Photos courtesy of National Realty Guild - Broker, via Realtor.com.
- Asking price
- $649,000 2 units · $324K per unit
- Monthly cash flow
- −$1,710 at 20% down, 7%
- Estimated rent
- $3,500/mo high confidence
- Break-even price
- $327,686 where cash flow hits $0
First look
This is a 1972 side-by-side with two 3-bed units, asking $649K after 319 days on the market. Our rent estimate is about $1,750 per side, roughly $3,500 a month combined. At that income the numbers don't work: cash flow is about -$1,710 a month and break-even price is about $328K. The recent roof, furnace and A/C help, but the kitchens, baths and finishes look dated and original, so a rent bump will need money. Get the actual rents, lease terms and tax bill first. Don't schedule a showing unless the seller is willing to come down by hundreds of thousands.
Things to consider
- Price versus rent gap At the asking price, cash flow is deeply negative and cap rate is about 3%. It only works near the break-even price.
- Actual rents unknown The listing gives no rents or occupancy. Our $1,750 per side estimate is the only income number.
- Recent roof and furnace lower near-term capital needs Those are the big-ticket items, so reserves can go to interiors instead.Listing says: “New roof 2021. New furnace and air conditioner 2023.”
- Interiors look dated Kitchens and living areas appear original. Budget for updates before pushing rents.From photo 6
- Taxes and legal unit count unverified We couldn't match a county parcel, and an investor may pay a higher non-homestead tax. Confirm both before any offer.
- Long time on market 319 days suggests the market rejected the price, which gives negotiating room.
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
- doneNew roof 2021Listing says: New roof 2021.
- doneNew furnace and air conditioner 2023Listing says: New furnace and air conditioner 2023.
- doneNew LVP kitchen flooring on both sides, March 2026Listing says: New LVP in kitchen on both sides (March 2026).
- doneCarpet in second unit replaced about 2 years agoListing says: Carpet in second unit is 2 years old.
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
- $649,000
- Cash to close
- $84,370
- Price per unit
- $324,500
- GRM
- 15.5
Each month
- Cash flow
- −$2,507/mo
- Cash-on-cash
- −35.7%
- Cap rate
- 3.2%
- DSCR
- 0.41×
Break-even
- Price that breaks even
- $266,263
- Rent that breaks even
- $6,714/mo
Long run
- Year 30: property vs stocks
- $1.48M vs $2.54M
- Cash flow turns positive
- not within 30 years
The deal
- Price
- $649,000
- Cash to close
- $84,370
- Price per unit
- $324,500
- GRM
- 15.5
Each month
- Cash flow
- −$2,803/mo
- Cash-on-cash
- −39.9%
- Cap rate
- 2.7%
- DSCR
- 0.34×
Break-even
- Price that breaks even
- $221,059
- Rent that breaks even
- $7,531/mo
Long run
- Year 30: property vs stocks
- $1.48M vs $3.00M
- Cash flow turns positive
- not within 30 years
The deal
- Price
- $639,000
- Cash to close
- $83,070
- Price per unit
- $319,500
- GRM
- 15.2
Each month
- Cash flow
- −$2,442/mo
- Cash-on-cash
- −35.3%
- Cap rate
- 3.3%
- DSCR
- 0.42×
Break-even
- Price that breaks even
- $266,263
- Rent that breaks even
- $6,630/mo
Long run
- Year 30: property vs stocks
- $1.46M vs $2.46M
- Cash flow turns positive
- not within 30 years
The deal
- Price
- $639,000
- Cash to close
- $83,070
- Price per unit
- $319,500
- GRM
- 15.2
Each month
- Cash flow
- −$2,738/mo
- Cash-on-cash
- −39.5%
- Cap rate
- 2.7%
- DSCR
- 0.35×
Break-even
- Price that breaks even
- $221,059
- Rent that breaks even
- $7,437/mo
Long run
- Year 30: property vs stocks
- $1.46M vs $2.92M
