263 Lafond Ave
Duplex · 2 units: 1 bed and 5 bed · 1,863 sq ft
Saint Paul, MN · Frogtown (Thomas-Dale) · View the listing ↗
Photos, via Realtor.com.
- Asking price
- $325,000 2 units · $162K per unit
- Monthly cash flow
- −$411 at 20% down, 7%
- Estimated rent
- $3,000/mo high confidence
- Break-even price
- $247,742 where cash flow hits $0
First look
This is a 1-bed lower and a 5-bed upper in Frogtown, asking $325K, only $25K over the seller's 2023 purchase. Our underwriting at the ask shows about -$411/month and a 4.9% cap rate, and the break-even price is about $248K, so it doesn't work at today's rates unless the price drops a lot. The 5-bed upper is the big question: our rent estimate is $1,800, and a five-bedroom unit means heavy wear and higher turnover. The listing gives no rents or lease status, so ask for the rent roll first. The roof and boiler were replaced in 2022, which helps, but the photos show cosmetic finishes and some loose ends in the kitchen. Worth a showing only if the seller will move toward the break-even price and the numbers hold up.
Things to consider
- Price versus numbers Underwriting at the ask shows negative cash flow and a 4.9% cap rate. The break-even price is far below the list price, so you would need a significant discount.
- Unverified rents on a 5-bed upper Our estimate for the 5-bed is $1,800. Without a rent roll, income is a guess, and large units tend to see more wear and turnover.
- Special assessments and tax reset $3,805 in assessments is a real cost, and the investor tax bill will be higher than the seller's homestead bill.
- Bedroom legality on the upper floors If third-floor rooms are not legal bedrooms, the rent potential and rental license grade could drop.Listing says: “The upper unit spans the second and third floors and offers 5 bedrooms and 2 bathrooms.”
- 2022 roof and boiler lower near-term capex These are two of the costliest systems and they are recent. That reduces the reserves needed in the first years, though permits should be confirmed.Listing says: “Recent updates include a newer roof and boiler, both replaced in 2022.”
- St. Paul rent cap on sitting tenants If tenants are in place, rent growth is capped at 3% a year, so you can't quickly close any gap to market.
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
- doneRoof replaced in 2022Listing says: Recent updates include a newer roof and boiler, both replaced in 2022.
- doneBoiler replaced in 2022Listing says: Recent updates include a newer roof and boiler, both replaced in 2022.
- doneStainless appliances, granite countertops and LVP flooring in both unitsListing says: Both units feature stainless steel appliances, granite countertops, and LVP flooring.
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
- $325,000
- Cash to close
- $42,250
- Price per unit
- $162,500
- GRM
- 9.0
Each month
- Cash flow
- −$810/mo
- Cash-on-cash
- −23.0%
- Cap rate
- 4.9%
- DSCR
- 0.62×
Break-even
- Price that breaks even
- $201,304
- Rent that breaks even
- $4,052/mo
Long run
- Year 30: property vs stocks
- $835K vs $717K
- Cash flow turns positive
- year 17
The deal
- Price
- $325,000
- Cash to close
- $42,250
- Price per unit
- $162,500
- GRM
- 9.0
Each month
- Cash flow
- −$1,064/mo
- Cash-on-cash
- −30.2%
- Cap rate
- 3.9%
- DSCR
- 0.50×
Break-even
- Price that breaks even
- $162,558
- Rent that breaks even
- $4,552/mo
Long run
- Year 30: property vs stocks
- $749K vs $1.03M
- Cash flow turns positive
- year 26
The deal
- Price
- $315,000
- Cash to close
- $40,950
- Price per unit
