2505 Blaisdell Ave
Duplex · 2 units: 3 bed / 1 bath ×2 unit split estimated · 3,896 sq ft
Minneapolis, MN · Whittier · View the listing ↗
Photos, via Realtor.com.
- Asking price
- $449,900 2 units · $225K per unit
- Monthly cash flow
- −$835 at 20% down, 7%
- Break-even price
- $293,048 where cash flow hits $0
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
- $449,900
- Cash to close
- $58,487
- Price per unit
- $224,950
- GRM
- 10.6
Each month
- Cash flow
- −$1,387/mo
- Cash-on-cash
- −28.5%
- Cap rate
- 4.2%
- DSCR
- 0.53×
Break-even
- Price that breaks even
- $238,118
- Rent that breaks even
- $5,352/mo
Long run
- Year 30: property vs stocks
- $1.06M vs $1.29M
- Cash flow turns positive
- year 23
The deal
- Price
- $449,900
- Cash to close
- $58,487
- Price per unit
- $224,950
- GRM
- 10.6
Each month
- Cash flow
- −$1,688/mo
- Cash-on-cash
- −34.6%
- Cap rate
- 3.4%
- DSCR
- 0.43×
Break-even
- Price that breaks even
- $192,267
- Rent that breaks even
- $6,012/mo
Long run
- Year 30: property vs stocks
- $1.03M vs $1.73M
- Cash flow turns positive
- not within 30 years
The deal
- Price
- $439,900
- Cash to close
- $57,187
- Price per unit
- $219,950
- GRM
- 10.3
Each month
- Cash flow
- −$1,322/mo
- Cash-on-cash
- −27.7%
- Cap rate
- 4.3%
- DSCR
- 0.54×
Break-even
- Price that breaks even
- $238,118
- Rent that breaks even
- $5,267/mo
Long run
- Year 30: property vs stocks
- $1.05M vs $1.22M
- Cash flow turns positive
- year 22
The deal
- Price
- $439,900
- Cash to close
- $57,187
- Price per unit
- $219,950
- GRM
- 10.3
Each month
- Cash flow
- −$1,622/mo
- Cash-on-cash
- −34.0%
- Cap rate
- 3.4%
- DSCR
- 0.44×
Break-even
- Price that breaks even
- $192,267
- Rent that breaks even
- $5,917/mo
Long run
- Year 30: property vs stocks
- $1.00M vs $1.65M
- Cash flow turns positive
- not within 30 years
The deal
- Price
- $449,900
- Cash to close
- $103,477
- Price per unit
- $224,950
- GRM
- 10.6
Each month
- Cash flow
- −$835/mo
- Cash-on-cash
- −9.7%
- Cap rate
- 4.2%
- DSCR
- 0.65×
Break-even
- Price that breaks even
- $293,048
- Rent that breaks even
- $4,634/mo
Long run
- Year 30: property vs stocks
- $1.11M vs $1.27M
- Cash flow turns positive
- year 18
The deal
- Price
- $449,900
- Cash to close
- $103,477
- Price per unit
- $224,950
- GRM
- 10.6
Each month
- Cash flow
- −$1,135/mo
- Cash-on-cash
- −13.2%
- Cap rate
- 3.4%
- DSCR
- 0.53×
Break-even
- Price that breaks even
- $236,620
- Rent that breaks even
- $5,206/mo
Long run
- Year 30: property vs stocks
- $1.03M vs $1.65M
- Cash flow turns positive
- year 28
The deal
- Price
- $439,900
- Cash to close
- $101,177
- Price per unit
- $219,950
- GRM
- 10.3
Each month
- Cash flow
- −$782/mo
- Cash-on-cash
- −9.3%
- Cap rate
- 4.3%
- DSCR
- 0.67×
Break-even
- Price that breaks even
- $293,048
- Rent that breaks even
- $4,565/mo
Long run
- Year 30: property vs stocks
- $1.10M vs $1.21M
- Cash flow turns positive
- year 17
The deal
- Price
- $439,900
- Cash to close
- $101,177
- Price per unit
- $219,950
- GRM
- 10.3
Each month
- Cash flow
- −$1,082/mo
- Cash-on-cash
- −12.8%
- Cap rate
- 3.4%
- DSCR
- 0.54×
Break-even
- Price that breaks even
- $236,620
- Rent that breaks even
- $5,129/mo
Long run
- Year 30: property vs stocks
- $1.01M vs $1.58M
- Cash flow turns positive
- year 27
The deal
- Price
- $449,900
- Cash to close
- $125,972
- Price per unit
- $224,950
- GRM
- 10.6
Each month
- Cash flow
- −$685/mo
- Cash-on-cash
- −6.5%
- Cap rate
- 4.2%
- DSCR
- 0.69×
Break-even
- Price that breaks even
- $312,584
- Rent that breaks even
- $4,440/mo
Long run
- Year 30: property vs stocks
- $1.15M vs $1.31M
- Cash flow turns positive
- year 16
The deal
- Price
- $449,900
- Cash to close