- Cash flow turns positive
- not within 30 years
The deal
- Price
- $649,000
- Cash to close
- $149,270
- Price per unit
- $324,500
- GRM
- 15.5
Each month
- Cash flow
- −$1,710/mo
- Cash-on-cash
- −13.7%
- Cap rate
- 3.2%
- DSCR
- 0.50×
Break-even
- Price that breaks even
- $327,686
- Rent that breaks even
- $5,693/mo
Long run
- Year 30: property vs stocks
- $1.49M vs $2.44M
- Cash flow turns positive
- year 27
The deal
- Price
- $649,000
- Cash to close
- $149,270
- Price per unit
- $324,500
- GRM
- 15.5
Each month
- Cash flow
- −$2,006/mo
- Cash-on-cash
- −16.1%
- Cap rate
- 2.7%
- DSCR
- 0.42×
Break-even
- Price that breaks even
- $272,054
- Rent that breaks even
- $6,385/mo
Long run
- Year 30: property vs stocks
- $1.48M vs $2.89M
- Cash flow turns positive
- not within 30 years
The deal
- Price
- $639,000
- Cash to close
- $146,970
- Price per unit
- $319,500
- GRM
- 15.2
Each month
- Cash flow
- −$1,657/mo
- Cash-on-cash
- −13.5%
- Cap rate
- 3.3%
- DSCR
- 0.51×
Break-even
- Price that breaks even
- $327,686
- Rent that breaks even
- $5,624/mo
Long run
- Year 30: property vs stocks
- $1.47M vs $2.36M
- Cash flow turns positive
- year 27
The deal
- Price
- $639,000
- Cash to close
- $146,970
- Price per unit
- $319,500
- GRM
- 15.2
Each month
- Cash flow
- −$1,953/mo
- Cash-on-cash
- −15.9%
- Cap rate
- 2.7%
- DSCR
- 0.43×
Break-even
- Price that breaks even
- $272,054
- Rent that breaks even
- $6,309/mo
Long run
- Year 30: property vs stocks
- $1.46M vs $2.81M
- Cash flow turns positive
- not within 30 years
The deal
- Price
- $649,000
- Cash to close
- $181,720
- Price per unit
- $324,500
- GRM
- 15.5
Each month
- Cash flow
- −$1,494/mo
- Cash-on-cash
- −9.9%
- Cap rate
- 3.2%
- DSCR
- 0.54×
Break-even
- Price that breaks even
- $349,532
- Rent that breaks even
- $5,416/mo
Long run
- Year 30: property vs stocks
- $1.50M vs $2.46M
- Cash flow turns positive
- year 25
The deal
- Price
- $649,000
- Cash to close
- $181,720
- Price per unit
- $324,500
- GRM
- 15.5
Each month
- Cash flow
- −$1,790/mo
- Cash-on-cash
- −11.8%
- Cap rate
- 2.7%
- DSCR
- 0.45×
Break-even
- Price that breaks even
- $290,190
- Rent that breaks even
- $6,075/mo
Long run
- Year 30: property vs stocks
- $1.48M vs $2.89M
- Cash flow turns positive
- not within 30 years
The deal
- Price
- $639,000
- Cash to close
- $178,920
- Price per unit
- $319,500
- GRM
- 15.2
Each month
- Cash flow
- −$1,444/mo
- Cash-on-cash
- −9.7%
- Cap rate
- 3.3%
- DSCR
- 0.55×
Break-even
- Price that breaks even
- $349,532
- Rent that breaks even
- $5,352/mo
Long run
- Year 30: property vs stocks
- $1.49M vs $2.38M
- Cash flow turns positive
- year 24
The deal
- Price
- $639,000
- Cash to close
- $178,920
- Price per unit
- $319,500
- GRM
- 15.2
Each month
- Cash flow
- −$1,740/mo
- Cash-on-cash
- −11.7%
- Cap rate
- 2.7%
- DSCR
- 0.45×
Break-even
- Price that breaks even
- $290,190
- Rent that breaks even
- $6,003/mo
Long run
- Year 30: property vs stocks
- $1.46M vs $2.81M
- Cash flow turns positive
- not within 30 years
Monthly
Monthly breakdown
| Rent | $3,500 |
| Vacancy (6%) | −$210 |
| Collected | $3,290 |
| Property tax Listing | −$528 |
| Insurance Estimate | −$228 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$280 |
| Capital reserve (8% of rent) | −$280 |
| Net operating income | $1,744 |
| Mortgage (principal + interest) | −$3,886 |
| PMI | −$365 |
| Cash flow | −$2,507 |
| Principal paid down (equity, not cash) | $494 |
| Rent | $3,500 |
| Vacancy (6%) | −$210 |
| Collected | $3,290 |
| Property tax Listing | −$528 |
| Insurance Estimate | −$228 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$280 |
