1681 Dayton Ave
Fourplex · 4 units: 2 bed / 1 bath and 1 bed / 1 bath ×3 unit split estimated · 2,920 sq ft
Saint Paul, MN · Union Park (Merriam Park, Snelling-Hamline, Lexington-Hamline) · View the listing ↗
Photos courtesy of RE/MAX Results, via Realtor.com.
- Asking price
- $749,900 4 units · $187K per unit
- Monthly cash flow
- −$1,881 at 20% down, 7%
- Estimated rent
- $4,975/mo medium confidence
- Break-even price
- $396,577 where cash flow hits $0
First look
This is a 4-unit in Merriam Park asking $749,900, and the numbers don't work at today's rates. Our underwriting shows about -$1,881 a month and a 3.4% cap rate, with break-even near $397K. The tax bill is $12,107 as non-homestead, and the seller paid $605K in 2022. The listing gives no rents, no unit mix and no expenses, so ask for the rent roll and trailing-12 first. The photos show tidy but dated interiors and what appears to be a newer furnace. It's worth a showing only if the price drops hard or the rents are far above our estimates.
Things to consider
- Price is far above what the income supports Our break-even price is $396,577 against a $749,900 ask. The gap is too big to close with rent growth.
- Taxes are heavy as an investor The $12,107 non-homestead bill plus assessments eats a large share of income and is a fixed cost that can't be negotiated.
- Rent growth is capped at 3% a year for sitting tenants St. Paul's cap limits catching up to market rents, so existing rents matter a lot.
- Dated kitchens and baths Interiors look original, so expect to budget for updates to reach the top of the rent range.From photo 3
- Listing has no financial detail Without rents, expenses or lease terms, the income side is unverified marketing language.Listing says: “A rare opportunity to acquire a quality income-producing property in a premier location”
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 mechanical systems (details not given)Listing says: updated mechanical systems
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
- $749,900
- Cash to close
- $97,487
- Price per unit
- $187,475
- GRM
- 12.6
Each month
- Cash flow
- −$2,801/mo
- Cash-on-cash
- −34.5%
- Cap rate
- 3.4%
- DSCR
- 0.43×
Break-even
- Price that breaks even
- $322,241
- Rent that breaks even
- $8,566/mo
Long run
- Year 30: property vs stocks
- $1.71M vs $2.84M
- Cash flow turns positive
- not within 30 years
The deal
- Price
- $749,900
- Cash to close
- $97,487
- Price per unit
- $187,475
- GRM
- 12.6
Each month
- Cash flow
- −$3,222/mo
- Cash-on-cash
- −39.7%
- Cap rate
- 2.7%
- DSCR
- 0.34×
Break-even
- Price that breaks even
- $257,986
- Rent that breaks even
- $9,609/mo
Long run
- Year 30: property vs stocks
- $1.71M vs $3.50M
- Cash flow turns positive
- not within 30 years
The deal
- Price
- $739,900
- Cash to close
- $96,187
- Price per unit
- $184,975
- GRM
- 12.4
Each month
- Cash flow
- −$2,736/mo
- Cash-on-cash
- −34.1%
- Cap rate
- 3.4%
- DSCR
- 0.44×
Break-even
- Price that breaks even
- $322,241
- Rent that breaks even
- $8,482/mo
Long run
- Year 30: property vs stocks
- $1.69M vs $2.76M
- Cash flow turns positive
- not within 30 years
The deal
- Price
- $739,900
- Cash to close
- $96,187
- Price per unit
- $184,975
- GRM
- 12.4
Each month
- Cash flow
- −$3,157/mo
- Cash-on-cash
- −39.4%
- Cap rate
- 2.7%
- DSCR
- 0.35×
Break-even
- Price that breaks even
- $257,986
- Rent that breaks even
- $9,514/mo
Long run
- Year 30: property vs stocks
- $1.69M vs $3.42M
- Cash flow turns positive
- not within 30 years
The deal
- Price
- $749,900
- Cash to close
- $172,477
- Price per unit
- $187,475
- GRM
- 12.6
Each month
- Cash flow
- −$1,881/mo
- Cash-on-cash
- −13.1%
- Cap rate
- 3.4%
- DSCR
- 0.53×
Break-even
- Price that breaks even
- $396,577
- Rent that breaks even
- $7,386/mo
Long run
- Year 30: property vs stocks
- $1.72M vs $2.73M
- Cash flow turns positive
- year 27
The deal
- Price
- $749,900
- Cash to close
- $172,477
- Price per unit
- $187,475
- GRM
- 12.6
Each month
- Cash flow
- −$2,301/mo
- Cash-on-cash
- −16.0%
- Cap rate
- 2.7%