- $125,972
- Price per unit
- $224,950
- GRM
- 10.6
Each month
- Cash flow
- −$986/mo
- Cash-on-cash
- −9.4%
- Cap rate
- 3.4%
- DSCR
- 0.56×
Break-even
- Price that breaks even
- $252,395
- Rent that breaks even
- $4,988/mo
Long run
- Year 30: property vs stocks
- $1.04M vs $1.67M
- Cash flow turns positive
- year 25
The deal
- Price
- $439,900
- Cash to close
- $123,172
- Price per unit
- $219,950
- GRM
- 10.3
Each month
- Cash flow
- −$635/mo
- Cash-on-cash
- −6.2%
- Cap rate
- 4.3%
- DSCR
- 0.71×
Break-even
- Price that breaks even
- $312,584
- Rent that breaks even
- $4,375/mo
Long run
- Year 30: property vs stocks
- $1.15M vs $1.25M
- Cash flow turns positive
- year 15
The deal
- Price
- $439,900
- Cash to close
- $123,172
- Price per unit
- $219,950
- GRM
- 10.3
Each month
- Cash flow
- −$936/mo
- Cash-on-cash
- −9.1%
- Cap rate
- 3.4%
- DSCR
- 0.57×
Break-even
- Price that breaks even
- $252,395
- Rent that breaks even
- $4,915/mo
Long run
- Year 30: property vs stocks
- $1.02M vs $1.59M
- Cash flow turns positive
- year 24
Monthly
Monthly breakdown
| Rent | $3,550 |
| Vacancy (6%) | −$213 |
| Collected | $3,337 |
| Property tax Public record | −$689 |
| Insurance Estimate | −$254 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$284 |
| Capital reserve (9% of rent) | −$320 |
| Net operating income | $1,560 |
| Mortgage (principal + interest) | −$2,694 |
| PMI | −$253 |
| Cash flow | −$1,387 |
| Principal paid down (equity, not cash) | $343 |
| Rent | $3,550 |
| Vacancy (6%) | −$213 |
| Collected | $3,337 |
| Property tax Public record | −$689 |
| Insurance Estimate | −$254 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$284 |
| Capital reserve (9% of rent) | −$320 |
| Property management | −$300 |
| Net operating income | $1,259 |
| Mortgage (principal + interest) | −$2,694 |
| PMI | −$253 |
| Cash flow | −$1,688 |
| Principal paid down (equity, not cash) | $343 |
| Rent | $3,550 |
| Vacancy (6%) | −$213 |
| Collected | $3,337 |
| Property tax Public record | −$689 |
| Insurance Estimate | −$254 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$284 |
| Capital reserve (9% of rent) | −$320 |
| Net operating income | $1,560 |
| Mortgage (principal + interest) | −$2,634 |
| PMI | −$247 |
| Cash flow | −$1,322 |
| Principal paid down (equity, not cash) | $335 |
| Rent | $3,550 |
| Vacancy (6%) | −$213 |
| Collected | $3,337 |
| Property tax Public record | −$689 |
| Insurance Estimate | −$254 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$284 |
| Capital reserve (9% of rent) | −$320 |
| Property management | −$300 |
| Net operating income | $1,259 |
| Mortgage (principal + interest) | −$2,634 |
| PMI | −$247 |
| Cash flow | −$1,622 |
| Principal paid down (equity, not cash) | $335 |
| Rent | $3,550 |
| Vacancy (6%) | −$213 |
| Collected | $3,337 |
| Property tax Public record | −$689 |
| Insurance Estimate | −$254 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$284 |
| Capital reserve (9% of rent) | −$320 |
| Net operating income | $1,560 |
| Mortgage (principal + interest) | −$2,395 |
| Cash flow | −$835 |
| Principal paid down (equity, not cash) | $305 |
| Rent | $3,550 |
| Vacancy (6%) | −$213 |
| Collected | $3,337 |
| Property tax Public record | −$689 |
| Insurance Estimate | −$254 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$284 |
| Capital reserve (9% of rent) | −$320 |
| Property management | −$300 |
| Net operating income | $1,259 |
| Mortgage (principal + interest) | −$2,395 |
| Cash flow | −$1,135 |
| Principal paid down (equity, not cash) | $305 |
| Rent | $3,550 |
| Vacancy (6%) | −$213 |
| Collected | $3,337 |
| Property tax Public record | −$689 |
