275 Western Ave S
Duplex · 2 units: 3 bed / 1 bath ×2 unit split estimated · 2,098 sq ft
Saint Paul, MN · West Seventh – Fort Road (West 7th, Irvine Park) · View the listing ↗
Photos courtesy of RE/MAX Results, via Realtor.com.
- Asking price
- $399,000 2 units · $200K per unit
- Monthly cash flow
- $549 at 20% down, 7%
- Estimated rent
- $4,600/mo medium confidence
- Break-even price
- $502,169 where cash flow hits $0
First look
Vacant 3-bed over 3-bed duplex in West Seventh, listed a week at $399K. Our estimate is $2,300 a unit, and the model shows about $549/mo cash flow and an 8% cap at ask. That depends on getting those rents on day one, and nothing here proves them. The finishes look like a quick flip refresh, not a deep rehab. The building dates to 1884 and the description says nothing about the roof, boiler or furnace, wiring or foundation. Check those and the rental license first (still pending), then see it only if the mechanicals hold up.
Things to consider
- Rents rest on our estimate, not proof Cash flow of $549/mo assumes about $2,300 per unit. With no rent history, a $100 to $200 miss per unit could erase most of it.
- 1884 building with no system ages disclosed Cosmetic updates are cheap. A roof, boiler or wiring replacement is not, and it can wipe out years of cash flow.Listing says: “Move-in ready and incredibly easy to lease.”
- Seller has room to negotiate The seller bought at $99.5K in 2016 and the county values the property at $249K versus a $399K ask. That gap suggests a flip-style price.
- Vacant means no income until leased Budget for lease-up time on two units, plus a pending rental license that could delay occupancy.
- Taxes and assessments are a real cost The $5,114 non-homestead tax plus $572 in assessments eat into the net. Verify the numbers feed the underwriting.
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
- doneFresh paint in both unitsListing says: have been freshly repainted in a crisp, neutral palette
- doneKitchens updated with new stainless ranges and refrigeratorsListing says: modernized kitchen equipped with brand-new stainless steel ranges and refrigerators
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
- $399,000
- Cash to close
- $51,870
- Price per unit
- $199,500
- GRM
- 7.2
Each month
- Cash flow
- $59/mo
- Cash-on-cash
- 1.4%
- Cap rate
- 8.0%
- DSCR
- 1.02×
Break-even
- Price that breaks even
- $408,040
- Rent that breaks even
- $4,523/mo
Long run
- Year 30: property vs stocks
- $2.21M vs $395K
- Cash flow turns positive
- year 1
The deal
- Price
- $399,000
- Cash to close
- $51,870
- Price per unit
- $199,500
- GRM
- 7.2
Each month
- Cash flow
- −$330/mo
- Cash-on-cash
- −7.6%
- Cap rate
- 6.9%
- DSCR
- 0.87×
Break-even
- Price that breaks even
- $348,629
- Rent that breaks even
- $5,081/mo
Long run
- Year 30: property vs stocks
- $1.68M vs $468K
- Cash flow turns positive
- year 5
The deal
- Price
- $389,000
- Cash to close
- $50,570
- Price per unit
- $194,500
- GRM
- 7.0
Each month
- Cash flow
- $125/mo
- Cash-on-cash
- 3.0%
- Cap rate
- 8.2%
- DSCR
- 1.05×
Break-even
- Price that breaks even
- $408,040
- Rent that breaks even
- $4,438/mo
Long run
- Year 30: property vs stocks
- $2.26M vs $385K
- Cash flow turns positive
- year 1
The deal
- Price
- $389,000
- Cash to close
- $50,570
- Price per unit
- $194,500
- GRM
- 7.0
Each month
- Cash flow
- −$264/mo
- Cash-on-cash
- −6.3%
- Cap rate
- 7.0%
- DSCR
- 0.90×
Break-even
- Price that breaks even
- $348,629
- Rent that breaks even
- $4,986/mo
Long run
- Year 30: property vs stocks
- $1.70M vs $438K
- Cash flow turns positive
- year 5
The deal
- Price
- $399,000
- Cash to close
- $91,770
- Price per unit
- $199,500
- GRM
- 7.2
Each month
- Cash flow
- $549/mo
- Cash-on-cash
- 7.2%
- Cap rate
- 8.0%
- DSCR
- 1.26×
Break-even
- Price that breaks even
- $502,169
- Rent that breaks even
- $3,887/mo
Long run
- Year 30: property vs stocks
- $2.58M vs $699K
- Cash flow turns positive
- year 1
The deal
- Price
- $399,000
- Cash to close
- $91,770
- Price per unit
- $199,500
- GRM
- 7.2
Each month
- Cash flow
- $160/mo
- Cash-on-cash
