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

2222-2226 Beech St E

Duplex · 2 units: 2 bed / 1 bath ×2 unit split estimated · 2,364 sq ft

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

Far off

34 photos

Photos, via Realtor.com.

Asking price: $349,900
Monthly cash flow: −$1,332
Estimated rent: $2,050/mo
Break-even price: $99,594

Adjust the numbers See the full breakdown

From the listing

Great side-by-side duplex near 3M Corporate! Ideally located near the end of a cul-de-sac on a dead-end street, this well-maintained property offers an excellent opportunity for an owner-occupant or investor. Each identical unit features 2 bedrooms and 1 bathroom on the main level, along with a comfortable living room, kitchen, and dining area. The lower level adds valuable flexible space with a family room, office/den, laundry, and storage. Both units have central air conditioning, with a new AC unit installed within the past year. Additional features include stainless steel appliances, separate gas and electric utilities, and a completely fenced yard. The property has a long history of ownership, with a long-term tenant on one side. The other unit is ready for an owner-occupant, with quick closing and immediate occupancy available if preferred. A great opportunity to live in one side while generating rental income from the other, or add a solid duplex to your investment portfolio!

Description from Realtor.com, MLS #7150485. Believed reliable but not guaranteed; confirm with the listing agent. View on Realtor.com ↗

First look

This is a 1971 side-by-side duplex with two identical 2-bed/1-bath units, asking $349,900 against rent estimates of about $1,025 per unit. Our underwriting shows roughly -$1,332 a month and a 1.8% cap rate, and break-even is near $99.6K, so it doesn't work as a pure investment at today's rates. It reads more like an owner-occupant deal, where living in one side is the only way the math gets close. The photos show dated but clean finishes, so check the tax bill first, since the county record didn't match. Then get the long-term tenant's actual rent and lease status. Only worth a showing if you plan to live there or the price drops a lot.

Things to consider

Price vs. rent gap Estimated rents of about $1,025 per unit produce a 1.8% cap rate and negative cash flow. The deal only works with a much lower price or owner-occupancy.
House-hack potential Living in one side lowers your effective housing cost and may allow owner-occupant financing. Check the numbers with a lender.Listing says: “A great opportunity to live in one side while generating rental income from the other”
Rent control on the sitting tenant The long-term tenant's rent is likely below market and can rise only 3% a year, which limits upside.
Dated interiors and unknown systems Original-looking kitchens and baths and carpet suggest cosmetic work is due at turnover. Furnace, roof and panel ages are unknown.From photo 4
Unverified taxes and unit count No county match means taxes and licensing are unconfirmed, and taxes could change the cash flow noticeably.

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 AC unit installed within the past yearListing says: with a new AC unit installed within the past year

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: $349,900
Cash to close: $80,477
Price per unit: $174,950
GRM: 14.2

Each month

Cash flow: −$1,332/mo
Cash-on-cash: −19.9%
Cap rate: 1.8%
DSCR: 0.28×

Break-even

Price that breaks even: $99,594
Rent that breaks even: $3,758/mo

Long run

Year 30: property vs stocks: $798K vs $2.00M
Cash flow turns positive: not within 30 years

Monthly

Monthly breakdown

Rent	$2,050
Vacancy (6%)	−$123
Collected	$1,927
Property tax Listing	−$640
Insurance Estimate	−$199
Water, sewer, trash Estimate	−$170
Lawn care ($120 × 6 mo ÷ 12)	−$60
Repairs (8% of rent)	−$164
Capital reserve (8% of rent)	−$164
Net operating income	$530
Mortgage (principal + interest)	−$1,862
Cash flow	−$1,332
Principal paid down (equity, not cash)	$237

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$798,341

Your equity when you sell: $798,341
Rental profits, invested at 7%: $0

Same money in stocks$1,997,492

Cash to close, invested at 7%: $612,611
Monthly shortfalls, invested: $1,384,881

Stocks come out $1,199,151 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 $798K, stocks $2.00M. 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 $1,025/mo · range $975–$1,075