| Insurance Estimate | −$254 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$284 |
| Capital reserve (9% of rent) | −$320 |
| Net operating income | $1,560 |
| Mortgage (principal + interest) | −$2,341 |
| Cash flow | −$782 |
| Principal paid down (equity, not cash) | $298 |
| Rent | $3,550 |
| Vacancy (6%) | −$213 |
| Collected | $3,337 |
| Property tax Public record | −$689 |
| Insurance Estimate | −$254 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$284 |
| Capital reserve (9% of rent) | −$320 |
| Property management | −$300 |
| Net operating income | $1,259 |
| Mortgage (principal + interest) | −$2,341 |
| Cash flow | −$1,082 |
| Principal paid down (equity, not cash) | $298 |
| Rent | $3,550 |
| Vacancy (6%) | −$213 |
| Collected | $3,337 |
| Property tax Public record | −$689 |
| Insurance Estimate | −$254 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$284 |
| Capital reserve (9% of rent) | −$320 |
| Net operating income | $1,560 |
| Mortgage (principal + interest) | −$2,245 |
| Cash flow | −$685 |
| Principal paid down (equity, not cash) | $286 |
| Rent | $3,550 |
| Vacancy (6%) | −$213 |
| Collected | $3,337 |
| Property tax Public record | −$689 |
| Insurance Estimate | −$254 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$284 |
| Capital reserve (9% of rent) | −$320 |
| Property management | −$300 |
| Net operating income | $1,259 |
| Mortgage (principal + interest) | −$2,245 |
| Cash flow | −$986 |
| Principal paid down (equity, not cash) | $286 |
| Rent | $3,550 |
| Vacancy (6%) | −$213 |
| Collected | $3,337 |
| Property tax Public record | −$689 |
| Insurance Estimate | −$254 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$284 |
| Capital reserve (9% of rent) | −$320 |
| Net operating income | $1,560 |
| Mortgage (principal + interest) | −$2,195 |
| Cash flow | −$635 |
| Principal paid down (equity, not cash) | $279 |
| Rent | $3,550 |
| Vacancy (6%) | −$213 |
| Collected | $3,337 |
| Property tax Public record | −$689 |
| Insurance Estimate | −$254 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$284 |
| Capital reserve (9% of rent) | −$320 |
| Property management | −$300 |
| Net operating income | $1,259 |
| Mortgage (principal + interest) | −$2,195 |
| Cash flow | −$936 |
| Principal paid down (equity, not cash) | $279 |
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
- $1,026,503
- Rental profits, invested at 7%
- $33,345
Sells for $1,092,025 (value up 3% a year), minus 6% selling cost ($65,522). Rent paid down $404,910 of loan.
$28,530 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $445,218
- Monthly shortfalls, invested
- $847,181
$58,487 put into an index fund instead of the down payment and closing costs.
$177,026 you'd have paid in while the building lost money, invested instead.
Stocks come out $232,550 ahead after 30 years.
- Your equity when you sell
- $1,026,503
- Rental profits, invested at 7%
- $0
Sells for $1,092,025 (value up 3% a year), minus 6% selling cost ($65,522). Rent paid down $404,910 of loan.
$0 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $445,218
- Monthly shortfalls, invested
- $1,280,999
$58,487 put into an index fund instead of the down payment and closing costs.
$319,956 you'd have paid in while the building lost money, invested instead.
Stocks come out $699,713 ahead after 30 years.
- Your equity when you sell
- $1,003,688
- Rental profits, invested at 7%
- $41,414
Sells for $1,067,753 (value up 3% a year), minus 6% selling cost ($64,065). Rent paid down $395,910 of loan.
$34,684 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $435,322
- Monthly shortfalls, invested
- $785,637
$57,187 put into an index fund instead of the down payment and closing costs.