- 2.1%
- Cap rate
- 6.9%
- DSCR
- 1.08×
Break-even
- Price that breaks even
- $429,052
- Rent that breaks even
- $4,367/mo
Long run
- Year 30: property vs stocks
- $1.98M vs $699K
- Cash flow turns positive
- year 1
The deal
- Price
- $389,000
- Cash to close
- $89,470
- Price per unit
- $194,500
- GRM
- 7.0
Each month
- Cash flow
- $602/mo
- Cash-on-cash
- 8.1%
- Cap rate
- 8.2%
- DSCR
- 1.29×
Break-even
- Price that breaks even
- $502,169
- Rent that breaks even
- $3,818/mo
Long run
- Year 30: property vs stocks
- $2.62M vs $681K
- Cash flow turns positive
- year 1
The deal
- Price
- $389,000
- Cash to close
- $89,470
- Price per unit
- $194,500
- GRM
- 7.0
Each month
- Cash flow
- $213/mo
- Cash-on-cash
- 2.9%
- Cap rate
- 7.0%
- DSCR
- 1.10×
Break-even
- Price that breaks even
- $429,052
- Rent that breaks even
- $4,289/mo
Long run
- Year 30: property vs stocks
- $2.01M vs $681K
- Cash flow turns positive
- year 1
The deal
- Price
- $399,000
- Cash to close
- $111,720
- Price per unit
- $199,500
- GRM
- 7.2
Each month
- Cash flow
- $682/mo
- Cash-on-cash
- 7.3%
- Cap rate
- 8.0%
- DSCR
- 1.34×
Break-even
- Price that breaks even
- $535,647
- Rent that breaks even
- $3,714/mo
Long run
- Year 30: property vs stocks
- $2.73M vs $850K
- Cash flow turns positive
- year 1
The deal
- Price
- $399,000
- Cash to close
- $111,720
- Price per unit
- $199,500
- GRM
- 7.2
Each month
- Cash flow
- $293/mo
- Cash-on-cash
- 3.1%
- Cap rate
- 6.9%
- DSCR
- 1.15×
Break-even
- Price that breaks even
- $457,656
- Rent that breaks even
- $4,173/mo
Long run
- Year 30: property vs stocks
- $2.13M vs $850K
- Cash flow turns positive
- year 1
The deal
- Price
- $389,000
- Cash to close
- $108,920
- Price per unit
- $194,500
- GRM
- 7.0
Each month
- Cash flow
- $732/mo
- Cash-on-cash
- 8.1%
- Cap rate
- 8.2%
- DSCR
- 1.38×
Break-even
- Price that breaks even
- $535,647
- Rent that breaks even
- $3,650/mo
Long run
- Year 30: property vs stocks
- $2.76M vs $829K
- Cash flow turns positive
- year 1
The deal
- Price
- $389,000
- Cash to close
- $108,920
- Price per unit
- $194,500
- GRM
- 7.0
Each month
- Cash flow
- $343/mo
- Cash-on-cash
- 3.8%
- Cap rate
- 7.0%
- DSCR
- 1.18×
Break-even
- Price that breaks even
- $457,656
- Rent that breaks even
- $4,100/mo
Long run
- Year 30: property vs stocks
- $2.16M vs $829K
- Cash flow turns positive
- year 1
Monthly
Monthly breakdown
| Rent | $4,600 |
| Vacancy (6%) | −$276 |
| Collected | $4,324 |
| Property tax Public record | −$426 |
| Insurance Estimate | −$213 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$368 |
| Capital reserve (9% of rent) | −$414 |
| Net operating income | $2,673 |
| Mortgage (principal + interest) | −$2,389 |
| PMI | −$224 |
| Cash flow | $59 |
| Principal paid down (equity, not cash) | $304 |
| Rent | $4,600 |
| Vacancy (6%) | −$276 |
| Collected | $4,324 |
| Property tax Public record | −$426 |
| Insurance Estimate | −$213 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$368 |
| Capital reserve (9% of rent) | −$414 |
| Property management | −$389 |
| Net operating income | $2,284 |
| Mortgage (principal + interest) | −$2,389 |
| PMI | −$224 |
| Cash flow | −$330 |
| Principal paid down (equity, not cash) | $304 |
| Rent | $4,600 |
| Vacancy (6%) | −$276 |
| Collected | $4,324 |
| Property tax Public record | −$426 |
| Insurance Estimate | −$213 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$368 |
| Capital reserve (9% of rent) | −$414 |
| Net operating income | $2,673 |
| Mortgage (principal + interest) | −$2,329 |
| PMI | −$219 |
| Cash flow | $125 |
| Principal paid down (equity, not cash) | $296 |
| Rent | $4,600 |
| Vacancy (6%) | −$276 |
| Collected | $4,324 |
| Property tax Public record | −$426 |
| Insurance Estimate | −$213 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$368 |
| Capital reserve (9% of rent) | −$414 |
| Property management | −$389 |
| Net operating income | $2,284 |
| Mortgage (principal + interest) | −$2,329 |
| PMI | −$219 |
| Cash flow | −$264 |
| Principal paid down (equity, not cash) | $296 |
| Rent | $4,600 |
| Vacancy (6%) | −$276 |