- DSCR
- 0.42×
Break-even
- Price that breaks even
- $317,499
- Rent that breaks even
- $8,284/mo
Long run
- Year 30: property vs stocks
- $1.71M vs $3.37M
- Cash flow turns positive
- not within 30 years
The deal
- Price
- $739,900
- Cash to close
- $170,177
- Price per unit
- $184,975
- GRM
- 12.4
Each month
- Cash flow
- −$1,827/mo
- Cash-on-cash
- −12.9%
- Cap rate
- 3.4%
- DSCR
- 0.54×
Break-even
- Price that breaks even
- $396,577
- Rent that breaks even
- $7,318/mo
Long run
- Year 30: property vs stocks
- $1.70M vs $2.65M
- Cash flow turns positive
- year 26
The deal
- Price
- $739,900
- Cash to close
- $170,177
- Price per unit
- $184,975
- GRM
- 12.4
Each month
- Cash flow
- −$2,248/mo
- Cash-on-cash
- −15.9%
- Cap rate
- 2.7%
- DSCR
- 0.43×
Break-even
- Price that breaks even
- $317,499
- Rent that breaks even
- $8,208/mo
Long run
- Year 30: property vs stocks
- $1.69M vs $3.29M
- Cash flow turns positive
- not within 30 years
The deal
- Price
- $749,900
- Cash to close
- $209,972
- Price per unit
- $187,475
- GRM
- 12.6
Each month
- Cash flow
- −$1,631/mo
- Cash-on-cash
- −9.3%
- Cap rate
- 3.4%
- DSCR
- 0.56×
Break-even
- Price that breaks even
- $423,016
- Rent that breaks even
- $7,066/mo
Long run
- Year 30: property vs stocks
- $1.74M vs $2.75M
- Cash flow turns positive
- year 24
The deal
- Price
- $749,900
- Cash to close
- $209,972
- Price per unit
- $187,475
- GRM
- 12.6
Each month
- Cash flow
- −$2,052/mo
- Cash-on-cash
- −11.7%
- Cap rate
- 2.7%
- DSCR
- 0.45×
Break-even
- Price that breaks even
- $338,666
- Rent that breaks even
- $7,926/mo
Long run
- Year 30: property vs stocks
- $1.71M vs $3.37M
- Cash flow turns positive
- not within 30 years
The deal
- Price
- $739,900
- Cash to close
- $207,172
- Price per unit
- $184,975
- GRM
- 12.4
Each month
- Cash flow
- −$1,581/mo
- Cash-on-cash
- −9.2%
- Cap rate
- 3.4%
- DSCR
- 0.57×
Break-even
- Price that breaks even
- $423,016
- Rent that breaks even
- $7,002/mo
Long run
- Year 30: property vs stocks
- $1.72M vs $2.68M
- Cash flow turns positive
- year 24
The deal
- Price
- $739,900
- Cash to close
- $207,172
- Price per unit
- $184,975
- GRM
- 12.4
Each month
- Cash flow
- −$2,002/mo
- Cash-on-cash
- −11.6%
- Cap rate
- 2.7%
- DSCR
- 0.46×
Break-even
- Price that breaks even
- $338,666
- Rent that breaks even
- $7,854/mo
Long run
- Year 30: property vs stocks
- $1.69M vs $3.30M
- Cash flow turns positive
- not within 30 years
Monthly
Monthly breakdown
| Rent | $4,975 |
| Vacancy (6%) | −$298 |
| Collected | $4,676 |
| Property tax Public record | −$1,009 |
| Insurance Estimate | −$361 |
| Water, sewer, trash Estimate | −$340 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$398 |
| Capital reserve (8% of rent) | −$398 |
| Net operating income | $2,111 |
| Mortgage (principal + interest) | −$4,490 |
| PMI | −$422 |
| Cash flow | −$2,801 |
| Principal paid down (equity, not cash) | $571 |
| Rent | $4,975 |
| Vacancy (6%) | −$298 |
| Collected | $4,676 |
| Property tax Public record | −$1,009 |
| Insurance Estimate | −$361 |
| Water, sewer, trash Estimate | −$340 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$398 |
| Capital reserve (8% of rent) | −$398 |
| Property management | −$421 |
| Net operating income | $1,690 |
| Mortgage (principal + interest) | −$4,490 |
| PMI | −$422 |
| Cash flow | −$3,222 |
| Principal paid down (equity, not cash) | $571 |
| Rent | $4,975 |
| Vacancy (6%) | −$298 |
| Collected | $4,676 |
| Property tax Public record | −$1,009 |
| Insurance Estimate | −$361 |
| Water, sewer, trash Estimate | −$340 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$398 |
| Capital reserve (8% of rent) | −$398 |
| Net operating income | $2,111 |
| Mortgage (principal + interest) | −$4,430 |
| PMI | −$416 |
| Cash flow | −$2,736 |
| Principal paid down (equity, not cash) | $564 |
| Rent | $4,975 |
| Vacancy (6%) | −$298 |
| Collected | $4,676 |
| Property tax Public record | −$1,009 |
| Insurance Estimate | −$361 |
| Water, sewer, trash Estimate | −$340 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$398 |
