1626 Englewood Ave
Fourplex · 4 units: 1 bed / 1 bath ×4 unit split estimated · 2,513 sq ft
Saint Paul, MN · Hamline – Midway · View the listing ↗
Photos courtesy of RE/MAX Results, via Realtor.com.
- Asking price
- $525,000 4 units · $131K per unit
- Monthly cash flow
- −$1,092 at 20% down, 7%
- Estimated rent
- $4,300/mo medium confidence
- Break-even price
- $319,903 where cash flow hits $0
First look
This is a renovated fourplex marketed as turnkey, but the listing gives no rents, no rent roll and no expense figures. Our numbers don't support $525K. Four 1-beds at about $1,075 each give a 3.9% cap rate and roughly -$1,092 a month at 20% down, and break-even is near $320K. The photos show a fresh remodel in at least two units, but one kitchen and bath look older, so the 'top to bottom' claim needs checking. Before any showing, confirm the rental license, the actual rents and the special assessments. At this price it only makes sense if the real rents are far above our estimate.
Things to consider
- Price is far above what the rents support Break-even is about $320K against a $525K ask, so the deal loses money monthly at today's rates unless real rents are far higher.
- No rents or rent roll provided The 'strong returns' pitch is unsupported. Our rent estimates are the only numbers available.
- Rental license is not on file An unlicensed building can mean inspection issues, fines or an unusable unit count. Verify before anything else.
- Renovation quality looks uneven across units If some units are not updated, you would owe the rehab costs the listing says are done.From photo 8
- Taxes are heavy with special assessments on top $10,881 in tax plus $865 in assessments takes a large share of income on four 1-beds.
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
- doneUpdated windowsListing says: Updated windows, new boiler, new pex water lines & separate electric panels
- doneNew boilerListing says: Updated windows, new boiler, new pex water lines & separate electric panels
- doneNew PEX water linesListing says: Updated windows, new boiler, new pex water lines & separate electric panels
- doneFull interior remodel of kitchens and bathsListing says: Four fully updated units with contemporary white kitchens, granite counter tops & fully tiled ceramic bathrooms
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
- $525,000
- Cash to close
- $68,250
- Price per unit
- $131,250
- GRM
- 10.2
Each month
- Cash flow
- −$1,736/mo
- Cash-on-cash
- −30.5%
- Cap rate
- 3.9%
- DSCR
- 0.50×
Break-even
- Price that breaks even
- $259,939
- Rent that breaks even
- $6,498/mo
Long run
- Year 30: property vs stocks
- $1.21M vs $1.69M
- Cash flow turns positive
- year 27
The deal
- Price
- $525,000
- Cash to close
- $68,250
- Price per unit
- $131,250
- GRM
- 10.2
Each month
- Cash flow
- −$2,100/mo
- Cash-on-cash
- −36.9%
- Cap rate
- 3.1%
- DSCR
- 0.39×
Break-even
- Price that breaks even
- $204,402
- Rent that breaks even
- $7,277/mo
Long run
- Year 30: property vs stocks
- $1.20M vs $2.25M
- Cash flow turns positive
- not within 30 years
The deal
- Price
- $515,000
- Cash to close
- $66,950
- Price per unit
- $128,750
- GRM
- 10.0
Each month
- Cash flow
- −$1,671/mo
- Cash-on-cash
- −29.9%
- Cap rate
- 4.0%
- DSCR
- 0.50×
Break-even
- Price that breaks even
- $259,939
- Rent that breaks even
- $6,415/mo
Long run
- Year 30: property vs stocks
- $1.19M vs $1.61M
- Cash flow turns positive
- year 26
The deal
- Price
- $515,000
- Cash to close
- $66,950
- Price per unit
- $128,750
- GRM
- 10.0
Each month
- Cash flow
- −$2,034/mo
- Cash-on-cash
- −36.5%
- Cap rate
- 3.1%
- DSCR
- 0.40×
Break-even
- Price that breaks even
- $204,402
- Rent that breaks even
- $7,184/mo
Long run
- Year 30: property vs stocks
- $1.18M vs $2.17M
- Cash flow turns positive
- not within 30 years
The deal