- $157,500
- GRM
- 8.8
Each month
- Cash flow
- −$745/mo
- Cash-on-cash
- −21.8%
- Cap rate
- 5.0%
- DSCR
- 0.64×
Break-even
- Price that breaks even
- $201,304
- Rent that breaks even
- $3,967/mo
Long run
- Year 30: property vs stocks
- $830K vs $656K
- Cash flow turns positive
- year 15
The deal
- Price
- $315,000
- Cash to close
- $40,950
- Price per unit
- $157,500
- GRM
- 8.8
Each month
- Cash flow
- −$999/mo
- Cash-on-cash
- −29.3%
- Cap rate
- 4.1%
- DSCR
- 0.52×
Break-even
- Price that breaks even
- $162,558
- Rent that breaks even
- $4,457/mo
Long run
- Year 30: property vs stocks
- $731K vs $952K
- Cash flow turns positive
- year 25
The deal
- Price
- $325,000
- Cash to close
- $74,750
- Price per unit
- $162,500
- GRM
- 9.0
Each month
- Cash flow
- −$411/mo
- Cash-on-cash
- −6.6%
- Cap rate
- 4.9%
- DSCR
- 0.76×
Break-even
- Price that breaks even
- $247,742
- Rent that breaks even
- $3,534/mo
Long run
- Year 30: property vs stocks
- $912K vs $741K
- Cash flow turns positive
- year 12
The deal
- Price
- $325,000
- Cash to close
- $74,750
- Price per unit
- $162,500
- GRM
- 9.0
Each month
- Cash flow
- −$665/mo
- Cash-on-cash
- −10.7%
- Cap rate
- 3.9%
- DSCR
- 0.62×
Break-even
- Price that breaks even
- $200,057
- Rent that breaks even
- $3,970/mo
Long run
- Year 30: property vs stocks
- $773K vs $996K
- Cash flow turns positive
- year 21
The deal
- Price
- $315,000
- Cash to close
- $72,450
- Price per unit
- $157,500
- GRM
- 8.8
Each month
- Cash flow
- −$358/mo
- Cash-on-cash
- −5.9%
- Cap rate
- 5.0%
- DSCR
- 0.79×
Break-even
- Price that breaks even
- $247,742
- Rent that breaks even
- $3,465/mo
Long run
- Year 30: property vs stocks
- $914K vs $688K
- Cash flow turns positive
- year 11
The deal
- Price
- $315,000
- Cash to close
- $72,450
- Price per unit
- $157,500
- GRM
- 8.8
Each month
- Cash flow
- −$612/mo
- Cash-on-cash
- −10.1%
- Cap rate
- 4.1%
- DSCR
- 0.64×
Break-even
- Price that breaks even
- $200,057
- Rent that breaks even
- $3,893/mo
Long run
- Year 30: property vs stocks
- $759K vs $927K
- Cash flow turns positive
- year 20
The deal
- Price
- $325,000
- Cash to close
- $91,000
- Price per unit
- $162,500
- GRM
- 9.0
Each month
- Cash flow
- −$303/mo
- Cash-on-cash
- −4.0%
- Cap rate
- 4.9%
- DSCR
- 0.81×
Break-even
- Price that breaks even
- $264,258
- Rent that breaks even
- $3,394/mo
Long run
- Year 30: property vs stocks
- $966K vs $796K
- Cash flow turns positive
- year 10
The deal
- Price
- $325,000
- Cash to close
- $91,000
- Price per unit
- $162,500
- GRM
- 9.0
Each month
- Cash flow
- −$557/mo
- Cash-on-cash
- −7.3%
- Cap rate
- 3.9%
- DSCR
- 0.66×
Break-even
- Price that breaks even
- $213,394
- Rent that breaks even
- $3,812/mo
Long run
- Year 30: property vs stocks
- $793K vs $1.02M
- Cash flow turns positive
- year 19
The deal
- Price
- $315,000
- Cash to close
- $88,200
- Price per unit
- $157,500
- GRM
- 8.8
Each month
- Cash flow
- −$253/mo
- Cash-on-cash
- −3.4%
- Cap rate
- 5.0%
- DSCR
- 0.84×
Break-even
- Price that breaks even
- $264,258
- Rent that breaks even
- $3,329/mo
Long run
- Year 30: property vs stocks
- $973K vs $748K
- Cash flow turns positive
- year 8
The deal
- Price
- $315,000
- Cash to close
- $88,200
- Price per unit
- $157,500
- GRM
- 8.8
Each month
- Cash flow
- −$507/mo
- Cash-on-cash
- −6.9%
- Cap rate
- 4.1%
- DSCR
- 0.68×
Break-even
- Price that breaks even
- $213,394
- Rent that breaks even
- $3,740/mo
Long run
- Year 30: property vs stocks
- $783K vs $952K
- Cash flow turns positive
- year 17
Monthly
Monthly breakdown