| Capital reserve (8% of rent) | −$398 |
| Property management | −$421 |
| Net operating income | $1,690 |
| Mortgage (principal + interest) | −$4,430 |
| PMI | −$416 |
| Cash flow | −$3,157 |
| Principal paid down (equity, not cash) | $564 |
| Rent | $4,975 |
| Vacancy (6%) | −$298 |
| Collected | $4,676 |
| Property tax Public record | −$1,009 |
| Insurance Estimate | −$361 |
| Water, sewer, trash Estimate | −$340 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$398 |
| Capital reserve (8% of rent) | −$398 |
| Net operating income | $2,111 |
| Mortgage (principal + interest) | −$3,991 |
| Cash flow | −$1,881 |
| Principal paid down (equity, not cash) | $508 |
| Rent | $4,975 |
| Vacancy (6%) | −$298 |
| Collected | $4,676 |
| Property tax Public record | −$1,009 |
| Insurance Estimate | −$361 |
| Water, sewer, trash Estimate | −$340 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$398 |
| Capital reserve (8% of rent) | −$398 |
| Property management | −$421 |
| Net operating income | $1,690 |
| Mortgage (principal + interest) | −$3,991 |
| Cash flow | −$2,301 |
| Principal paid down (equity, not cash) | $508 |
| Rent | $4,975 |
| Vacancy (6%) | −$298 |
| Collected | $4,676 |
| Property tax Public record | −$1,009 |
| Insurance Estimate | −$361 |
| Water, sewer, trash Estimate | −$340 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$398 |
| Capital reserve (8% of rent) | −$398 |
| Net operating income | $2,111 |
| Mortgage (principal + interest) | −$3,938 |
| Cash flow | −$1,827 |
| Principal paid down (equity, not cash) | $501 |
| Rent | $4,975 |
| Vacancy (6%) | −$298 |
| Collected | $4,676 |
| Property tax Public record | −$1,009 |
| Insurance Estimate | −$361 |
| Water, sewer, trash Estimate | −$340 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$398 |
| Capital reserve (8% of rent) | −$398 |
| Property management | −$421 |
| Net operating income | $1,690 |
| Mortgage (principal + interest) | −$3,938 |
| Cash flow | −$2,248 |
| Principal paid down (equity, not cash) | $501 |
| Rent | $4,975 |
| Vacancy (6%) | −$298 |
| Collected | $4,676 |
| Property tax Public record | −$1,009 |
| Insurance Estimate | −$361 |
| Water, sewer, trash Estimate | −$340 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$398 |
| Capital reserve (8% of rent) | −$398 |
| Net operating income | $2,111 |
| Mortgage (principal + interest) | −$3,742 |
| Cash flow | −$1,631 |
| Principal paid down (equity, not cash) | $476 |
| Rent | $4,975 |
| Vacancy (6%) | −$298 |
| Collected | $4,676 |
| Property tax Public record | −$1,009 |
| Insurance Estimate | −$361 |
| Water, sewer, trash Estimate | −$340 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$398 |
| Capital reserve (8% of rent) | −$398 |
| Property management | −$421 |
| Net operating income | $1,690 |
| Mortgage (principal + interest) | −$3,742 |
| Cash flow | −$2,052 |
| Principal paid down (equity, not cash) | $476 |
| Rent | $4,975 |
| Vacancy (6%) | −$298 |
| Collected | $4,676 |
| Property tax Public record | −$1,009 |
| Insurance Estimate | −$361 |
| Water, sewer, trash Estimate | −$340 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$398 |
| Capital reserve (8% of rent) | −$398 |
| Net operating income | $2,111 |
| Mortgage (principal + interest) | −$3,692 |
| Cash flow | −$1,581 |
| Principal paid down (equity, not cash) | $470 |
| Rent | $4,975 |
| Vacancy (6%) | −$298 |
| Collected | $4,676 |
| Property tax Public record | −$1,009 |
| Insurance Estimate | −$361 |
| Water, sewer, trash Estimate | −$340 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$398 |
| Capital reserve (8% of rent) | −$398 |
| Property management | −$421 |
| Net operating income | $1,690 |
| Mortgage (principal + interest) | −$3,692 |
| Cash flow | −$2,002 |
| Principal paid down (equity, not cash) | $470 |
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
- $1,710,992
- Rental profits, invested at 7%
- $0
Sells for $1,820,204 (value up 3% a year), minus 6% selling cost ($109,212). Rent paid down $674,910 of loan.