Address	Rent	Bd / Ba	Sq ft	Distance	Listed	Match
1876 Magnolia Ave E, Apt 102, Saint Paul 55119 off market	$995	2 / 1	—	1.1 mi	2026-08-10	92%
1876 Magnolia Ave E, Unit 1876-102, Saint Paul 55119 off market	$995	2 / 1	—	1.1 mi	2026-08-05	92%
1876 Magnolia Ave E, Apt 201, Saint Paul 55119 off market	$995	2 / 1	—	1.1 mi	2026-06-02	92%
1876 Magnolia Ave E, Unit 1876-201, Saint Paul 55119 off market	$995	2 / 1	—	1.1 mi	2026-04-22	92%
1858 Magnolia Ave E, Apt 203, Saint Paul 55119 off market	$995	2 / 1	—	1.1 mi	2026-08-19	92%
1865 Magnolia Ave E, Apt 201, Saint Paul 55119	$995	2 / 1	—	1.1 mi	2026-10-05	92%
1876 Magnolia Ave E, Apt 106, Saint Paul 55119 off market	$995	2 / 1	—	1.1 mi	2026-04-28	92%
1846 Magnolia Ave E, Apt 104, Saint Paul 55119	$1,135	2 / 1	—	1.1 mi	2026-10-05	92%
1851 Magnolia Ave E, Apt 104, Saint Paul 55119 off market	$1,095	2 / 1	—	1.1 mi	2026-09-30	92%
1858 Magnolia Ave E, Apt 103, Saint Paul 55119 off market	$995	2 / 1	—	1.1 mi	2026-03-20	92%

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

highRent estimates of about $1,025 per unit can't support a $350K price. Cash flow is deeply negative. Based on: data: underwriting.cash_flow_monthly · 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 2222-2226 BEECH ST E
mediumAsking is $250,306 above the price where cash flow breaks even ($99,594) at the default scenario. Based on: Derived: price $349,900 vs. break-even $99,594
mediumLong-term sitting tenant likely has a below-market rent, and St. Paul caps increases at 3% per year. No rent or lease terms are given. Listing says: with a long-term tenant on one side · AI review
mediumTaxes are unverified. An investor will likely pay a non-homestead bill, which could be much higher than the seller's. Based on: data: county.tax · AI review

Opportunities

Owner-occupant path: live in one side and rent the other, with quick closing and immediate occupancy available. Listing says: The other unit is ready for an owner-occupant, with quick closing and immediate occupancy available · AI review
Separate gas and electric meters mean tenants pay their own utilities, which keeps owner expenses low. Listing says: separate gas and electric utilities · AI review
Lower levels have extra flexible space that could add appeal, though it may not count as legal bedrooms. Listing says: family room, office/den, laundry, and storage · AI review

Questions for the agent

What is the current rent and lease end date for the occupied side, and when did the tenant move in?
What are the actual property taxes, and is the current bill homestead?
How old are the roof, furnaces, water heaters, and electrical panels?
Is the property licensed as a rental in St. Paul, and is the certificate of occupancy current?
Is the lower-level space finished with egress, and has it ever been rented as bedrooms?
Why is the seller pricing at $349,900 given the area's rents?

Bottom line

Priced far above what two roughly $1,025 units can support, so only consider it as an owner-occupied house hack at a lower price. 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.	$7,676
Insurance / yr Estimateestimate. from units, square feet and age; get a quote	$2,391
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 2026-09-26 (9 days); last sold for $138,000 on 1999-11-10; listed for rent at $900/mo on 2011-12-16.

Date	Event	Price
2026-09-26	Listed	$349,900
2012-01-06	Rental removed	$900/mo
2011-12-16	Rent changed	$900/mo
2011-11-01	Listed for rent	$950/mo
1999-11-10	Sold public record	$138,000

From the listing Listing

Listed as	duplex side x side
Property tax, 2026	$7,676
County	Ramsey
Parcel number	352922110033

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 1236 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.