| Rent | $3,000 |
| Vacancy (6%) | −$180 |
| Collected | $2,820 |
| Property tax Estimate | −$554 |
| Insurance Estimate | −$208 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$240 |
| Capital reserve (9% of rent) | −$270 |
| Net operating income | $1,319 |
| Mortgage (principal + interest) | −$1,946 |
| PMI | −$183 |
| Cash flow | −$810 |
| Principal paid down (equity, not cash) | $248 |
| Rent | $3,000 |
| Vacancy (6%) | −$180 |
| Collected | $2,820 |
| Property tax Estimate | −$554 |
| Insurance Estimate | −$208 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$240 |
| Capital reserve (9% of rent) | −$270 |
| Property management | −$254 |
| Net operating income | $1,065 |
| Mortgage (principal + interest) | −$1,946 |
| PMI | −$183 |
| Cash flow | −$1,064 |
| Principal paid down (equity, not cash) | $248 |
| Rent | $3,000 |
| Vacancy (6%) | −$180 |
| Collected | $2,820 |
| Property tax Estimate | −$554 |
| Insurance Estimate | −$208 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$240 |
| Capital reserve (9% of rent) | −$270 |
| Net operating income | $1,319 |
| Mortgage (principal + interest) | −$1,886 |
| PMI | −$177 |
| Cash flow | −$745 |
| Principal paid down (equity, not cash) | $240 |
| Rent | $3,000 |
| Vacancy (6%) | −$180 |
| Collected | $2,820 |
| Property tax Estimate | −$554 |
| Insurance Estimate | −$208 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$240 |
| Capital reserve (9% of rent) | −$270 |
| Property management | −$254 |
| Net operating income | $1,065 |
| Mortgage (principal + interest) | −$1,886 |
| PMI | −$177 |
| Cash flow | −$999 |
| Principal paid down (equity, not cash) | $240 |
| Rent | $3,000 |
| Vacancy (6%) | −$180 |
| Collected | $2,820 |
| Property tax Estimate | −$554 |
| Insurance Estimate | −$208 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$240 |
| Capital reserve (9% of rent) | −$270 |
| Net operating income | $1,319 |
| Mortgage (principal + interest) | −$1,730 |
| Cash flow | −$411 |
| Principal paid down (equity, not cash) | $220 |
| Rent | $3,000 |
| Vacancy (6%) | −$180 |
| Collected | $2,820 |
| Property tax Estimate | −$554 |
| Insurance Estimate | −$208 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$240 |
| Capital reserve (9% of rent) | −$270 |
| Property management | −$254 |
| Net operating income | $1,065 |
| Mortgage (principal + interest) | −$1,730 |
| Cash flow | −$665 |
| Principal paid down (equity, not cash) | $220 |
| Rent | $3,000 |
| Vacancy (6%) | −$180 |
| Collected | $2,820 |
| Property tax Estimate | −$554 |
| Insurance Estimate | −$208 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$240 |
| Capital reserve (9% of rent) | −$270 |
| Net operating income | $1,319 |
| Mortgage (principal + interest) | −$1,677 |
| Cash flow | −$358 |
| Principal paid down (equity, not cash) | $213 |
| Rent | $3,000 |
| Vacancy (6%) | −$180 |
| Collected | $2,820 |
| Property tax Estimate | −$554 |
| Insurance Estimate | −$208 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$240 |
| Capital reserve (9% of rent) | −$270 |
| Property management | −$254 |
| Net operating income | $1,065 |
| Mortgage (principal + interest) | −$1,677 |
| Cash flow | −$612 |
| Principal paid down (equity, not cash) | $213 |
| Rent | $3,000 |
| Vacancy (6%) | −$180 |
| Collected | $2,820 |
| Property tax Estimate | −$554 |
| Insurance Estimate | −$208 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$240 |
| Capital reserve (9% of rent) | −$270 |
| Net operating income | $1,319 |
| Mortgage (principal + interest) | −$1,622 |