- Price
- $525,000
- Cash to close
- $120,750
- Price per unit
- $131,250
- GRM
- 10.2
Each month
- Cash flow
- −$1,092/mo
- Cash-on-cash
- −10.8%
- Cap rate
- 3.9%
- DSCR
- 0.61×
Break-even
- Price that breaks even
- $319,903
- Rent that breaks even
- $5,682/mo
Long run
- Year 30: property vs stocks
- $1.24M vs $1.64M
- Cash flow turns positive
- year 22
The deal
- Price
- $525,000
- Cash to close
- $120,750
- Price per unit
- $131,250
- GRM
- 10.2
Each month
- Cash flow
- −$1,455/mo
- Cash-on-cash
- −14.5%
- Cap rate
- 3.1%
- DSCR
- 0.48×
Break-even
- Price that breaks even
- $251,555
- Rent that breaks even
- $6,363/mo
Long run
- Year 30: property vs stocks
- $1.20M vs $2.16M
- Cash flow turns positive
- not within 30 years
The deal
- Price
- $515,000
- Cash to close
- $118,450
- Price per unit
- $128,750
- GRM
- 10.0
Each month
- Cash flow
- −$1,038/mo
- Cash-on-cash
- −10.5%
- Cap rate
- 4.0%
- DSCR
- 0.62×
Break-even
- Price that breaks even
- $319,903
- Rent that breaks even
- $5,614/mo
Long run
- Year 30: property vs stocks
- $1.22M vs $1.57M
- Cash flow turns positive
- year 21
The deal
- Price
- $515,000
- Cash to close
- $118,450
- Price per unit
- $128,750
- GRM
- 10.0
Each month
- Cash flow
- −$1,402/mo
- Cash-on-cash
- −14.2%
- Cap rate
- 3.1%
- DSCR
- 0.49×
Break-even
- Price that breaks even
- $251,555
- Rent that breaks even
- $6,288/mo
Long run
- Year 30: property vs stocks
- $1.18M vs $2.08M
- Cash flow turns positive
- not within 30 years
The deal
- Price
- $525,000
- Cash to close
- $147,000
- Price per unit
- $131,250
- GRM
- 10.2
Each month
- Cash flow
- −$917/mo
- Cash-on-cash
- −7.5%
- Cap rate
- 3.9%
- DSCR
- 0.65×
Break-even
- Price that breaks even
- $341,230
- Rent that breaks even
- $5,461/mo
Long run
- Year 30: property vs stocks
- $1.27M vs $1.67M
- Cash flow turns positive
- year 19
The deal
- Price
- $525,000
- Cash to close
- $147,000
- Price per unit
- $131,250
- GRM
- 10.2
Each month
- Cash flow
- −$1,281/mo
- Cash-on-cash
- −10.5%
- Cap rate
- 3.1%
- DSCR
- 0.51×
Break-even
- Price that breaks even
- $268,325
- Rent that breaks even
- $6,116/mo
Long run
- Year 30: property vs stocks
- $1.20M vs $2.16M
- Cash flow turns positive
- not within 30 years
The deal
- Price
- $515,000
- Cash to close
- $144,200
- Price per unit
- $128,750
- GRM
- 10.0
Each month
- Cash flow
- −$867/mo
- Cash-on-cash
- −7.2%
- Cap rate
- 4.0%
- DSCR
- 0.66×
Break-even
- Price that breaks even
- $341,230
- Rent that breaks even
- $5,398/mo
Long run
- Year 30: property vs stocks
- $1.26M vs $1.60M
- Cash flow turns positive
- year 18
The deal
- Price
- $515,000
- Cash to close
- $144,200
- Price per unit
- $128,750
- GRM
- 10.0
Each month
- Cash flow
- −$1,231/mo
- Cash-on-cash
- −10.2%
- Cap rate
- 3.1%
- DSCR
- 0.52×
Break-even
- Price that breaks even
- $268,325
- Rent that breaks even
- $6,045/mo
Long run
- Year 30: property vs stocks
- $1.18M vs $2.08M
- Cash flow turns positive
- not within 30 years
Monthly
Monthly breakdown
| Rent | $4,300 |
| Vacancy (6%) | −$258 |
| Collected | $4,042 |
| Property tax Public record | −$907 |
| Insurance Estimate | −$388 |
| Water, sewer, trash Estimate | −$340 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (7% of rent) | −$301 |
| Capital reserve (8% of rent) | −$344 |
| Net operating income | $1,703 |
| Mortgage (principal + interest) | −$3,144 |
| PMI | −$295 |
| Cash flow | −$1,736 |
| Principal paid down (equity, not cash) | $400 |
| Rent | $4,300 |
| Vacancy (6%) | −$258 |
| Collected | $4,042 |
| Property tax Public record | −$907 |
| Insurance Estimate | −$388 |
| Water, sewer, trash Estimate | −$340 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (7% of rent) | −$301 |
| Capital reserve (8% of rent) | −$344 |
| Property management | −$364 |
| Net operating income | $1,339 |
| Mortgage (principal + interest) | −$3,144 |