| Capital reserve (8% of rent) | −$280 |
| Property management | −$296 |
| Net operating income | $1,448 |
| Mortgage (principal + interest) | −$3,886 |
| PMI | −$365 |
| Cash flow | −$2,803 |
| Principal paid down (equity, not cash) | $494 |
| Rent | $3,500 |
| Vacancy (6%) | −$210 |
| Collected | $3,290 |
| Property tax Listing | −$528 |
| Insurance Estimate | −$228 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$280 |
| Capital reserve (8% of rent) | −$280 |
| Net operating income | $1,744 |
| Mortgage (principal + interest) | −$3,826 |
| PMI | −$359 |
| Cash flow | −$2,442 |
| Principal paid down (equity, not cash) | $487 |
| Rent | $3,500 |
| Vacancy (6%) | −$210 |
| Collected | $3,290 |
| Property tax Listing | −$528 |
| Insurance Estimate | −$228 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$280 |
| Capital reserve (8% of rent) | −$280 |
| Property management | −$296 |
| Net operating income | $1,448 |
| Mortgage (principal + interest) | −$3,826 |
| PMI | −$359 |
| Cash flow | −$2,738 |
| Principal paid down (equity, not cash) | $487 |
| Rent | $3,500 |
| Vacancy (6%) | −$210 |
| Collected | $3,290 |
| Property tax Listing | −$528 |
| Insurance Estimate | −$228 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$280 |
| Capital reserve (8% of rent) | −$280 |
| Net operating income | $1,744 |
| Mortgage (principal + interest) | −$3,454 |
| Cash flow | −$1,710 |
| Principal paid down (equity, not cash) | $440 |
| Rent | $3,500 |
| Vacancy (6%) | −$210 |
| Collected | $3,290 |
| Property tax Listing | −$528 |
| Insurance Estimate | −$228 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$280 |
| Capital reserve (8% of rent) | −$280 |
| Property management | −$296 |
| Net operating income | $1,448 |
| Mortgage (principal + interest) | −$3,454 |
| Cash flow | −$2,006 |
| Principal paid down (equity, not cash) | $440 |
| Rent | $3,500 |
| Vacancy (6%) | −$210 |
| Collected | $3,290 |
| Property tax Listing | −$528 |
| Insurance Estimate | −$228 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$280 |
| Capital reserve (8% of rent) | −$280 |
| Net operating income | $1,744 |
| Mortgage (principal + interest) | −$3,401 |
| Cash flow | −$1,657 |
| Principal paid down (equity, not cash) | $433 |
| Rent | $3,500 |
| Vacancy (6%) | −$210 |
| Collected | $3,290 |
| Property tax Listing | −$528 |
| Insurance Estimate | −$228 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$280 |
| Capital reserve (8% of rent) | −$280 |
| Property management | −$296 |
| Net operating income | $1,448 |
| Mortgage (principal + interest) | −$3,401 |
| Cash flow | −$1,953 |
| Principal paid down (equity, not cash) | $433 |
| Rent | $3,500 |
| Vacancy (6%) | −$210 |
| Collected | $3,290 |
| Property tax Listing | −$528 |
| Insurance Estimate | −$228 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$280 |
| Capital reserve (8% of rent) | −$280 |
| Net operating income | $1,744 |
| Mortgage (principal + interest) | −$3,238 |
| Cash flow | −$1,494 |
| Principal paid down (equity, not cash) | $412 |
| Rent | $3,500 |
| Vacancy (6%) | −$210 |
| Collected | $3,290 |
| Property tax Listing | −$528 |
| Insurance Estimate | −$228 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$280 |
| Capital reserve (8% of rent) | −$280 |
| Property management | −$296 |
| Net operating income | $1,448 |
| Mortgage (principal + interest) | −$3,238 |
| Cash flow | −$1,790 |
| Principal paid down (equity, not cash) | $412 |
| Rent | $3,500 |
| Vacancy (6%) | −$210 |
| Collected | $3,290 |
| Property tax Listing | −$528 |