| Cash flow | −$303 |
| Principal paid down (equity, not cash) | $206 |
| Rent | $3,000 |
| Vacancy (6%) | −$180 |
| Collected | $2,820 |
| Property tax Estimate | −$554 |
| Insurance Estimate | −$208 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$240 |
| Capital reserve (9% of rent) | −$270 |
| Property management | −$254 |
| Net operating income | $1,065 |
| Mortgage (principal + interest) | −$1,622 |
| Cash flow | −$557 |
| Principal paid down (equity, not cash) | $206 |
| Rent | $3,000 |
| Vacancy (6%) | −$180 |
| Collected | $2,820 |
| Property tax Estimate | −$554 |
| Insurance Estimate | −$208 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$240 |
| Capital reserve (9% of rent) | −$270 |
| Net operating income | $1,319 |
| Mortgage (principal + interest) | −$1,572 |
| Cash flow | −$253 |
| Principal paid down (equity, not cash) | $200 |
| Rent | $3,000 |
| Vacancy (6%) | −$180 |
| Collected | $2,820 |
| Property tax Estimate | −$554 |
| Insurance Estimate | −$208 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$240 |
| Capital reserve (9% of rent) | −$270 |
| Property management | −$254 |
| Net operating income | $1,065 |
| Mortgage (principal + interest) | −$1,572 |
| Cash flow | −$507 |
| Principal paid down (equity, not cash) | $200 |
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
- Your equity when you sell
- $741,528
- Rental profits, invested at 7%
- $93,061
Sells for $788,860 (value up 3% a year), minus 6% selling cost ($47,332). Rent paid down $292,500 of loan.
$68,451 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $321,618
- Monthly shortfalls, invested
- $395,722
$42,250 put into an index fund instead of the down payment and closing costs.
$73,151 you'd have paid in while the building lost money, invested instead.
The building comes out $117,250 ahead after 30 years.
- Your equity when you sell
- $741,528
- Rental profits, invested at 7%
- $7,317
Sells for $788,860 (value up 3% a year), minus 6% selling cost ($47,332). Rent paid down $292,500 of loan.
$6,756 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $321,618
- Monthly shortfalls, invested
- $704,763
$42,250 put into an index fund instead of the down payment and closing costs.
$156,352 you'd have paid in while the building lost money, invested instead.
Stocks come out $277,535 ahead after 30 years.
- Your equity when you sell
- $718,713
- Rental profits, invested at 7%
- $110,972
Sells for $764,588 (value up 3% a year), minus 6% selling cost ($45,875). Rent paid down $283,500 of loan.
$79,170 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $311,722
- Monthly shortfalls, invested
- $344,020
$40,950 put into an index fund instead of the down payment and closing costs.
$62,044 you'd have paid in while the building lost money, invested instead.
The building comes out $173,942 ahead after 30 years.
- Your equity when you sell
- $718,713
- Rental profits, invested at 7%
- $11,954
Sells for $764,588 (value up 3% a year), minus 6% selling cost ($45,875). Rent paid down $283,500 of loan.
$10,708 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $311,722
- Monthly shortfalls, invested
- $639,787
$40,950 put into an index fund instead of the down payment and closing costs.
$138,478 you'd have paid in while the building lost money, invested instead.
Stocks come out $220,843 ahead after 30 years.
- Your equity when you sell
- $741,528
- Rental profits, invested at 7%
- $170,576
Sells for $788,860 (value up 3% a year), minus 6% selling cost ($47,332). Rent paid down $260,000 of loan.