$161,354 you'd have paid in while the building lost money, invested instead.
Stocks come out $175,857 ahead after 30 years.
- Your equity when you sell
- $1,003,688
- Rental profits, invested at 7%
- $0
Sells for $1,067,753 (value up 3% a year), minus 6% selling cost ($64,065). Rent paid down $395,910 of loan.
$0 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $435,322
- Monthly shortfalls, invested
- $1,211,386
$57,187 put into an index fund instead of the down payment and closing costs.
$298,130 you'd have paid in while the building lost money, invested instead.
Stocks come out $643,020 ahead after 30 years.
- Your equity when you sell
- $1,026,503
- Rental profits, invested at 7%
- $86,196
Sells for $1,092,025 (value up 3% a year), minus 6% selling cost ($65,522). Rent paid down $359,920 of loan.
$65,880 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $787,693
- Monthly shortfalls, invested
- $482,442
$103,477 put into an index fund instead of the down payment and closing costs.
$94,473 you'd have paid in while the building lost money, invested instead.
Stocks come out $157,435 ahead after 30 years.
- Your equity when you sell
- $1,026,503
- Rental profits, invested at 7%
- $3,650
Sells for $1,092,025 (value up 3% a year), minus 6% selling cost ($65,522). Rent paid down $359,920 of loan.
$3,502 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $787,693
- Monthly shortfalls, invested
- $867,059
$103,477 put into an index fund instead of the down payment and closing costs.
$203,555 you'd have paid in while the building lost money, invested instead.
Stocks come out $624,599 ahead after 30 years.
- Your equity when you sell
- $1,003,688
- Rental profits, invested at 7%
- $99,343
Sells for $1,067,753 (value up 3% a year), minus 6% selling cost ($64,065). Rent paid down $351,920 of loan.
$74,301 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $770,185
- Monthly shortfalls, invested
- $435,259
$101,177 put into an index fund instead of the down payment and closing costs.
$83,733 you'd have paid in while the building lost money, invested instead.
Stocks come out $102,413 ahead after 30 years.
- Your equity when you sell
- $1,003,688
- Rental profits, invested at 7%
- $6,218
Sells for $1,067,753 (value up 3% a year), minus 6% selling cost ($64,065). Rent paid down $351,920 of loan.
$5,838 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $770,185
- Monthly shortfalls, invested
- $809,296
$101,177 put into an index fund instead of the down payment and closing costs.
$186,731 you'd have paid in while the building lost money, invested instead.
Stocks come out $569,575 ahead after 30 years.
- Your equity when you sell
- $1,026,503
- Rental profits, invested at 7%
- $126,904
Sells for $1,092,025 (value up 3% a year), minus 6% selling cost ($65,522). Rent paid down $337,425 of loan.
$91,070 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $958,931
- Monthly shortfalls, invested
- $353,506
$125,972 put into an index fund instead of the down payment and closing costs.
$65,786 you'd have paid in while the building lost money, invested instead.
Stocks come out $159,029 ahead after 30 years.
- Your equity when you sell
- $1,026,503
- Rental profits, invested at 7%
- $12,903
Sells for $1,092,025 (value up 3% a year), minus 6% selling cost ($65,522). Rent paid down $337,425 of loan.
$11,629 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $958,931
- Monthly shortfalls, invested
- $706,668
$125,972 put into an index fund instead of the down payment and closing costs.
$157,805 you'd have paid in while the building lost money, invested instead.
Stocks come out $626,192 ahead after 30 years.
- Your equity when you sell
- $1,003,688
- Rental profits, invested at 7%
- $143,264
Sells for $1,067,753 (value up 3% a year), minus 6% selling cost ($64,065). Rent paid down $329,925 of loan.
$100,527 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $937,617
- Monthly shortfalls, invested
- $313,306
$123,172 put into an index fund instead of the down payment and closing costs.
$57,280 you'd have paid in while the building lost money, invested instead.
Stocks come out $103,971 ahead after 30 years.
- Your equity when you sell
- $1,003,688
- Rental profits, invested at 7%
- $17,503
Sells for $1,067,753 (value up 3% a year), minus 6% selling cost ($64,065). Rent paid down $329,925 of loan.
$15,432 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $937,617
- Monthly shortfalls, invested
- $654,707
$123,172 put into an index fund instead of the down payment and closing costs.
