St. Paul › Battle Creek – Conway – Eastview – Highwood Hills

182 N Faye St

Duplex · 2 units: 2 bed / 1 bath ×2 unit split estimated · 1,954 sq ft

Saint Paul, MN · Battle Creek – Conway – Eastview – Highwood Hills (Southeast) · View the listing ↗

Far off

32 photos

Photos courtesy of Beycome Brokerage Realty LLC - Broker, via Realtor.com.

Asking price: $379,900
Monthly cash flow: −$1,149
Estimated rent: $2,150/mo
Break-even price: $163,953

Adjust the numbers See the full breakdown

From the listing

Spacious split-entry in Battle Creek with 4 bedrooms and 2 full baths, a new roof, an updated entryway, and fresh carpeting on the lower level. The main level was refreshed three years ago with a new kitchen including appliances, cabinets, and flooring. Upstairs you get three bedrooms, a full bath, and bright, open living space. Downstairs is a fourth bedroom, a second full bath, and a separate living area with its own entrance from the back. It works as a guest suite, a space for a parent, a home office, or a rental. Laundry is on the lower level with its own exterior access. Parking is easy here. Attached two-car garage, four more spaces in the driveway, and street parking on top of that. Out back, a large fenced yard and oversized patio give you room for summer gatherings, grilling, and space for the family to hang out and the dogs to run. Battle Creek Regional Park runs right through the neighborhood, with paved trails, mountain biking, and an off-leash dog area a short walk away.

Listing courtesy of Beycome Brokerage Realty LLC - Broker (Steven Koleno). Description from Realtor.com, MLS #7139958. Believed reliable but not guaranteed; confirm with the listing agent. View on Realtor.com ↗

First look

This reads like an owner-occupant split-entry with a lower-level suite, not a true duplex. The listing never says two units, and the county record didn't match, so unit count, legal status and taxes are all unverified. At $379,900 our numbers show about -$1,149 a month and a 2.8% cap rate, with two 2-bed rents estimated near $1,075 each. Break-even is around $164K, so this only works as a house-hack with a big down payment, not as a pure rental. First check whether the lower level is a legal, licensed second unit with its own kitchen. Without that, it is probably not worth a showing as an investment.

Things to consider

Price versus rent potential Two units at about $1,075 each cannot carry a $380K price. Our break-even is about $164K, so this is a house-hack, not a cash-flowing rental.
Is it really two units? A rental needs a legal second unit with its own kitchen and egress. A guest suite does not rent like a unit and may not be licensable.Listing says: “It works as a guest suite, a space for a parent, a home office, or a rental.”
Taxes and records are unverified The parcel did not match, so taxes and unit count are unknown. Non-homestead taxes could be much higher than the seller's bill.
Recent updates reduce near-term capex A new roof and updated kitchen mean fewer big checks soon. Bathrooms and the basement still look dated.Listing says: “a new roof, an updated entryway, and fresh carpeting on the lower level”
St. Paul rent cap applies Rent growth on sitting tenants is limited to 3% a year, which slows any upside.

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 roofListing says: a new roof, an updated entryway, and fresh carpeting on the lower level
doneKitchen refreshed with new appliances, cabinets and flooringListing says: The main level was refreshed three years ago with a new kitchen including appliances, cabinets, and flooring
doneLower-level carpetingListing says: fresh carpeting on the lower level

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: $379,900
Cash to close: $87,377
Price per unit: $189,950
GRM: 14.7

Each month

Cash flow: −$1,149/mo
Cash-on-cash: −15.8%
Cap rate: 2.8%
DSCR: 0.43×

Break-even

Price that breaks even: $163,953
Rent that breaks even: $3,624/mo

Long run

Year 30: property vs stocks: $867K vs $1.67M
Cash flow turns positive: not within 30 years

Monthly

Monthly breakdown

Rent	$2,150
Vacancy (6%)	−$129
Collected	$2,021
Property tax Listing	−$384
Insurance Estimate	−$191
Water, sewer, trash Estimate	−$170
Lawn care ($120 × 6 mo ÷ 12)	−$60
Repairs (8% of rent)	−$172
Capital reserve (8% of rent)	−$172
Net operating income	$873
Mortgage (principal + interest)	−$2,022
Cash flow	−$1,149
Principal paid down (equity, not cash)	$257

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

If you buy this building$866,790

Your equity when you sell: $866,790
Rental profits, invested at 7%: $0

Same money in stocks$1,673,826

Cash to close, invested at 7%: $665,136
Monthly shortfalls, invested: $1,008,690

Stocks come out $807,036 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

This propertyStocks at 7%

Year 30 (loan paid off): property $867K, stocks $1.67M. 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 $1,075/mo · range $1,000–$1,125

