1635 Dayton Ave
Fourplex · 4 units: 2 bed / 1 bath ×3 and 1 bed / 1 bath unit split estimated · 3,457 sq ft
Saint Paul, MN · Union Park (Merriam Park, Snelling-Hamline, Lexington-Hamline) · View the listing ↗
Photos courtesy of NRT-Minnesota (CB Burnet), via Realtor.com.
- Asking price
- $550,000 4 units · $138K per unit
- Monthly cash flow
- −$709 at 20% down, 7%
- Estimated rent
- $5,150/mo medium confidence
- Break-even price
- $416,739 where cash flow hits $0
First look
This is a 1963 brick fourplex (3 two-beds, 1 one-bed) asking $550K, and at that price our underwriting shows about -$709/month with a 4.8% cap rate. Our break-even price is roughly $417K, so the ask is about $133K above what the rents support. The description gives no rents, no lease terms, no utilities and no repair info, and it was listed 46 days ago, so there may be room to negotiate. The city rental license shows 'Renewal Due' with an expiry of January 2025, so confirm it is current. Get the rent roll, trailing-12 expenses and the heat setup before you spend time on a showing. Unless rents are well above our estimates, this doesn't work at today's rates.
Things to consider
- Price is well above what the numbers support Cash flow is negative at the ask, and break-even is about $133K lower. Rent growth on sitting tenants is capped at 3% a year, so the gap won't close quickly.
- Dated interiors Original-looking kitchens and baths mean budgeting for updates, but with the 3% cap, raising rents on existing tenants is slow.From photo 3
- High taxes plus special assessments The non-homestead tax bill and the $865 in assessments eat income and may be higher than the seller's current costs.
- License status needs checking An expired or lapsed rental license can mean inspection issues or fines, and it may block collecting rent.
From the photos
Based on 10 of the listing photos. Photos can hide as much as they show; an inspection is the real answer.
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
- $550,000
- Cash to close
- $71,500
- Price per unit
- $137,500
- GRM
- 8.9
Each month
- Cash flow
- −$1,385/mo
- Cash-on-cash
- −23.2%
- Cap rate
- 4.8%
- DSCR
- 0.62×
Break-even
- Price that breaks even
- $338,624
- Rent that breaks even
- $6,925/mo
Long run
- Year 30: property vs stocks
- $1.40M vs $1.23M
- Cash flow turns positive
- year 17
The deal
- Price
- $550,000
- Cash to close
- $71,500
- Price per unit
- $137,500
- GRM
- 8.9
Each month
- Cash flow
- −$1,820/mo
- Cash-on-cash
- −30.5%
- Cap rate
- 3.9%
- DSCR
- 0.49×
Break-even
- Price that breaks even
- $272,109
- Rent that breaks even
- $7,768/mo
Long run
- Year 30: property vs stocks
- $1.26M vs $1.77M
- Cash flow turns positive
- year 27
The deal
- Price
- $540,000
- Cash to close
- $70,200
- Price per unit
- $135,000
- GRM
- 8.7
Each month
- Cash flow
- −$1,319/mo
- Cash-on-cash
- −22.5%
- Cap rate
- 4.9%
- DSCR
- 0.63×
Break-even
- Price that breaks even
- $338,624
- Rent that breaks even
- $6,841/mo
Long run
- Year 30: property vs stocks
- $1.39M vs $1.17M
- Cash flow turns positive
- year 16
The deal
- Price
- $540,000
- Cash to close
- $70,200
- Price per unit
- $135,000
- GRM
- 8.7
Each month
- Cash flow
- −$1,755/mo
- Cash-on-cash
- −30.0%
- Cap rate
- 4.0%
- DSCR
- 0.50×
Break-even
- Price that breaks even
- $272,109
- Rent that breaks even
- $7,673/mo
Long run
- Year 30: property vs stocks
- $1.24M vs $1.70M
- Cash flow turns positive
- year 26
The deal
- Price
- $550,000
- Cash to close
- $126,500
- Price per unit
- $137,500
- GRM
- 8.9
Each month
- Cash flow
- −$709/mo
- Cash-on-cash
- −6.7%
- Cap rate
- 4.8%
- DSCR
- 0.76×
Break-even
- Price that breaks even
- $416,739
- Rent that breaks even
- $6,059/mo
Long run
- Year 30: property vs stocks
- $1.52M vs $1.27M
- Cash flow turns positive
- year 12
The deal
- Price
- $550,000
- Cash to close
- $126,500
- Price per unit
- $137,500
- GRM
- 8.9
Each month
- Cash flow
- −$1,145/mo
- Cash-on-cash
- −10.9%
- Cap rate
- 3.9%
- DSCR
- 0.61×
Break-even