$143,645 you'd have paid in while the building lost money, invested instead.
Stocks come out $571,134 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 $1.06M, stocks $1.29M. Stocks win.
Year 30 (loan paid off): property $1.03M, stocks $1.73M. Stocks win.
Year 30 (loan paid off): property $1.05M, stocks $1.22M. Stocks win.
Year 30 (loan paid off): property $1.00M, stocks $1.65M. Stocks win.
Year 30 (loan paid off): property $1.11M, stocks $1.27M. Stocks win.
Year 30 (loan paid off): property $1.03M, stocks $1.65M. Stocks win.
Year 30 (loan paid off): property $1.10M, stocks $1.21M. Stocks win.
Year 30 (loan paid off): property $1.01M, stocks $1.58M. Stocks win.
Year 30 (loan paid off): property $1.15M, stocks $1.31M. Stocks win.
Year 30 (loan paid off): property $1.04M, stocks $1.67M. Stocks win.
Year 30 (loan paid off): property $1.15M, stocks $1.25M. Stocks win.
Year 30 (loan paid off): property $1.02M, stocks $1.59M. Stocks win.
Comparable rentals
The closest rental listings with each unit's bedroom count, as of 2026-10-06. The estimate is the median asking rent of every rental we found nearby (the count is shown for each); houses are left out. Asking rents from Realtor.com rental listings, not signed leases.
3 bed estimate $1,775/mo · range $1,675–$1,925 · 7 rentals within 0.75 mi
| Address | Rent | Bd / Ba | Distance |
|---|---|---|---|
| 2415 Harriet Ave, Minneapolis | $1,695 | 3 / 1 | 0.3 mi |
| 200 E 27th St, Minneapolis | $1,835 | 3 / 1 | 0.3 mi |
| 2200 Harriet Ave S, Minneapolis | $1,850 | 3 / 1 | 0.4 mi |
| 2821 1st Ave S, Minneapolis | $1,600 | 3 / 1 | 0.4 mi |
| 711 W 28th St, Minneapolis | $1,595 | 3 / 1 | 0.6 mi |
| 905 Franklin Ave W, Minneapolis | $1,745 | 3 / 1 | 0.7 mi |
| 307 15th St W, Minneapolis | $1,595 | 3 / 1 | 0.7 mi |
On the maps, this property and comparable rentals. Comparable rentals and rent estimate: Realtor.com rental listings. Rents are asking rents from listings; check them against the actual leases.
Red flags and opportunities
Watch for
- mediumAsking is $156,852 above the price where cash flow breaks even ($293,048) at the default scenario. Based on: Derived: price $449,900 vs. break-even $293,048
Opportunities
- Long time on market: room to negotiate. Based on: Listing data: 180 days on market, 1 price cuts
Questions for the agent
- Can we see the current leases and a rent roll, with move-in dates?
- What did water/sewer/trash, heat and electric cost the owner over the last 12 months?
- How old are the roof, boiler or furnaces, water heaters and electrical panels?
- Is the building licensed as a rental for this many units, and when was the last city inspection?
- Any special assessments pending, and will the seller pay them off at closing?
Standard questions worth asking about any building.
What the records say
Where each number comes from
| Property tax / yr Public recordHennepin County record, current payable year (non-homestead) | $8,274 |
| Insurance / yr Estimateestimate. from units, square feet and age; get a quote | $3,051 |
| 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. built 1907: +1 pt capital reserve | 8% / 9% |
Price history Realtor.com
On the market since 2026-04-08 (180 days); down $30,000 (6.3%) from the first ask of $479,900.
| Date | Event | Price |
|---|---|---|
| Price changed | $449,900 | |
| Removed | $584,900 | |
| Listed | $479,900 |
County record Public record
| Recorded as | duplex |
| Living units | 2 |
| Year built | 1907 |
| Market value (2026) | $435,700 |
| Property tax | $8,274 |
| Special assessments | none |
| Homestead | no |
| Last sale | — |
Source: Hennepin County parcel records.
City rental license
CHOWNEXMPT: 2 unit(s), Tier 1, status active, renews 2027-03-01.
Nearest highway
I 35W, about 674 m away.
Crime in Whittier
1,136 incidents in the last 12 months (76 per 1,000 residents), +1% vs. the year before. Minneapolis police incidents, all reported offenses (definitions differ from St. Paul's, so don't compare across cities).