| PMI | −$295 |
| Cash flow | −$2,100 |
| Principal paid down (equity, not cash) | $400 |
| Rent | $4,300 |
| Vacancy (6%) | −$258 |
| Collected | $4,042 |
| Property tax Public record | −$907 |
| Insurance Estimate | −$388 |
| Water, sewer, trash Estimate | −$340 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (7% of rent) | −$301 |
| Capital reserve (8% of rent) | −$344 |
| Net operating income | $1,703 |
| Mortgage (principal + interest) | −$3,084 |
| PMI | −$290 |
| Cash flow | −$1,671 |
| Principal paid down (equity, not cash) | $392 |
| Rent | $4,300 |
| Vacancy (6%) | −$258 |
| Collected | $4,042 |
| Property tax Public record | −$907 |
| Insurance Estimate | −$388 |
| Water, sewer, trash Estimate | −$340 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (7% of rent) | −$301 |
| Capital reserve (8% of rent) | −$344 |
| Property management | −$364 |
| Net operating income | $1,339 |
| Mortgage (principal + interest) | −$3,084 |
| PMI | −$290 |
| Cash flow | −$2,034 |
| Principal paid down (equity, not cash) | $392 |
| Rent | $4,300 |
| Vacancy (6%) | −$258 |
| Collected | $4,042 |
| Property tax Public record | −$907 |
| Insurance Estimate | −$388 |
| Water, sewer, trash Estimate | −$340 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (7% of rent) | −$301 |
| Capital reserve (8% of rent) | −$344 |
| Net operating income | $1,703 |
| Mortgage (principal + interest) | −$2,794 |
| Cash flow | −$1,092 |
| Principal paid down (equity, not cash) | $356 |
| Rent | $4,300 |
| Vacancy (6%) | −$258 |
| Collected | $4,042 |
| Property tax Public record | −$907 |
| Insurance Estimate | −$388 |
| Water, sewer, trash Estimate | −$340 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (7% of rent) | −$301 |
| Capital reserve (8% of rent) | −$344 |
| Property management | −$364 |
| Net operating income | $1,339 |
| Mortgage (principal + interest) | −$2,794 |
| Cash flow | −$1,455 |
| Principal paid down (equity, not cash) | $356 |
| Rent | $4,300 |
| Vacancy (6%) | −$258 |
| Collected | $4,042 |
| Property tax Public record | −$907 |
| Insurance Estimate | −$388 |
| Water, sewer, trash Estimate | −$340 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (7% of rent) | −$301 |
| Capital reserve (8% of rent) | −$344 |
| Net operating income | $1,703 |
| Mortgage (principal + interest) | −$2,741 |
| Cash flow | −$1,038 |
| Principal paid down (equity, not cash) | $349 |
| Rent | $4,300 |
| Vacancy (6%) | −$258 |
| Collected | $4,042 |
| Property tax Public record | −$907 |
| Insurance Estimate | −$388 |
| Water, sewer, trash Estimate | −$340 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (7% of rent) | −$301 |
| Capital reserve (8% of rent) | −$344 |
| Property management | −$364 |
| Net operating income | $1,339 |
| Mortgage (principal + interest) | −$2,741 |
| Cash flow | −$1,402 |
| Principal paid down (equity, not cash) | $349 |
| Rent | $4,300 |
| Vacancy (6%) | −$258 |
| Collected | $4,042 |
| Property tax Public record | −$907 |
| Insurance Estimate | −$388 |
| Water, sewer, trash Estimate | −$340 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (7% of rent) | −$301 |
| Capital reserve (8% of rent) | −$344 |
| Net operating income | $1,703 |
| Mortgage (principal + interest) | −$2,620 |
| Cash flow | −$917 |
| Principal paid down (equity, not cash) | $333 |
| Rent | $4,300 |
| Vacancy (6%) | −$258 |
| Collected | $4,042 |
| Property tax Public record | −$907 |
| Insurance Estimate | −$388 |
| Water, sewer, trash Estimate | −$340 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (7% of rent) | −$301 |
| Capital reserve (8% of rent) | −$344 |
| Property management | −$364 |
| Net operating income | $1,339 |
| Mortgage (principal + interest) | −$2,620 |
| Cash flow | −$1,281 |
| Principal paid down (equity, not cash) | $333 |