- Price that breaks even
- $334,880
- Rent that breaks even
- $6,796/mo
Long run
- Year 30: property vs stocks
- $1.30M vs $1.72M
- Cash flow turns positive
- year 22
The deal
- Price
- $540,000
- Cash to close
- $124,200
- Price per unit
- $135,000
- GRM
- 8.7
Each month
- Cash flow
- −$656/mo
- Cash-on-cash
- −6.3%
- Cap rate
- 4.9%
- DSCR
- 0.77×
Break-even
- Price that breaks even
- $416,739
- Rent that breaks even
- $5,991/mo
Long run
- Year 30: property vs stocks
- $1.53M vs $1.21M
- Cash flow turns positive
- year 12
The deal
- Price
- $540,000
- Cash to close
- $124,200
- Price per unit
- $135,000
- GRM
- 8.7
Each month
- Cash flow
- −$1,092/mo
- Cash-on-cash
- −10.5%
- Cap rate
- 4.0%
- DSCR
- 0.62×
Break-even
- Price that breaks even
- $334,880
- Rent that breaks even
- $6,720/mo
Long run
- Year 30: property vs stocks
- $1.28M vs $1.65M
- Cash flow turns positive
- year 21
The deal
- Price
- $550,000
- Cash to close
- $154,000
- Price per unit
- $137,500
- GRM
- 8.9
Each month
- Cash flow
- −$526/mo
- Cash-on-cash
- −4.1%
- Cap rate
- 4.8%
- DSCR
- 0.81×
Break-even
- Price that breaks even
- $444,522
- Rent that breaks even
- $5,825/mo
Long run
- Year 30: property vs stocks
- $1.61M vs $1.36M
- Cash flow turns positive
- year 10
The deal
- Price
- $550,000
- Cash to close
- $154,000
- Price per unit
- $137,500
- GRM
- 8.9
Each month
- Cash flow
- −$962/mo
- Cash-on-cash
- −7.5%
- Cap rate
- 3.9%
- DSCR
- 0.65×
Break-even
- Price that breaks even
- $357,205
- Rent that breaks even
- $6,533/mo
Long run
- Year 30: property vs stocks
- $1.33M vs $1.75M
- Cash flow turns positive
- year 19
The deal
- Price
- $540,000
- Cash to close
- $151,200
- Price per unit
- $135,000
- GRM
- 8.7
Each month
- Cash flow
- −$476/mo
- Cash-on-cash
- −3.8%
- Cap rate
- 4.9%
- DSCR
- 0.82×
Break-even
- Price that breaks even
- $444,522
- Rent that breaks even
- $5,761/mo
Long run
- Year 30: property vs stocks
- $1.62M vs $1.31M
- Cash flow turns positive
- year 9
The deal
- Price
- $540,000
- Cash to close
- $151,200
- Price per unit
- $135,000
- GRM
- 8.7
Each month
- Cash flow
- −$912/mo
- Cash-on-cash
- −7.2%
- Cap rate
- 4.0%
- DSCR
- 0.66×
Break-even
- Price that breaks even
- $357,205
- Rent that breaks even
- $6,462/mo
Long run
- Year 30: property vs stocks
- $1.32M vs $1.68M
- Cash flow turns positive
- year 19
Monthly
Monthly breakdown
| Rent | $5,150 |
| Vacancy (6%) | −$309 |
| Collected | $4,841 |
| Property tax Public record | −$1,027 |
| Insurance Estimate | −$372 |
| Water, sewer, trash Estimate | −$340 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$412 |
| Capital reserve (8% of rent) | −$412 |
| Net operating income | $2,218 |
| Mortgage (principal + interest) | −$3,293 |
| PMI | −$309 |
| Cash flow | −$1,385 |
| Principal paid down (equity, not cash) | $419 |
| Rent | $5,150 |
| Vacancy (6%) | −$309 |
| Collected | $4,841 |
| Property tax Public record | −$1,027 |
| Insurance Estimate | −$372 |
| Water, sewer, trash Estimate | −$340 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$412 |
| Capital reserve (8% of rent) | −$412 |
| Property management | −$436 |
| Net operating income | $1,782 |
| Mortgage (principal + interest) | −$3,293 |
| PMI | −$309 |
| Cash flow | −$1,820 |
| Principal paid down (equity, not cash) | $419 |
| Rent | $5,150 |
| Vacancy (6%) | −$309 |
| Collected | $4,841 |
| Property tax Public record | −$1,027 |
| Insurance Estimate | −$372 |
| Water, sewer, trash Estimate | −$340 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$412 |
| Capital reserve (8% of rent) | −$412 |
| Net operating income | $2,218 |
| Mortgage (principal + interest) | −$3,233 |
| PMI | −$304 |
| Cash flow | −$1,319 |
| Principal paid down (equity, not cash) | $411 |
| Rent | $5,150 |
| Vacancy (6%) | −$309 |
| Collected | $4,841 |
| Property tax Public record | −$1,027 |
| Insurance Estimate | −$372 |
| Water, sewer, trash Estimate | −$340 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$412 |
| Capital reserve (8% of rent) | −$412 |