| Insurance Estimate | −$228 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$280 |
| Capital reserve (8% of rent) | −$280 |
| Net operating income | $1,744 |
| Mortgage (principal + interest) | −$3,188 |
| Cash flow | −$1,444 |
| Principal paid down (equity, not cash) | $406 |
| Rent | $3,500 |
| Vacancy (6%) | −$210 |
| Collected | $3,290 |
| Property tax Listing | −$528 |
| Insurance Estimate | −$228 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$280 |
| Capital reserve (8% of rent) | −$280 |
| Property management | −$296 |
| Net operating income | $1,448 |
| Mortgage (principal + interest) | −$3,188 |
| Cash flow | −$1,740 |
| Principal paid down (equity, not cash) | $406 |
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
- $1,480,775
- Rental profits, invested at 7%
- $0
Sells for $1,575,293 (value up 3% a year), minus 6% selling cost ($94,518). Rent paid down $584,100 of loan.
$0 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $642,246
- Monthly shortfalls, invested
- $1,895,760
$84,370 put into an index fund instead of the down payment and closing costs.
$468,672 you'd have paid in while the building lost money, invested instead.
Stocks come out $1,057,230 ahead after 30 years.
- Your equity when you sell
- $1,480,775
- Rental profits, invested at 7%
- $0
Sells for $1,575,293 (value up 3% a year), minus 6% selling cost ($94,518). Rent paid down $584,100 of loan.
$0 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $642,246
- Monthly shortfalls, invested
- $2,356,343
$84,370 put into an index fund instead of the down payment and closing costs.
$637,717 you'd have paid in while the building lost money, invested instead.
Stocks come out $1,517,813 ahead after 30 years.
- Your equity when you sell
- $1,457,960
- Rental profits, invested at 7%
- $0
Sells for $1,551,021 (value up 3% a year), minus 6% selling cost ($93,061). Rent paid down $575,100 of loan.
$0 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $632,350
- Monthly shortfalls, invested
- $1,826,147
$83,070 put into an index fund instead of the down payment and closing costs.
$446,846 you'd have paid in while the building lost money, invested instead.
Stocks come out $1,000,538 ahead after 30 years.
- Your equity when you sell
- $1,457,960
- Rental profits, invested at 7%
- $0
Sells for $1,551,021 (value up 3% a year), minus 6% selling cost ($93,061). Rent paid down $575,100 of loan.
$0 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $632,350
- Monthly shortfalls, invested
- $2,286,730
$83,070 put into an index fund instead of the down payment and closing costs.
$615,891 you'd have paid in while the building lost money, invested instead.
Stocks come out $1,461,121 ahead after 30 years.
- Your equity when you sell
- $1,480,775
- Rental profits, invested at 7%
- $8,228
Sells for $1,575,293 (value up 3% a year), minus 6% selling cost ($94,518). Rent paid down $519,200 of loan.
$7,796 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $1,136,281
- Monthly shortfalls, invested
- $1,301,597
$149,270 put into an index fund instead of the down payment and closing costs.
$303,504 you'd have paid in while the building lost money, invested instead.
Stocks come out $948,875 ahead after 30 years.
- Your equity when you sell
- $1,480,775
- Rental profits, invested at 7%
- $0
Sells for $1,575,293 (value up 3% a year), minus 6% selling cost ($94,518). Rent paid down $519,200 of loan.
$0 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $1,136,281
- Monthly shortfalls, invested
- $1,753,952
$149,270 put into an index fund instead of the down payment and closing costs.