| Rent | $4,300 |
| Vacancy (6%) | −$258 |
| Collected | $4,042 |
| Property tax Public record | −$907 |
| Insurance Estimate | −$388 |
| Water, sewer, trash Estimate | −$340 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (7% of rent) | −$301 |
| Capital reserve (8% of rent) | −$344 |
| Net operating income | $1,703 |
| Mortgage (principal + interest) | −$2,570 |
| Cash flow | −$867 |
| Principal paid down (equity, not cash) | $327 |
| Rent | $4,300 |
| Vacancy (6%) | −$258 |
| Collected | $4,042 |
| Property tax Public record | −$907 |
| Insurance Estimate | −$388 |
| Water, sewer, trash Estimate | −$340 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (7% of rent) | −$301 |
| Capital reserve (8% of rent) | −$344 |
| Property management | −$364 |
| Net operating income | $1,339 |
| Mortgage (principal + interest) | −$2,570 |
| Cash flow | −$1,231 |
| Principal paid down (equity, not cash) | $327 |
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
- $1,197,854
- Rental profits, invested at 7%
- $7,740
Sells for $1,274,313 (value up 3% a year), minus 6% selling cost ($76,459). Rent paid down $472,500 of loan.
$7,282 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $519,536
- Monthly shortfalls, invested
- $1,169,970
$68,250 put into an index fund instead of the down payment and closing costs.
$263,369 you'd have paid in while the building lost money, invested instead.
Stocks come out $483,913 ahead after 30 years.
- Your equity when you sell
- $1,197,854
- Rental profits, invested at 7%
- $0
Sells for $1,274,313 (value up 3% a year), minus 6% selling cost ($76,459). Rent paid down $472,500 of loan.
$0 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $519,536
- Monthly shortfalls, invested
- $1,728,089
$68,250 put into an index fund instead of the down payment and closing costs.
$463,770 you'd have paid in while the building lost money, invested instead.
Stocks come out $1,049,771 ahead after 30 years.
- Your equity when you sell
- $1,175,038
- Rental profits, invested at 7%
- $11,320
Sells for $1,250,040 (value up 3% a year), minus 6% selling cost ($75,002). Rent paid down $463,500 of loan.
$10,453 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $509,640
- Monthly shortfalls, invested
- $1,103,937
$66,950 put into an index fund instead of the down payment and closing costs.
$244,714 you'd have paid in while the building lost money, invested instead.
Stocks come out $427,219 ahead after 30 years.
- Your equity when you sell
- $1,175,038
- Rental profits, invested at 7%
- $0
Sells for $1,250,040 (value up 3% a year), minus 6% selling cost ($75,002). Rent paid down $463,500 of loan.
$0 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $509,640
- Monthly shortfalls, invested
- $1,658,476
$66,950 put into an index fund instead of the down payment and closing costs.
$441,944 you'd have paid in while the building lost money, invested instead.
Stocks come out $993,078 ahead after 30 years.
- Your equity when you sell
- $1,197,854
- Rental profits, invested at 7%
- $41,197
Sells for $1,274,313 (value up 3% a year), minus 6% selling cost ($76,459). Rent paid down $420,000 of loan.
$34,460 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $919,180
- Monthly shortfalls, invested
- $716,130
$120,750 put into an index fund instead of the down payment and closing costs.
$150,629 you'd have paid in while the building lost money, invested instead.
Stocks come out $396,259 ahead after 30 years.
- Your equity when you sell
- $1,197,854
- Rental profits, invested at 7%
- $0
Sells for $1,274,313 (value up 3% a year), minus 6% selling cost ($76,459). Rent paid down $420,000 of loan.
$0 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $919,180
- Monthly shortfalls, invested
- $1,240,792
$120,750 put into an index fund instead of the down payment and closing costs.