$0 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $742,096
- Monthly shortfalls, invested
- $2,099,989
$97,487 put into an index fund instead of the down payment and closing costs.
$517,631 you'd have paid in while the building lost money, invested instead.
Stocks come out $1,131,093 ahead after 30 years.
- Your equity when you sell
- $1,710,992
- Rental profits, invested at 7%
- $0
Sells for $1,820,204 (value up 3% a year), minus 6% selling cost ($109,212). Rent paid down $674,910 of loan.
$0 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $742,096
- Monthly shortfalls, invested
- $2,754,675
$97,487 put into an index fund instead of the down payment and closing costs.
$757,916 you'd have paid in while the building lost money, invested instead.
Stocks come out $1,785,779 ahead after 30 years.
- Your equity when you sell
- $1,688,176
- Rental profits, invested at 7%
- $0
Sells for $1,795,932 (value up 3% a year), minus 6% selling cost ($107,756). Rent paid down $665,910 of loan.
$0 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $732,200
- Monthly shortfalls, invested
- $2,030,376
$96,187 put into an index fund instead of the down payment and closing costs.
$495,805 you'd have paid in while the building lost money, invested instead.
Stocks come out $1,074,400 ahead after 30 years.
- Your equity when you sell
- $1,688,176
- Rental profits, invested at 7%
- $0
Sells for $1,795,932 (value up 3% a year), minus 6% selling cost ($107,756). Rent paid down $665,910 of loan.
$0 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $732,200
- Monthly shortfalls, invested
- $2,685,062
$96,187 put into an index fund instead of the down payment and closing costs.
$736,090 you'd have paid in while the building lost money, invested instead.
Stocks come out $1,729,086 ahead after 30 years.
- Your equity when you sell
- $1,710,992
- Rental profits, invested at 7%
- $10,209
Sells for $1,820,204 (value up 3% a year), minus 6% selling cost ($109,212). Rent paid down $599,920 of loan.
$9,610 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $1,312,939
- Monthly shortfalls, invested
- $1,414,153
$172,477 put into an index fund instead of the down payment and closing costs.
$327,386 you'd have paid in while the building lost money, invested instead.
Stocks come out $1,005,891 ahead after 30 years.
- Your equity when you sell
- $1,710,992
- Rental profits, invested at 7%
- $0
Sells for $1,820,204 (value up 3% a year), minus 6% selling cost ($109,212). Rent paid down $599,920 of loan.
$0 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $1,312,939
- Monthly shortfalls, invested
- $2,058,630
$172,477 put into an index fund instead of the down payment and closing costs.
$558,061 you'd have paid in while the building lost money, invested instead.
Stocks come out $1,660,577 ahead after 30 years.
- Your equity when you sell
- $1,688,176
- Rental profits, invested at 7%
- $13,115
Sells for $1,795,932 (value up 3% a year), minus 6% selling cost ($107,756). Rent paid down $591,920 of loan.
$12,219 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $1,295,431
- Monthly shortfalls, invested
- $1,356,728
$170,177 put into an index fund instead of the down payment and closing costs.
$310,834 you'd have paid in while the building lost money, invested instead.
Stocks come out $950,868 ahead after 30 years.