| Property management | −$436 |
| Net operating income | $1,782 |
| Mortgage (principal + interest) | −$3,233 |
| PMI | −$304 |
| Cash flow | −$1,755 |
| Principal paid down (equity, not cash) | $411 |
| Rent | $5,150 |
| Vacancy (6%) | −$309 |
| Collected | $4,841 |
| Property tax Public record | −$1,027 |
| Insurance Estimate | −$372 |
| Water, sewer, trash Estimate | −$340 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$412 |
| Capital reserve (8% of rent) | −$412 |
| Net operating income | $2,218 |
| Mortgage (principal + interest) | −$2,927 |
| Cash flow | −$709 |
| Principal paid down (equity, not cash) | $372 |
| Rent | $5,150 |
| Vacancy (6%) | −$309 |
| Collected | $4,841 |
| Property tax Public record | −$1,027 |
| Insurance Estimate | −$372 |
| Water, sewer, trash Estimate | −$340 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$412 |
| Capital reserve (8% of rent) | −$412 |
| Property management | −$436 |
| Net operating income | $1,782 |
| Mortgage (principal + interest) | −$2,927 |
| Cash flow | −$1,145 |
| Principal paid down (equity, not cash) | $372 |
| Rent | $5,150 |
| Vacancy (6%) | −$309 |
| Collected | $4,841 |
| Property tax Public record | −$1,027 |
| Insurance Estimate | −$372 |
| Water, sewer, trash Estimate | −$340 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$412 |
| Capital reserve (8% of rent) | −$412 |
| Net operating income | $2,218 |
| Mortgage (principal + interest) | −$2,874 |
| Cash flow | −$656 |
| Principal paid down (equity, not cash) | $366 |
| Rent | $5,150 |
| Vacancy (6%) | −$309 |
| Collected | $4,841 |
| Property tax Public record | −$1,027 |
| Insurance Estimate | −$372 |
| Water, sewer, trash Estimate | −$340 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$412 |
| Capital reserve (8% of rent) | −$412 |
| Property management | −$436 |
| Net operating income | $1,782 |
| Mortgage (principal + interest) | −$2,874 |
| Cash flow | −$1,092 |
| Principal paid down (equity, not cash) | $366 |
| Rent | $5,150 |
| Vacancy (6%) | −$309 |
| Collected | $4,841 |
| Property tax Public record | −$1,027 |
| Insurance Estimate | −$372 |
| Water, sewer, trash Estimate | −$340 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$412 |
| Capital reserve (8% of rent) | −$412 |
| Net operating income | $2,218 |
| Mortgage (principal + interest) | −$2,744 |
| Cash flow | −$526 |
| Principal paid down (equity, not cash) | $349 |
| Rent | $5,150 |
| Vacancy (6%) | −$309 |
| Collected | $4,841 |
| Property tax Public record | −$1,027 |
| Insurance Estimate | −$372 |
| Water, sewer, trash Estimate | −$340 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$412 |
| Capital reserve (8% of rent) | −$412 |
| Property management | −$436 |
| Net operating income | $1,782 |
| Mortgage (principal + interest) | −$2,744 |
| Cash flow | −$962 |
| Principal paid down (equity, not cash) | $349 |
| Rent | $5,150 |
| Vacancy (6%) | −$309 |
| Collected | $4,841 |
| Property tax Public record | −$1,027 |
| Insurance Estimate | −$372 |
| Water, sewer, trash Estimate | −$340 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$412 |
| Capital reserve (8% of rent) | −$412 |
| Net operating income | $2,218 |
| Mortgage (principal + interest) | −$2,694 |
| Cash flow | −$476 |
| Principal paid down (equity, not cash) | $343 |
| Rent | $5,150 |
| Vacancy (6%) | −$309 |
| Collected | $4,841 |
| Property tax Public record | −$1,027 |
| Insurance Estimate | −$372 |
| Water, sewer, trash Estimate | −$340 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$412 |
| Capital reserve (8% of rent) | −$412 |
| Property management | −$436 |
| Net operating income | $1,782 |
| Mortgage (principal + interest) | −$2,694 |
| Cash flow | −$912 |
| Principal paid down (equity, not cash) | $343 |
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
- $1,254,894
- Rental profits, invested at 7%
- $143,651
Sells for $1,334,994 (value up 3% a year), minus 6% selling cost ($80,100). Rent paid down $495,000 of loan.
