1700 Sylvan St
Saint Paul, MN · North End (South Como) · View the listing ↗
Photos courtesy of NRT-Minnesota (CB Burnet), via Realtor.com.
Needs more info before these numbers mean much. No reliable rent estimate: too few comparable rentals close by, and no RentCast estimate.
No rent estimate yet, so the numbers can't be run. Run it yourself in the calculator →
First look
This is not a rental. It's 2.5 to 2.7 acres of vacant, wooded, wetland-adjacent land across 17 city lots, and the 8 bed / 8 bath / 4,400 sq ft / built 2026 numbers in the data look like placeholders for a proposed project, not a building. The price is $750K and it has sat 276 days, so the market is not rushing. Our rent and underwriting model has nothing to run, so there is no cash flow to judge. The real question is whether the preliminary 50-unit approval is transferable and still live, and what wetland and soil conditions will cost to build around. Only look at it if you are a developer or have a builder and a construction loan lined up.
Things to consider
- This is land, so the rent-based numbers don't apply No rents, taxes or underwriting exist. Value depends on build cost, rents at completion and financing, which you must model yourself.
- Approval status decides the value A preliminary approval with variances is worth much less if it lapses or doesn't transfer. Confirm with the city.Listing says: “The owner has preliminary approval for a 50-unit apartment complex or senior housing development.”
- Wetland and soil costs could be large Wetland use, setbacks and soil issues can cut buildable area and raise foundation and stormwater costs.Listing says: “Variances have already been granted for parking, wetland use, and setbacks”
- Industrial surroundings Neighboring truck yards and storage may hold down apartment rents and make financing or lease-up harder.From photo 5
- Price has not cleared in 276 days The market has not met $750K. Expect to negotiate and to do your own build-cost math.
From the photos
Based on 5 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.
Red flags and opportunities
Watch for
- highWetland on site limits buildable area and adds cost, permitting and ongoing compliance. Listing says: Variances have already been granted for parking, wetland use, and setbacks · AI review
- high'Preliminary approval' is not a final permit. Approvals may expire or may not transfer to a new owner. Listing says: The owner has preliminary approval for a 50-unit apartment complex or senior housing development. · 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 1700 SYLVAN ST
- mediumListing beds, baths, sqft and year built describe no real building. Tax, parcel and unit data could not be matched. Based on: data: listing.year_built · AI review
- medium276 days on market suggests buyers don't see the price working. Based on: data: listing.days_on_market · AI review
- lowAcreage conflict: the description says 2.7 acres, the photo overlay says 2.5 acres. Get a survey. Listing says: This 2.7-acre parcel encompasses 17 city lots · AI review
Opportunities
- Long time on market: room to negotiate. Based on: Listing data: 276 days on market
- Entitlement work may already be done, which could save months and soft costs. Listing says: Prior approvals, permits, and completed soil and wetland studies are available in supplements. · AI review
- Storage demand nearby is cited as a possible alternative use, which is cheaper to build than apartments. Listing says: Recent conversations have also explored the potential for self-storage · AI review
Questions for the agent
- Can I see the supplements: approvals, permits, soil and wetland studies? When do the approvals expire and do they transfer to a buyer?
- What is the real acreage, 2.5 or 2.7, and how much is buildable after wetland setbacks?
- What are the soil findings, and is there any fill, contamination or need for soil correction?
- What are the annual taxes and any special assessments on the 17 parcels? Do the lots need to be combined?
- What was the last sale price, and why has it sat since January?
- Are water, sewer and street utilities already at the lot lines, and what are the connection costs?
Bottom line
This is a speculative development site, not a rental, so only buy it if you can build 50 units and the wetland and approval details check out. AI-assisted summary
What the records say
Where each number comes from
Price history Realtor.com
On the market since 2026-01-02 (276 days); last sold for $270,000 on 2007-01-26.
| Date | Event | Price |
|---|---|---|
| Listed | $750,000 | |
| Sold public record | $270,000 | |
| Sold public record | $90,000 | |
| Sold public record | $50,000 |
From the listing Listing
| Listed as | apartments |
| Property tax, 2025 | $190 |
| County | Ramsey |
| Parcel number | 192922320050 |
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.
City rental certificate (CofO)
No record in St. Paul Certificate of Occupancy – Residential (dataset last updated mid-2025).
Nearest highway
I 35E;US 10, about 1063 m away.
Crime in North End
1,359 incidents in the last 12 months (57 per 1,000 residents), +5% vs. the year before. St. Paul police incidents, excluding proactive visits and community events.