number comes from
| Property tax / yr Listinglisting, tax year 2026. The tax the listing states. If the seller lives there it may be at the lower homestead rate; an investor owner pays the non-homestead rate, often 20–40% more on the owner's unit. | $4,130 |
| Insurance / yr Estimateestimate. from units, square feet and age; get a quote | $2,567 |
| 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 1880: +1 pt capital reserve | 8% / 9% |
Price history Realtor.com
On the market since 2026-09-20 (15 days); last sold for $140,000 on 2018-12-19.
| Date | Event | Price |
|---|---|---|
| Listed | $278,000 | |
| Sold public record | $140,000 | |
| Removed | $128,900 | |
| Price changed | $128,900 | |
| Price changed | $139,900 | |
| Listed | $149,900 | |
| Removed | $149,900 | |
| Listed | $149,900 | |
| Removed | $149,900 | |
| Listed | $149,900 | |
| Removed | $155,000 | |
| Removed | $155,000 | |
| Listed | $155,000 | |
| Sold public record | $152,100 | |
| Sold public record | $72,000 |
From the listing Listing
| Listed as | duplex up and down |
| Property tax, 2026 | $4,130 |
| County | Dakota |
| Parcel number | 363250000040 |
As the listing states it (NorthstarMLS, via Realtor.com). We don't have county records here yet; check the tax, homestead status and special assessments with the county.
Crime, rental-license and vacant-building records are only available for St. Paul and Minneapolis so far. Check with South Saint Paul on rental licensing before you buy.
Nearest highway
US 52, about 371 m away.