| Collected | $4,324 |
| Property tax Public record | −$426 |
| Insurance Estimate | −$213 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$368 |
| Capital reserve (9% of rent) | −$414 |
| Net operating income | $2,673 |
| Mortgage (principal + interest) | −$2,124 |
| Cash flow | $549 |
| Principal paid down (equity, not cash) | $270 |
| Rent | $4,600 |
| Vacancy (6%) | −$276 |
| Collected | $4,324 |
| Property tax Public record | −$426 |
| Insurance Estimate | −$213 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$368 |
| Capital reserve (9% of rent) | −$414 |
| Property management | −$389 |
| Net operating income | $2,284 |
| Mortgage (principal + interest) | −$2,124 |
| Cash flow | $160 |
| Principal paid down (equity, not cash) | $270 |
| Rent | $4,600 |
| Vacancy (6%) | −$276 |
| Collected | $4,324 |
| Property tax Public record | −$426 |
| Insurance Estimate | −$213 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$368 |
| Capital reserve (9% of rent) | −$414 |
| Net operating income | $2,673 |
| Mortgage (principal + interest) | −$2,070 |
| Cash flow | $602 |
| Principal paid down (equity, not cash) | $263 |
| Rent | $4,600 |
| Vacancy (6%) | −$276 |
| Collected | $4,324 |
| Property tax Public record | −$426 |
| Insurance Estimate | −$213 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$368 |
| Capital reserve (9% of rent) | −$414 |
| Property management | −$389 |
| Net operating income | $2,284 |
| Mortgage (principal + interest) | −$2,070 |
| Cash flow | $213 |
| Principal paid down (equity, not cash) | $263 |
| Rent | $4,600 |
| Vacancy (6%) | −$276 |
| Collected | $4,324 |
| Property tax Public record | −$426 |
| Insurance Estimate | −$213 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$368 |
| Capital reserve (9% of rent) | −$414 |
| Net operating income | $2,673 |
| Mortgage (principal + interest) | −$1,991 |
| Cash flow | $682 |
| Principal paid down (equity, not cash) | $253 |
| Rent | $4,600 |
| Vacancy (6%) | −$276 |
| Collected | $4,324 |
| Property tax Public record | −$426 |
| Insurance Estimate | −$213 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$368 |
| Capital reserve (9% of rent) | −$414 |
| Property management | −$389 |
| Net operating income | $2,284 |
| Mortgage (principal + interest) | −$1,991 |
| Cash flow | $293 |
| Principal paid down (equity, not cash) | $253 |
| Rent | $4,600 |
| Vacancy (6%) | −$276 |
| Collected | $4,324 |
| Property tax Public record | −$426 |
| Insurance Estimate | −$213 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$368 |
| Capital reserve (9% of rent) | −$414 |
| Net operating income | $2,673 |
| Mortgage (principal + interest) | −$1,941 |
| Cash flow | $732 |
| Principal paid down (equity, not cash) | $247 |
| Rent | $4,600 |
| Vacancy (6%) | −$276 |
| Collected | $4,324 |
| Property tax Public record | −$426 |
| Insurance Estimate | −$213 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$368 |
| Capital reserve (9% of rent) | −$414 |
| Property management | −$389 |
| Net operating income | $2,284 |
| Mortgage (principal + interest) | −$1,941 |
| Cash flow | $343 |
| Principal paid down (equity, not cash) | $247 |
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
- $910,369
- Rental profits, invested at 7%
- $1,299,858
Sells for $968,478 (value up 3% a year), minus 6% selling cost ($58,109). Rent paid down $359,100 of loan.
$612,823 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $394,848
$51,870 put into an index fund instead of the down payment and closing costs.
The building comes out $1,815,379 ahead after 30 years.
- Your equity when you sell
- $910,369
- Rental profits, invested at 7%
- $768,001
Sells for $968,478 (value up 3% a year), minus 6% selling cost ($58,109). Rent paid down $359,100 of loan.
$401,782 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $394,848
- Monthly shortfalls, invested
- $73,480
$51,870 put into an index fund instead of the down payment and closing costs.
$11,132 you'd have paid in while the building lost money, invested instead.
The building comes out $1,210,042 ahead after 30 years.