$106,733 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $544,276
- Monthly shortfalls, invested
- $687,839
$71,500 put into an index fund instead of the down payment and closing costs.
$128,218 you'd have paid in while the building lost money, invested instead.
The building comes out $166,430 ahead after 30 years.
- Your equity when you sell
- $1,254,894
- Rental profits, invested at 7%
- $7,537
Sells for $1,334,994 (value up 3% a year), minus 6% selling cost ($80,100). Rent paid down $495,000 of loan.
$7,112 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $544,276
- Monthly shortfalls, invested
- $1,229,440
$71,500 put into an index fund instead of the down payment and closing costs.
$277,335 you'd have paid in while the building lost money, invested instead.
Stocks come out $511,284 ahead after 30 years.
- Your equity when you sell
- $1,232,079
- Rental profits, invested at 7%
- $160,198
Sells for $1,310,722 (value up 3% a year), minus 6% selling cost ($78,643). Rent paid down $486,000 of loan.
$116,926 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $534,380
- Monthly shortfalls, invested
- $634,773
$70,200 put into an index fund instead of the down payment and closing costs.
$116,585 you'd have paid in while the building lost money, invested instead.
The building comes out $223,123 ahead after 30 years.
- Your equity when you sell
- $1,232,079
- Rental profits, invested at 7%
- $10,944
Sells for $1,310,722 (value up 3% a year), minus 6% selling cost ($78,643). Rent paid down $486,000 of loan.
$10,151 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $534,380
- Monthly shortfalls, invested
- $1,163,234
$70,200 put into an index fund instead of the down payment and closing costs.
$258,548 you'd have paid in while the building lost money, invested instead.
Stocks come out $454,591 ahead after 30 years.
- Your equity when you sell
- $1,254,894
- Rental profits, invested at 7%
- $269,300
Sells for $1,334,994 (value up 3% a year), minus 6% selling cost ($80,100). Rent paid down $440,000 of loan.
$177,815 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $962,950
- Monthly shortfalls, invested
- $302,987
$126,500 put into an index fund instead of the down payment and closing costs.
$52,720 you'd have paid in while the building lost money, invested instead.
The building comes out $258,257 ahead after 30 years.
- Your equity when you sell
- $1,254,894
- Rental profits, invested at 7%
- $41,844
Sells for $1,334,994 (value up 3% a year), minus 6% selling cost ($80,100). Rent paid down $440,000 of loan.
$35,086 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $962,950
- Monthly shortfalls, invested
- $753,246
$126,500 put into an index fund instead of the down payment and closing costs.
$158,729 you'd have paid in while the building lost money, invested instead.
Stocks come out $419,457 ahead after 30 years.
- Your equity when you sell
- $1,232,079
- Rental profits, invested at 7%
- $293,174
Sells for $1,310,722 (value up 3% a year), minus 6% selling cost ($78,643). Rent paid down $432,000 of loan.
$189,950 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $945,442
- Monthly shortfalls, invested
- $266,530
$124,200 put into an index fund instead of the down payment and closing costs.
$45,695 you'd have paid in while the building lost money, invested instead.
The building comes out $313,280 ahead after 30 years.
- Your equity when you sell
- $1,232,079
- Rental profits, invested at 7%
- $49,817
Sells for $1,310,722 (value up 3% a year), minus 6% selling cost ($78,643). Rent paid down $432,000 of loan.
$41,010 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $945,442
- Monthly shortfalls, invested
- $700,888
$124,200 put into an index fund instead of the down payment and closing costs.