- Your equity when you sell
- $1,688,176
- Rental profits, invested at 7%
- $0
Sells for $1,795,932 (value up 3% a year), minus 6% selling cost ($107,756). Rent paid down $591,920 of loan.
$0 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $1,295,431
- Monthly shortfalls, invested
- $1,998,298
$170,177 put into an index fund instead of the down payment and closing costs.
$538,900 you'd have paid in while the building lost money, invested instead.
Stocks come out $1,605,553 ahead after 30 years.
- Your equity when you sell
- $1,710,992
- Rental profits, invested at 7%
- $28,656
Sells for $1,820,204 (value up 3% a year), minus 6% selling cost ($109,212). Rent paid down $562,425 of loan.
$25,407 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $1,598,360
- Monthly shortfalls, invested
- $1,149,835
$209,972 put into an index fund instead of the down payment and closing costs.
$253,379 you'd have paid in while the building lost money, invested instead.
Stocks come out $1,008,548 ahead after 30 years.
- Your equity when you sell
- $1,710,992
- Rental profits, invested at 7%
- $0
Sells for $1,820,204 (value up 3% a year), minus 6% selling cost ($109,212). Rent paid down $562,425 of loan.
$0 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $1,598,360
- Monthly shortfalls, invested
- $1,775,865
$209,972 put into an index fund instead of the down payment and closing costs.
$468,257 you'd have paid in while the building lost money, invested instead.
Stocks come out $1,663,233 ahead after 30 years.
- Your equity when you sell
- $1,688,176
- Rental profits, invested at 7%
- $33,838
Sells for $1,795,932 (value up 3% a year), minus 6% selling cost ($107,756). Rent paid down $554,925 of loan.
$29,599 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $1,577,046
- Monthly shortfalls, invested
- $1,098,457
$207,172 put into an index fund instead of the down payment and closing costs.
$239,607 you'd have paid in while the building lost money, invested instead.
Stocks come out $953,490 ahead after 30 years.
- Your equity when you sell
- $1,688,176
- Rental profits, invested at 7%
- $0
Sells for $1,795,932 (value up 3% a year), minus 6% selling cost ($107,756). Rent paid down $554,925 of loan.
$0 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $1,577,046
- Monthly shortfalls, invested
- $1,719,304
$207,172 put into an index fund instead of the down payment and closing costs.
$450,294 you'd have paid in while the building lost money, invested instead.
Stocks come out $1,608,175 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 $1.71M, stocks $2.84M. Stocks win.
Year 30 (loan paid off): property $1.71M, stocks $3.50M. Stocks win.
Year 30 (loan paid off): property $1.69M, stocks $2.76M. Stocks win.
Year 30 (loan paid off): property $1.69M, stocks $3.42M. Stocks win.
Year 30 (loan paid off): property $1.72M, stocks $2.73M. Stocks win.
Year 30 (loan paid off): property $1.71M, stocks $3.37M. Stocks win.
Year 30 (loan paid off): property $1.70M, stocks $2.65M. Stocks win.
Year 30 (loan paid off): property $1.69M, stocks $3.29M. Stocks win.
Year 30 (loan paid off): property $1.74M, stocks $2.75M. Stocks win.
Year 30 (loan paid off): property $1.71M, stocks $3.37M. Stocks win.
Year 30 (loan paid off): property $1.72M, stocks $2.68M. Stocks win.