$464,752 you'd have paid in while the building lost money, invested instead.
Stocks come out $1,409,457 ahead after 30 years.
- Your equity when you sell
- $1,457,960
- Rental profits, invested at 7%
- $11,064
Sells for $1,551,021 (value up 3% a year), minus 6% selling cost ($93,061). Rent paid down $511,200 of loan.
$10,351 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $1,118,773
- Monthly shortfalls, invested
- $1,244,102
$146,970 put into an index fund instead of the down payment and closing costs.
$286,898 you'd have paid in while the building lost money, invested instead.
Stocks come out $893,851 ahead after 30 years.
- Your equity when you sell
- $1,457,960
- Rental profits, invested at 7%
- $0
Sells for $1,551,021 (value up 3% a year), minus 6% selling cost ($93,061). Rent paid down $511,200 of loan.
$0 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $1,118,773
- Monthly shortfalls, invested
- $1,693,621
$146,970 put into an index fund instead of the down payment and closing costs.
$445,592 you'd have paid in while the building lost money, invested instead.
Stocks come out $1,354,435 ahead after 30 years.
- Your equity when you sell
- $1,480,775
- Rental profits, invested at 7%
- $23,064
Sells for $1,575,293 (value up 3% a year), minus 6% selling cost ($94,518). Rent paid down $486,750 of loan.
$20,651 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $1,383,299
- Monthly shortfalls, invested
- $1,071,714
$181,720 put into an index fund instead of the down payment and closing costs.
$238,638 you'd have paid in while the building lost money, invested instead.
Stocks come out $951,174 ahead after 30 years.
- Your equity when you sell
- $1,480,775
- Rental profits, invested at 7%
- $0
Sells for $1,575,293 (value up 3% a year), minus 6% selling cost ($94,518). Rent paid down $486,750 of loan.
$0 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $1,383,299
- Monthly shortfalls, invested
- $1,509,233
$181,720 put into an index fund instead of the down payment and closing costs.
$387,032 you'd have paid in while the building lost money, invested instead.
Stocks come out $1,411,756 ahead after 30 years.
- Your equity when you sell
- $1,457,960
- Rental profits, invested at 7%
- $27,786
Sells for $1,551,021 (value up 3% a year), minus 6% selling cost ($93,061). Rent paid down $479,250 of loan.
$24,537 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $1,361,985
- Monthly shortfalls, invested
- $1,019,876
$178,920 put into an index fund instead of the down payment and closing costs.
$224,560 you'd have paid in while the building lost money, invested instead.
Stocks come out $896,115 ahead after 30 years.
- Your equity when you sell
- $1,457,960
- Rental profits, invested at 7%
- $0
Sells for $1,551,021 (value up 3% a year), minus 6% selling cost ($93,061). Rent paid down $479,250 of loan.
$0 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $1,361,985
- Monthly shortfalls, invested
- $1,452,673
$178,920 put into an index fund instead of the down payment and closing costs.
$369,069 you'd have paid in while the building lost money, invested instead.
Stocks come out $1,356,699 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 $1.48M, stocks $2.54M. Stocks win.
Year 30 (loan paid off): property $1.48M, stocks $3.00M. Stocks win.
Year 30 (loan paid off): property $1.46M, stocks $2.46M. Stocks win.
Year 30 (loan paid off): property $1.46M, stocks $2.92M. Stocks win.
Year 30 (loan paid off): property $1.49M, stocks $2.44M. Stocks win.
Year 30 (loan paid off): property $1.48M, stocks $2.89M. Stocks win.
Year 30 (loan paid off): property $1.47M, stocks $2.36M. Stocks win.
Year 30 (loan paid off): property $1.46M, stocks $2.81M. Stocks win.
Year 30 (loan paid off): property $1.50M, stocks $2.46M. Stocks win.
Year 30 (loan paid off): property $1.48M, stocks $2.89M. Stocks win.
Year 30 (loan paid off): property $1.49M, stocks $2.38M. Stocks win.
Year 30 (loan paid off): property $1.46M, stocks $2.81M. 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.