$323,853 you'd have paid in while the building lost money, invested instead.
Stocks come out $962,118 ahead after 30 years.
- Your equity when you sell
- $1,175,038
- Rental profits, invested at 7%
- $49,353
Sells for $1,250,040 (value up 3% a year), minus 6% selling cost ($75,002). Rent paid down $412,000 of loan.
$40,483 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $901,672
- Monthly shortfalls, invested
- $663,955
$118,450 put into an index fund instead of the down payment and closing costs.
$137,492 you'd have paid in while the building lost money, invested instead.
Stocks come out $341,236 ahead after 30 years.
- Your equity when you sell
- $1,175,038
- Rental profits, invested at 7%
- $0
Sells for $1,250,040 (value up 3% a year), minus 6% selling cost ($75,002). Rent paid down $412,000 of loan.
$0 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $901,672
- Monthly shortfalls, invested
- $1,180,461
$118,450 put into an index fund instead of the down payment and closing costs.
$304,692 you'd have paid in while the building lost money, invested instead.
Stocks come out $907,095 ahead after 30 years.
- Your equity when you sell
- $1,197,854
- Rental profits, invested at 7%
- $71,777
Sells for $1,274,313 (value up 3% a year), minus 6% selling cost ($76,459). Rent paid down $393,750 of loan.
$56,205 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $1,119,001
- Monthly shortfalls, invested
- $548,748
$147,000 put into an index fund instead of the down payment and closing costs.
$109,503 you'd have paid in while the building lost money, invested instead.
Stocks come out $398,119 ahead after 30 years.
- Your equity when you sell
- $1,197,854
- Rental profits, invested at 7%
- $0
Sells for $1,274,313 (value up 3% a year), minus 6% selling cost ($76,459). Rent paid down $393,750 of loan.
$0 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $1,119,001
- Monthly shortfalls, invested
- $1,042,831
$147,000 put into an index fund instead of the down payment and closing costs.
$260,982 you'd have paid in while the building lost money, invested instead.
Stocks come out $963,978 ahead after 30 years.
- Your equity when you sell
- $1,175,038
- Rental profits, invested at 7%
- $82,601
Sells for $1,250,040 (value up 3% a year), minus 6% selling cost ($75,002). Rent paid down $386,250 of loan.
$63,441 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $1,097,687
- Monthly shortfalls, invested
- $503,012
$144,200 put into an index fund instead of the down payment and closing costs.
$98,776 you'd have paid in while the building lost money, invested instead.
Stocks come out $343,061 ahead after 30 years.
- Your equity when you sell
- $1,175,038
- Rental profits, invested at 7%
- $0
Sells for $1,250,040 (value up 3% a year), minus 6% selling cost ($75,002). Rent paid down $386,250 of loan.
$0 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $1,097,687
- Monthly shortfalls, invested
- $986,270
$144,200 put into an index fund instead of the down payment and closing costs.
$243,019 you'd have paid in while the building lost money, invested instead.
Stocks come out $908,919 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 $1.21M, stocks $1.69M. Stocks win.
Year 30 (loan paid off): property $1.20M, stocks $2.25M. Stocks win.
Year 30 (loan paid off): property $1.19M, stocks $1.61M. Stocks win.
Year 30 (loan paid off): property $1.18M, stocks $2.17M. Stocks win.
Year 30 (loan paid off): property $1.24M, stocks $1.64M. Stocks win.
Year 30 (loan paid off): property $1.20M, stocks $2.16M. Stocks win.
Year 30 (loan paid off): property $1.22M, stocks $1.57M. Stocks win.
Year 30 (loan paid off): property $1.18M, stocks $2.08M. Stocks win.
Year 30 (loan paid off): property $1.27M, stocks $1.67M. Stocks win.
Year 30 (loan paid off): property $1.20M, stocks $2.16M. Stocks win.
Year 30 (loan paid off): property $1.26M, stocks $1.60M. Stocks win.
Year 30 (loan paid off): property $1.18M, stocks $2.08M. 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.