$111,565 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $569,016
- Monthly shortfalls, invested
- $171,577
$74,750 put into an index fund instead of the down payment and closing costs.
$29,649 you'd have paid in while the building lost money, invested instead.
The building comes out $171,511 ahead after 30 years.
- Your equity when you sell
- $741,528
- Rental profits, invested at 7%
- $31,136
Sells for $788,860 (value up 3% a year), minus 6% selling cost ($47,332). Rent paid down $260,000 of loan.
$25,600 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $569,016
- Monthly shortfalls, invested
- $426,923
$74,750 put into an index fund instead of the down payment and closing costs.
$88,580 you'd have paid in while the building lost money, invested instead.
Stocks come out $223,274 ahead after 30 years.
- Your equity when you sell
- $718,713
- Rental profits, invested at 7%
- $195,725
Sells for $764,588 (value up 3% a year), minus 6% selling cost ($45,875). Rent paid down $252,000 of loan.
$124,053 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $551,508
- Monthly shortfalls, invested
- $136,395
$72,450 put into an index fund instead of the down payment and closing costs.
$22,976 you'd have paid in while the building lost money, invested instead.
The building comes out $226,534 ahead after 30 years.
- Your equity when you sell
- $718,713
- Rental profits, invested at 7%
- $40,504
Sells for $764,588 (value up 3% a year), minus 6% selling cost ($45,875). Rent paid down $252,000 of loan.
$32,263 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $551,508
- Monthly shortfalls, invested
- $375,959
$72,450 put into an index fund instead of the down payment and closing costs.
$76,082 you'd have paid in while the building lost money, invested instead.
Stocks come out $168,251 ahead after 30 years.
- Your equity when you sell
- $741,528
- Rental profits, invested at 7%
- $224,638
Sells for $788,860 (value up 3% a year), minus 6% selling cost ($47,332). Rent paid down $243,750 of loan.
$137,719 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $692,715
- Monthly shortfalls, invested
- $103,091
$91,000 put into an index fund instead of the down payment and closing costs.
$16,884 you'd have paid in while the building lost money, invested instead.
The building comes out $170,360 ahead after 30 years.
- Your equity when you sell
- $741,528
- Rental profits, invested at 7%
- $51,843
Sells for $788,860 (value up 3% a year), minus 6% selling cost ($47,332). Rent paid down $243,750 of loan.
$39,956 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $692,715
- Monthly shortfalls, invested
- $325,081
$91,000 put into an index fund instead of the down payment and closing costs.
$64,016 you'd have paid in while the building lost money, invested instead.
Stocks come out $224,426 ahead after 30 years.
- Your equity when you sell
- $718,713
- Rental profits, invested at 7%
- $254,354
Sells for $764,588 (value up 3% a year), minus 6% selling cost ($45,875). Rent paid down $236,250 of loan.
$150,976 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $671,401
- Monthly shortfalls, invested
- $76,246
$88,200 put into an index fund instead of the down payment and closing costs.
$12,177 you'd have paid in while the building lost money, invested instead.
The building comes out $225,419 ahead after 30 years.
- Your equity when you sell
- $718,713
- Rental profits, invested at 7%
- $64,091
Sells for $764,588 (value up 3% a year), minus 6% selling cost ($45,875). Rent paid down $236,250 of loan.
$47,816 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $671,401
- Monthly shortfalls, invested
- $280,769
$88,200 put into an index fund instead of the down payment and closing costs.
$53,913 you'd have paid in while the building lost money, invested instead.
Stocks come out $169,367 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 $835K, stocks $717K. The property wins.
Year 30 (loan paid off): property $749K, stocks $1.03M. Stocks win.
Year 30 (loan paid off): property $830K, stocks $656K. The property wins.
Year 30 (loan paid off): property $731K, stocks $952K. Stocks win.
Year 30 (loan paid off): property $912K, stocks $741K. The property wins.
Year 30 (loan paid off): property $773K, stocks $996K. Stocks win.
Year 30 (loan paid off): property $914K, stocks $688K. The property wins.