$145,492 you'd have paid in while the building lost money, invested instead.
Stocks come out $364,434 ahead after 30 years.
- Your equity when you sell
- $1,254,894
- Rental profits, invested at 7%
- $358,520
Sells for $1,334,994 (value up 3% a year), minus 6% selling cost ($80,100). Rent paid down $412,500 of loan.
$221,470 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $1,172,287
- Monthly shortfalls, invested
- $184,819
$154,000 put into an index fund instead of the down payment and closing costs.
$30,510 you'd have paid in while the building lost money, invested instead.
The building comes out $256,309 ahead after 30 years.
- Your equity when you sell
- $1,254,894
- Rental profits, invested at 7%
- $73,424
Sells for $1,334,994 (value up 3% a year), minus 6% selling cost ($80,100). Rent paid down $412,500 of loan.
$57,635 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $1,172,287
- Monthly shortfalls, invested
- $577,437
$154,000 put into an index fund instead of the down payment and closing costs.
$115,413 you'd have paid in while the building lost money, invested instead.
Stocks come out $421,406 ahead after 30 years.
- Your equity when you sell
- $1,232,079
- Rental profits, invested at 7%
- $386,641
Sells for $1,310,722 (value up 3% a year), minus 6% selling cost ($78,643). Rent paid down $405,000 of loan.
$234,347 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $1,150,973
- Monthly shortfalls, invested
- $156,378
$151,200 put into an index fund instead of the down payment and closing costs.
$25,424 you'd have paid in while the building lost money, invested instead.
The building comes out $311,368 ahead after 30 years.
- Your equity when you sell
- $1,232,079
- Rental profits, invested at 7%
- $84,135
Sells for $1,310,722 (value up 3% a year), minus 6% selling cost ($78,643). Rent paid down $405,000 of loan.
$64,820 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $1,150,973
- Monthly shortfalls, invested
- $531,588
$151,200 put into an index fund instead of the down payment and closing costs.
$104,635 you'd have paid in while the building lost money, invested instead.
Stocks come out $366,347 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 $1.40M, stocks $1.23M. The property wins.
Year 30 (loan paid off): property $1.26M, stocks $1.77M. Stocks win.
Year 30 (loan paid off): property $1.39M, stocks $1.17M. The property wins.
Year 30 (loan paid off): property $1.24M, stocks $1.70M. Stocks win.
Year 30 (loan paid off): property $1.52M, stocks $1.27M. The property wins.
Year 30 (loan paid off): property $1.30M, stocks $1.72M. Stocks win.
Year 30 (loan paid off): property $1.53M, stocks $1.21M. The property wins.
Year 30 (loan paid off): property $1.28M, stocks $1.65M. Stocks win.
Year 30 (loan paid off): property $1.61M, stocks $1.36M. The property wins.
Year 30 (loan paid off): property $1.33M, stocks $1.75M. Stocks win.
Year 30 (loan paid off): property $1.62M, stocks $1.31M. The property wins.
Year 30 (loan paid off): property $1.32M, stocks $1.68M. 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.