Year 30 (loan paid off): property $1.69M, stocks $3.30M. 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 $1,675/mo · range $1,425–$1,950
| Address | Rent | Bd / Ba | Distance | Match |
|---|---|---|---|---|
| 1702 Hague Ave, Apt 3, Saint Paul 55104 off market | $1,249 | 2 / 1 | 0.1 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% |
| 483 W Lynnhurst Ave, Unit 18, Saint Paul 55104 | $1,249 | 2 / 1 | 0.7 mi | 85% |
| 1899 Selby Ave, Saint Paul 55104 | $1,800 | 2 / 1 | 0.5 mi | 85% |
| 1696 1/2 Grand Ave, Saint Paul 55105 off market | $1,495 | 2 / 1 | 0.5 mi | 85% |
| 1725 Laurel Ave, Saint Paul 55104 off market | $1,700 | 2 / 1 | 0.2 mi | 85% |
| 1548 Hague, Saint Paul 55104 | $1,280 | 2 / 1 | 0.3 mi | 85% |
| 104 Snelling Ave N, # 106, Saint Paul 55104 off market | $1,750 | 2 / 1 | 0.3 mi | 85% |
| 401 Fairview Ave N, Unit 1, Saint Paul 55104 off market | $1,800 | 2 / 1 | 0.5 mi | 84% |
1 bed / 1 bath estimate $1,100/mo · range $1,000–$1,225
| Address | Rent | Bd / Ba | Distance | Match |
|---|---|---|---|---|
| 1670 Marshall Ave, Saint Paul 55104 | $1,050 | 1 / 1 | 0.0 mi | 94% |
| 1705 Hague Ave, Saint Paul 55104 off market | $1,175 | 1 / 1 | 0.1 mi | 94% |
| 1702 Hague Ave, Apt 4, Saint Paul 55104 off market | $1,125 | 1 / 1 | 0.1 mi | 94% |
| 1905-07 Feronia Ave, Saint Paul 55104 | $1,000 | 1 / 1 | 0.6 mi | 93% |
| 1425 Grand Ave, Saint Paul 55105 | $950 | 1 / 1 | 0.7 mi | 93% |
| 1947 Grand Ave, Saint Paul 55105 off market | $990 | 1 / 1 | 0.7 mi | 93% |
| 1962 Grand Ave, Saint Paul 55105 | $1,250 | 1 / 1 | 0.8 mi | 93% |
| 293 Wilder St N, Saint Paul 55104 | $1,300 | 1 / 1 | 0.7 mi | 89% |
| 1702 Hague Ave, Apt 3, Saint Paul 55104 off market | $1,249 | 2 / 1 | 0.1 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
- highNo rents, rent roll or expenses in the listing, so income can't be verified Based on: data: rent_estimate · AI review
- mediumAsking is $353,323 above the price where cash flow breaks even ($396,577) at the default scenario. Based on: Derived: price $749,900 vs. break-even $396,577
- mediumRental license shows Pending status; confirm all four units are licensed Based on: data: city.rental_license · AI review
- medium87 days on market at a price far above what the income supports Based on: data: listing.days_on_market · AI review
- mediumSale prices up $145K since 2022 purchase, but the county values it far below ask Based on: data: county.market_value · 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 042823110146: special assessments (payable 2026) = $865.00
Opportunities
- Detached three-car garage could be rented out for extra income Listing says: detached three car garage that provides valuable off-street parking and additional revenue potential · AI review
- Separate meters mean tenants likely pay their own gas and electric Listing says: separate gas and electric meters · AI review
- Shared laundry could bring in coin or fee income Listing says: shared laundry facilities · AI review
Questions for the agent
- Can I see the current rent roll, lease dates and trailing-12 expenses?
- What is the unit mix, and which units have the hardwood floors and updated kitchens shown?
- Who pays heat and water, and is there one furnace or one per unit?
- What are the $865 special assessments for, and will the seller pay them off at closing?
- Why is the rental license pending, and are all four units licensed?
- How old are the furnaces, water heaters, roof and electrical panels?
Bottom line
Clean, well-located four-plex, but at $749,900 it loses about $1,900 a month in our model, so only the rent roll or a big price cut could save it. AI-assisted summary
What the records say
Where each number comes from
| Property tax / yr Public recordRamsey County record, payable 2026 (non-homestead) | $12,107 |
| Insurance / yr Estimateestimate. from units, square feet and age; get a quote | $4,330 |
| 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 2026-07-10 (87 days); last sold for $605,000 on 2022-01-25.
| Date | Event | Price |
|---|---|---|
| Listed | $749,900 | |
| Sold public record | $605,000 | |
| Listed | $625,000 | |
| Removed | $625,000 | |
| Removed | $625,000 | |
| Price changed | $625,000 | |
| Price changed | $650,000 | |
| Listed | $675,000 |
County record Public record
| Recorded as | apartments 4-6 rental units |
| Living units | 4 |
| Year built | 1958 |
| Market value (2026) | $577,200 |
| Property tax, payable 2026 | $12,107 |
| Special assessments | $865 |
| Homestead | no |
| Last sale | 2022-01-11 · $605,000 |
Source: Ramsey County parcel records.
City rental certificate (CofO)
Residential 3+ Units: 4 unit(s), A, status pending, renews 2030-05-30.
Nearest highway
I 94, about 452 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.