Year 30 (loan paid off): property $759K, stocks $927K. Stocks win.
Year 30 (loan paid off): property $966K, stocks $796K. The property wins.
Year 30 (loan paid off): property $793K, stocks $1.02M. Stocks win.
Year 30 (loan paid off): property $973K, stocks $748K. The property wins.
Year 30 (loan paid off): property $783K, stocks $952K. 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.
1 bed / 1 bath estimate $1,200/mo · range $1,000–$1,425
| Address | Rent | Bd / Ba | Distance | Match |
|---|---|---|---|---|
| 568 Farrington St, Apt 4, Saint Paul 55103 off market | $1,150 | 1 / 1 | 0.2 mi | 94% |
| 250 W Fuller Ave, Unit 10, Saint Paul 55103 | $895 | 1 / 1 | 0.5 mi | 93% |
| 250 W Fuller Ave, Unit 9, Saint Paul 55103 off market | $975 | 1 / 1 | 0.5 mi | 93% |
| 435 Front Ave, Apt 7, Saint Paul 55117 off market | $900 | 1 / 1 | 0.8 mi | 93% |
| 496 Front Ave, Apt 3, Saint Paul 55117 | $900 | 1 / 1 | 0.8 mi | 93% |
| 769 University Ave W, Saint Paul 55104 | $925 | 1 / 1 | 1.1 mi | 92% |
| 794 Edmund Ave W, Unit 2, Saint Paul 55104 off market | $1,200 | 1 / 1 | 1.1 mi | 92% |
| 500 Robert St N, Unit 502, Saint Paul 55101 off market | $1,500 | 1 / 1 | 1.1 mi | 87% |
| 125 Como Ave, Saint Paul 55103 off market | $1,095 | 1 / 1 | 0.3 mi | 87% |
| 383 Dayton Ave, Saint Paul 55102 | $1,499 | 1 / 1 | 0.9 mi | 87% |
5 bed / 1 bath estimate $1,800/mo · range $1,300–$2,300
| Address | Rent | Bd / Ba | Distance | Match |
|---|---|---|---|---|
| 315 Aurora Ave, Saint Paul 55103 off market | $1,950 | 4 / 1 | 0.4 mi | 80% |
| 638 Edmund Ave, Saint Paul 55104 off market | $2,600 | 5 / 2 | 0.8 mi | 79% |
| 766 University Ave W, Saint Paul 55104 off market | $2,850 | 5 / 1 | 1.1 mi | 79% |
| 505-507 N Farrington St, Saint Paul 55103 off market | $1,836 | 4 / 2 | 0.3 mi | 78% |
| 690 Virginia St, Saint Paul 55103 | $1,500 | 3 / 1 | 0.2 mi | 78% |
| 690 Virginia Ave, Saint Paul 55103 off market | $1,500 | 3 / 1 | 0.2 mi | 78% |
| 813 N Capitol Hts, Saint Paul 55103 off market | $1,145 | 2 / 1 | 0.5 mi | 75% |
| 568 Farrington St, Apt 4, Saint Paul 55103 off market | $1,150 | 1 / 1 | 0.2 mi | 75% |
| 610 N Capitol Blvd, Unit 3, Saint Paul 55103 | $1,650 | 3 / 1.5 | 0.5 mi | 75% |
| 610 N Capitol Blvd, Saint Paul 55103 off market | $1,750 | 3 / 1.5 | 0.5 mi | 74% |
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
- highNo rents or lease terms given; income can't be verified Listing says: Come check out this great investment and living opportunity in this up/down duplex! · AI review
- mediumThe seller is homesteaded, so the current tax bill is lower than what an investor will pay. We use an estimated non-homestead tax instead. Public record: Ramsey County parcel 362923120159: homestead=Y
- medium$3,805 in special assessments on the payable 2026 tax bill (often street, sewer or code-enforcement charges). Ask what they're for, whether they continue, and whether the seller pays them off at closing. Public record: Ramsey County parcel 362923120159: special assessments (payable 2026) = $3,805.24
- mediumSeller is likely owner-occupying, so no rent history exists to confirm. The rental license is still pending. Based on: data: city.rental_license · AI review
- mediumThird-floor bedrooms may lack proper egress or be counted loosely as bedrooms; confirm the 5-bed count is legal Listing says: The upper unit spans the second and third floors and offers 5 bedrooms and 2 bathrooms. · AI review
- mediumShared laundry in basement and only one boiler listed. Heat may be an owner cost. Listing says: The basement provides separate storage areas for each unit, along with shared laundry. · AI review