Address	Rent	Bd / Ba	Sq ft	Distance	Listed	Match
1465 Minnehaha Ave E, Apt 3, Saint Paul 55106 off market	$1,165	2 / 1	—	1.5 mi	2026-07-15	92%
1846 Magnolia Ave E, Apt 104, Saint Paul 55119	$1,135	2 / 1	—	1.9 mi	2026-10-05	91%
1077 Van Dyke St, Apt 103, Saint Paul 55119	$995	2 / 1	—	1.9 mi	2026-10-05	91%
1858 Magnolia Ave E, Apt 203, Saint Paul 55119 off market	$995	2 / 1	—	1.9 mi	2026-08-19	91%
1876 Magnolia Ave E, Apt 102, Saint Paul 55119 off market	$995	2 / 1	—	1.9 mi	2026-08-10	91%
1876 Magnolia Ave E, Unit 1876-102, Saint Paul 55119 off market	$995	2 / 1	—	1.9 mi	2026-08-05	91%
1067 Van Dyke St, Apt 101, Saint Paul 55119 off market	$1,095	2 / 1	—	1.9 mi	2026-04-15	91%
1876 Magnolia Ave E, Apt 201, Saint Paul 55119 off market	$995	2 / 1	—	1.9 mi	2026-06-02	91%
1077 Van Dyke St, Apt 206, Saint Paul 55119 off market	$1,115	2 / 1	—	1.9 mi	2026-06-19	91%
1876 Magnolia Ave E, Unit 1876-201, Saint Paul 55119 off market	$995	2 / 1	—	1.9 mi	2026-04-22	91%

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

highLower level is not described as a legal second unit; no kitchen is mentioned or shown for it Listing says: It works as a guest suite, a space for a parent, a home office, or a rental. · 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 182 FAYE ST N
mediumAsking is $215,947 above the price where cash flow breaks even ($163,953) at the default scenario. Based on: Derived: price $379,900 vs. break-even $163,953
lowplaceholder Based on: data: rule_flags · AI review

Opportunities

Separate back entrance and lower-level laundry make a house-hack or in-law setup workable Listing says: a separate living area with its own entrance from the back · AI review
Plenty of parking is a draw for tenants Listing says: Attached two-car garage, four more spaces in the driveway, and street parking on top of that. · AI review

Questions for the agent

Is the lower level a legal, permitted second unit, and is there a rental license on file?
Does the lower level have a kitchen, its own meters or heat controls?
What is the current tax bill, and is it homestead? What would it be as a non-homestead rental?
Who did the roof and kitchen work, and were permits pulled?
How old are the boiler or furnace, water heater and electrical panel?
Why has it been on the market 28 days, and is there room on price?

Bottom line

A tidy split-entry that works as an owner-occupied house-hack, but it is far too expensive as a rental at roughly $164K break-even versus $380K asking. AI-assisted summary

What the records say

Where each number comes from

Property tax / yr Listinglisting, tax year 2026. 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.	$4,604
Insurance / yr Estimateestimate. from units, square feet and age; get a quote	$2,288
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 2026-04-22 (166 days, relisted 1×); down $20,000 (5.0%) from the first ask of $399,900; last sold for $280,000 on 2025-03-24.

Date	Event	Price
2026-09-29	Price changed	$379,900
2026-09-19	Price changed	$389,900
2026-09-07	Listed	$399,900
2026-09-07	Removed	$399,900
2026-08-21	Price changed	$399,900
2026-08-17	Listed	$400,000
2026-08-10	Removed	$399,900
2026-04-22	Listed	$399,900
2025-03-24	Sold public record	$280,000
2024-10-30	Sold public record	$221,000
2021-07-29	Sold	$275,000
2021-05-13	Price changed	$275,000
2021-04-29	Listed	$290,000
2019-02-06	Removed	$229,900
2018-01-08	Removed	$229,900
2017-11-15	Listed	$229,900
2002-07-12	Sold public record	$198,000
1998-10-05	Sold public record	$121,000

From the listing Listing

Listed as	duplex up and down
Property tax, 2026	$4,604
County	Ramsey
Parcel number	022822220048

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 94, about 607 m away.

Crime in Battle Creek – Conway – Eastview – Highwood Hills

1,114 incidents in the last 12 months (48 per 1,000 residents), +7% vs. the year before. St. Paul police incidents, excluding proactive visits and community events.