3 bed / 1 bath estimate $1,750/mo · range $1,500–$2,000
| Address | Rent | Bd / Ba | Distance | Match |
|---|---|---|---|---|
| 1672 Manton St, Saint Paul 55106 off market | $1,720 | 3 / 1 | 0.6 mi | 93% |
| 1428 Case Ave E, Unit 4, Saint Paul 55106 off market | $1,540 | 3 / 1 | 1.8 mi | 91% |
| 1954-1956 Hazelwood St N, Maplewood 55109 off market | $1,895 | 3 / 1 | 0.8 mi | 86% |
| 1288 Hazelwood St, Apt 301, Saint Paul 55106 off market | $1,195 | 2 / 1 | 1.2 mi | 83% |
| 701 Hawthorne Ave E, Saint Paul 55106 off market | $1,390 | 2 / 1 | 1.5 mi | 82% |
| 870 E Cook Ave, Unit 4, Saint Paul 55106 off market | $1,050 | 2 / 1 | 1.6 mi | 82% |
| 1337 Arkwright St N, Unit 106, Saint Paul 55130 off market | $1,150 | 2 / 1 | 1.9 mi | 82% |
| 1432 Case Ave E, Unit 3, Saint Paul 55106 off market | $1,495 | 3 / 1 | 1.7 mi | 81% |
| 685 Magnolia Ave E, Saint Paul 55106 off market | $1,600 | 3 / 1 | 1.7 mi | 81% |
| 1430 Case Ave E, Unit 1, Saint Paul 55106 off market | $1,495 | 3 / 1 | 1.7 mi | 81% |
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
- highAsking price is roughly double what the rents support Based on: data: underwriting.break_even_price · 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 1745 DULUTH ST
- mediumAsking is $321,314 above the price where cash flow breaks even ($327,686) at the default scenario. Based on: Derived: price $649,000 vs. break-even $327,686
- mediumNo rents, leases or occupancy given, so income is unproven Based on: data: rent_estimate · AI review
- mediumDated kitchens and original-looking finishes will need money to compete Based on: photo 6 · AI review
- lowSecond unit's basement is one open room with no egress, so it can't count as a bedroom Listing says: Other side is same except basement is one large open room without egress window. · AI review
Opportunities
- Long time on market: room to negotiate. Based on: Listing data: 319 days on market
- Add a 4th bedroom in the side with the egress window and 3/4 basement bath Listing says: egress window in basement with 3/4 bath to make it possible to add another bedroom · AI review
- Big price room to negotiate after 319 days on market Based on: data: listing.days_on_market · AI review
- Walk-out units with a patio in the backyard are a selling point for tenants Listing says: Both are walk-outs with a patio in backyard. · AI review
Questions for the agent
- Are both sides occupied? What are the rents, lease end dates and deposits?
- What were last year's taxes, insurance and utility costs for each side?
- Does each unit have its own furnace, water heater and meters? Who pays what?
- Is the property licensed as a rental in Maplewood, and is it legally a duplex?
- Why has it sat 319 days, and have there been price cuts or offers?
- How old are the water heaters and electrical panels? Any water issues in the walk-out basements?
Bottom line
Solid recent mechanicals, but $649K for two 3-bed sides renting around $1,750 each loses money every month; it only works near $328K. AI-assisted summary
What the records say
Where each number comes from
| Property tax / yr Listinglisting, tax year 2025. 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. | $6,338 |
| Insurance / yr Estimateestimate. from units, square feet and age; get a quote | $2,733 |
| 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. base rate | 8% / 8% |
Price history Realtor.com
On the market since 2025-11-20 (319 days); last sold for $127,250 on 1991-07-11.
| Date | Event | Price |
|---|---|---|
| Listed | $649,000 | |
| Sold public record | $127,250 |
From the listing Listing
| Listed as | duplex side x side |
| Property tax, 2025 | $6,338 |
| County | Ramsey |
| Parcel number | 162922440075 |
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 Maplewood on rental licensing before you buy.
Nearest highway
MN 36, about 1971 m away.