- mediumPriced $25K above the 2023 purchase while underwriting shows negative cash flow Based on: data: county.last_sale_price · AI review
Opportunities
- Large covered carport (4+ cars) is rare for this area and supports rentability Listing says: The property also offers an impressive 4+ car covered carport, a storage shed, and a backyard with space for a garden. · AI review
- Roof and boiler were replaced in 2022, so big near-term capital costs are lower Listing says: Recent updates include a newer roof and boiler, both replaced in 2022. · AI review
- Upper unit with 5 bedrooms could suit large households or room-by-room demand, if the rent supports it Based on: data: rent_estimate · AI review
Questions for the agent
- Is the seller living in one unit? What are the current rents and lease terms for each unit, if any?
- What are the $3,805 in special assessments for, and will the seller pay them off at closing?
- Do all five upper bedrooms have egress windows and closets, and is the third floor permitted living space?
- Who pays heat, water and electric, and is there one boiler or separate systems? What were last year's utility bills?
- Why is the rental license still pending, and what is the status of the inspection?
- Are permits on file for the 2022 roof and boiler work, and for the unit finishes?
Bottom line
A duplex with a decent 2022 roof and boiler, but at $325K it loses money monthly and needs a price near $248K to work. AI-assisted summary
What the records say
Where each number comes from
| Property tax / yr Estimateestimate. Seller is homesteaded; an investor pays the non-homestead rate. $316,800 market value × 2.10% (median for non-homestead duplexes/triplexes in the city). | $6,645 |
| Insurance / yr Estimateestimate. from units, square feet and age; get a quote | $2,492 |
| 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 1904: +1 pt capital reserve | 8% / 9% |
Price history Realtor.com
On the market since 2026-09-19 (16 days); last sold for $150,000 on 2023-12-20; listed for rent at $839/mo on 2017-09-06.
| Date | Event | Price |
|---|---|---|
| Price changed | $315,000 | |
| Listed | $325,000 | |
| Sold public record | $150,000 | |
| Sold | $300,000 | |
| Sold public record | $224,900 | |
| Sold | $224,900 | |
| Sold | $224,900 | |
| Listed | $224,900 | |
| Listed | $224,900 | |
| Rental removed | $839/mo | |
| Listed for rent | $839/mo | |
| Rental removed | $850/mo | |
| Listed for rent | $850/mo | |
| Rental removed | $795/mo | |
| Rent changed | $795/mo | |
| Listed for rent | $850/mo | |
| Sold public record | $26,000 | |
| Sold | $26,000 | |
| Price changed | $22,900 | |
| Listed | $24,900 | |
| Sold public record | $252,500 | |
| Sold public record | $90,000 | |
| Sold public record | $52,000 | |
| Sold public record | $23,652 |
County record Public record
| Recorded as | two family dwelling - up/dwn |
| Living units | 2 |
| Year built | 1904 |
| Market value (2026) | $316,800 |
| Property tax, payable 2026 | $5,369 |
| Special assessments | $3,805 |
| Homestead | yes |
| Last sale | 2023-08-15 · $300,000 |
Source: Ramsey County parcel records.
City rental certificate (CofO)
Residential 2 Units: 2 unit(s), A, status pending, renews 2029-04-10.
Nearest highway
I 94, about 1078 m away.
Crime in Frogtown
824 incidents in the last 12 months (53 per 1,000 residents), −26% vs. the year before. St. Paul police incidents, excluding proactive visits and community events.