2 bed / 1 bath estimate $1,350/mo · range $1,050–$1,625
| Address | Rent | Bd / Ba | Distance | Match |
|---|---|---|---|---|
| 1702 Hague Ave, Apt 3, Saint Paul 55104 off market | $1,249 | 2 / 1 | 0.2 mi | 94% |
| 1702 Hague Ave, Saint Paul 55104 off market | $1,249 | 2 / 1 | 0.2 mi | 94% |
| 418 Pierce St N, Saint Paul 55104 off market | $950 | 2 / 1 | 0.4 mi | 93% |
| 613 Snelling Ave N, Saint Paul 55104 | $1,600 | 2 / 1 | 0.8 mi | 93% |
| 1670 Marshall Ave, Saint Paul 55104 | $1,050 | 1 / 1 | 0.1 mi | 84% |
| 1705 Hague Ave, Saint Paul 55104 off market | $1,175 | 1 / 1 | 0.2 mi | 84% |
| 1702 Hague Ave, Apt 4, Saint Paul 55104 off market | $1,125 | 1 / 1 | 0.2 mi | 84% |
| 1477 Iglehart Ave, Saint Paul 55104 | $1,700 | 3 / 1 | 0.4 mi | 84% |
| 1838 Portland Ave, Saint Paul 55104 | $1,950 | 3 / 1 | 0.5 mi | 84% |
| 1372 Selby Ave, Saint Paul 55104 off market | $1,160 | 3 / 1 | 0.6 mi | 84% |
1 bed / 1 bath estimate $1,100/mo · range $975–$1,225
| Address | Rent | Bd / Ba | Distance | Match |
|---|---|---|---|---|
| 1670 Marshall Ave, Saint Paul 55104 | $1,050 | 1 / 1 | 0.1 mi | 94% |
| 1705 Hague Ave, Saint Paul 55104 off market | $1,175 | 1 / 1 | 0.2 mi | 94% |
| 1702 Hague Ave, Apt 4, Saint Paul 55104 off market | $1,125 | 1 / 1 | 0.2 mi | 94% |
| 1425 Grand Ave, Saint Paul 55105 | $950 | 1 / 1 | 0.7 mi | 93% |
| 1905-07 Feronia Ave, Saint Paul 55104 | $1,000 | 1 / 1 | 0.7 mi | 93% |
| 1947 Grand Ave, Saint Paul 55105 off market | $990 | 1 / 1 | 0.8 mi | 93% |
| 1757 Thomas Ave W, Unit 9, Saint Paul 55104 off market | $975 | 1 / 1 | 0.8 mi | 93% |
| 293 Wilder St N, Saint Paul 55104 | $1,300 | 1 / 1 | 0.8 mi | 91% |
| 1702 Hague Ave, Apt 3, Saint Paul 55104 off market | $1,249 | 2 / 1 | 0.2 mi | 84% |
| 1702 Hague Ave, Saint Paul 55104 off market | $1,249 | 2 / 1 | 0.2 mi | 84% |
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
- highAt the asking price the property loses money every month, and the ask is well above break-even. Based on: data: underwriting.break_even_price · AI review
- mediumRental license shows renewal due with an expiry in January 2025. Confirm it is current and that all 4 units are licensed. Based on: data: city.rental_license · AI review
- mediumProperty taxes are high at non-homestead rates and drag on cash flow. Based on: data: county.tax · 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 042823110079: special assessments (payable 2026) = $865.00
Opportunities
- Mostly 2-bed units, which tend to hold tenants better than 1-beds. Interior kitchens and baths look dated, so there may be room to add value. Listing says: 3 2br units and 1 1br unit. · AI review
- Seller has had it on the market for 46 days, so there may be room to negotiate toward break-even. Based on: data: listing.days_on_market · AI review
- A 4-car garage in back could support garage rent income or give a tenant reason to stay. Listing says: 4 car garage in back · AI review
Questions for the agent
- Can I see the current rent roll, lease end dates and the last 12 months of expenses?
- How is the building heated and metered? Who pays heat, water and electric?
- What are the $865 in special assessments for, and does the seller pay them off at closing?
- Is the St. Paul rental license current for 4 units? When was the last inspection?
- What are the roof, boiler or furnace, and electrical panel ages?
- Who is the manager, what do they charge, and does the contract transfer to a buyer?
Bottom line
A tidy brick fourplex in a decent spot, but at $550K it loses money; it only works near $417K or if actual rents beat our estimates. AI-assisted summary
What the records say
Where each number comes from
| Property tax / yr Public recordRamsey County record, payable 2026 (non-homestead) | $12,323 |
| Insurance / yr Estimateestimate. from units, square feet and age; get a quote | $4,464 |
| 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. base rate | 8% / 8% |
Price history Realtor.com
On the market since 2026-08-20 (46 days); down $25,000 (4.3%) from the first ask of $575,000.
| Date | Event | Price |
|---|---|---|
| Price changed | $550,000 | |
| Listed | $575,000 |
County record Public record
| Recorded as | apartments 4-6 rental units |
| Living units | 4 |
| Year built | 1963 |
| Market value (2026) | $587,500 |
| Property tax, payable 2026 | $12,323 |
| Special assessments | $865 |
| Homestead | no |
| Last sale | — |
Source: Ramsey County parcel records.
City rental certificate (CofO)
Residential 3+ Units: 4 unit(s), A, status renewal due, renews 2025-01-24.
Nearest highway
I 94, about 444 m away.
Crime in Union Park
1,603 incidents in the last 12 months (83 per 1,000 residents), −27% vs. the year before. St. Paul police incidents, excluding proactive visits and community events. Union Park's incident count includes the Midway retail corridor, which inflates the per-resident rate.