1 bed / 1 bath estimate $1,075/mo · range $825–$1,350
| Address | Rent | Bd / Ba | Distance | Match |
|---|---|---|---|---|
| 619-625 Snelling Ave N, Saint Paul 55104 off market | $500 | 1 / 1 | 0.3 mi | 96% |
| 1757 Thomas Ave W, Unit 9, Saint Paul 55104 off market | $975 | 1 / 1 | 0.4 mi | 93% |
| 1905-07 Feronia Ave, Saint Paul 55104 | $1,000 | 1 / 1 | 0.8 mi | 93% |
| 1309 University Ave W, Saint Paul 55104 | $1,009 | 1 / 1 | 0.8 mi | 93% |
| 1670 Marshall Ave, Saint Paul 55104 | $1,050 | 1 / 1 | 1.1 mi | 92% |
| 613 Snelling Ave N, Saint Paul 55104 | $1,600 | 2 / 1 | 0.3 mi | 84% |
| 1675 Van Buren Ave, Saint Paul 55104 off market | $890 | 1 / 1 | 0.1 mi | 84% |
| 1498 Sherburne Ave, Unit 2, Saint Paul 55104 | $1,395 | 1 / 1 | 0.6 mi | 84% |
| 1693 Sherburne Ave, Saint Paul 55104 | $950 | 0 / 1 | 0.5 mi | 84% |
| 418 Pierce St N, Saint Paul 55104 off market | $950 | 2 / 1 | 0.7 mi | 83% |
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
- highNo rents, rent roll or expenses given for an 'income' pitch; nothing shows the building is occupied or what it earns Listing says: Absolute turnkey Fourplex in a Midway -just blocks away from Hamline University · 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 1626 ENGLEWOOD AVE (dataset last updated mid-2025)
- mediumAsking is $205,097 above the price where cash flow breaks even ($319,903) at the default scenario. Based on: Derived: price $525,000 vs. break-even $319,903
- mediumMarketing claims don't match some photos: one kitchen has older appliances and flooring, and one bath has older tile Based on: photo 8 · AI review
- low$865 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 282923440061: special assessments (payable 2026) = $865.00
- lowStucco and a stone foundation on a 1900 building; check for moisture and foundation condition Based on: photo 9 · AI review
Opportunities
- Separate electric panels per unit and a new boiler lower the near-term capital needs Listing says: new boiler, new pex water lines & separate electric panels, both for the house panel & each unit · AI review
- Coin laundry adds a small income line Listing says: Coin operated laundry in basement for extra income. · AI review
- Near light rail and a university, which supports rental demand Listing says: just blocks away from Hamline University, light-rail & Allianz Stadium · AI review
Questions for the agent
- Can I see the rent roll, leases and trailing-12 expenses?
- Is the building licensed as a four-unit rental in St. Paul, and when was it last inspected?
- What are the $865 special assessments for, and does the seller pay them at closing?
- Who pays heat, and is there one boiler or one per unit? What is the yearly gas cost?
- Who did the renovation, were permits pulled, and when? What did the seller pay for the building?
- How much does the coin laundry earn per month?
Bottom line
Nicely renovated on the surface, but at $525K it loses over $1,000 a month on our numbers and the listing gives no rents to prove otherwise. AI-assisted summary
What the records say
Where each number comes from
| Property tax / yr Public recordRamsey County record, payable 2026 (non-homestead) | $10,881 |
| Insurance / yr Estimateestimate. from units, square feet and age; get a quote | $4,651 |
| Water, sewer, trash / mo Estimateestimate. $85/unit/mo, owner-paid | $340 |
| Heat / mo Assumptionassumption. tenants pay heat; confirm with the agent | $0 |
| Lawn care / mo Assumptionassumption. $120/mo for 6 months, spread over 12; no snow removal | $60 |
| Repairs / capital reserve Rulerule. built 1900: +1 pt capital reserve; "fully updated" in the description: -1 pts each | 7% / 8% |
Price history Realtor.com
On the market since 2026-09-16 (19 days).
| Date | Event | Price |
|---|---|---|
| Listed | $525,000 |
County record Public record
| Recorded as | apartments 4-6 rental units |
| Living units | 4 |
| Year built | 1900 |
| Market value (2026) | $518,800 |
| Property tax, payable 2026 | $10,881 |
| Special assessments | $865 |
| Homestead | no |
| Last sale | — |
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 1330 m away.
Crime in Hamline – Midway
1,219 incidents in the last 12 months (101 per 1,000 residents), −3% vs. the year before. St. Paul police incidents, excluding proactive visits and community events.