- Your equity when you sell
- $887,553
- Rental profits, invested at 7%
- $1,369,471
Sells for $944,205 (value up 3% a year), minus 6% selling cost ($56,652). Rent paid down $350,100 of loan.
$634,649 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $384,952
$50,570 put into an index fund instead of the down payment and closing costs.
The building comes out $1,872,072 ahead after 30 years.
- Your equity when you sell
- $887,553
- Rental profits, invested at 7%
- $817,346
Sells for $944,205 (value up 3% a year), minus 6% selling cost ($56,652). Rent paid down $350,100 of loan.
$420,464 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $384,952
- Monthly shortfalls, invested
- $53,213
$50,570 put into an index fund instead of the down payment and closing costs.
$7,988 you'd have paid in while the building lost money, invested instead.
The building comes out $1,266,734 ahead after 30 years.
- Your equity when you sell
- $910,369
- Rental profits, invested at 7%
- $1,670,203
Sells for $968,478 (value up 3% a year), minus 6% selling cost ($58,109). Rent paid down $319,200 of loan.
$719,161 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $698,577
$91,770 put into an index fund instead of the down payment and closing costs.
The building comes out $1,881,995 ahead after 30 years.
- Your equity when you sell
- $910,369
- Rental profits, invested at 7%
- $1,064,866
Sells for $968,478 (value up 3% a year), minus 6% selling cost ($58,109). Rent paid down $319,200 of loan.
$496,987 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $698,577
$91,770 put into an index fund instead of the down payment and closing costs.
The building comes out $1,276,658 ahead after 30 years.
- Your equity when you sell
- $887,553
- Rental profits, invested at 7%
- $1,730,534
Sells for $944,205 (value up 3% a year), minus 6% selling cost ($56,652). Rent paid down $311,200 of loan.
$738,321 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $681,068
$89,470 put into an index fund instead of the down payment and closing costs.
The building comes out $1,937,019 ahead after 30 years.
- Your equity when you sell
- $887,553
- Rental profits, invested at 7%
- $1,125,197
Sells for $944,205 (value up 3% a year), minus 6% selling cost ($56,652). Rent paid down $311,200 of loan.
$516,148 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $681,068
$89,470 put into an index fund instead of the down payment and closing costs.
The building comes out $1,331,682 ahead after 30 years.
- Your equity when you sell
- $910,369
- Rental profits, invested at 7%
- $1,820,654
Sells for $968,478 (value up 3% a year), minus 6% selling cost ($58,109). Rent paid down $299,250 of loan.
$766,943 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $850,441
$111,720 put into an index fund instead of the down payment and closing costs.
The building comes out $1,880,582 ahead after 30 years.
- Your equity when you sell
- $910,369
- Rental profits, invested at 7%
- $1,215,317
Sells for $968,478 (value up 3% a year), minus 6% selling cost ($58,109). Rent paid down $299,250 of loan.
$544,769 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $850,441
$111,720 put into an index fund instead of the down payment and closing costs.
The building comes out $1,275,245 ahead after 30 years.
- Your equity when you sell
- $887,553
- Rental profits, invested at 7%
- $1,877,215
Sells for $944,205 (value up 3% a year), minus 6% selling cost ($56,652). Rent paid down $291,750 of loan.
$784,906 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $829,127
$108,920 put into an index fund instead of the down payment and closing costs.
The building comes out $1,935,640 ahead after 30 years.
- Your equity when you sell
- $887,553
- Rental profits, invested at 7%
- $1,271,877
Sells for $944,205 (value up 3% a year), minus 6% selling cost ($56,652). Rent paid down $291,750 of loan.
$562,732 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $829,127
$108,920 put into an index fund instead of the down payment and closing costs.
The building comes out $1,330,303 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 $2.21M, stocks $395K. The property wins.
Year 30 (loan paid off): property $1.68M, stocks $468K. The property wins.
Year 30 (loan paid off): property $2.26M, stocks $385K. The property wins.
Year 30 (loan paid off): property $1.70M, stocks $438K. The property wins.
Year 30 (loan paid off): property $2.58M, stocks $699K. The property wins.
Year 30 (loan paid off): property $1.98M, stocks $699K. The property wins.
Year 30 (loan paid off): property $2.62M, stocks $681K. The property wins.
Year 30 (loan paid off): property $2.01M, stocks $681K. The property wins.
Year 30 (loan paid off): property $2.73M, stocks $850K. The property wins.
Year 30 (loan paid off): property $2.13M, stocks $850K. The property wins.
Year 30 (loan paid off): property $2.76M, stocks $829K. The property wins.
Year 30 (loan paid off): property $2.16M, stocks $829K. The property wins.
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 $2,300/mo · range $2,100–$2,525
| Address | Rent | Bd / Ba | Distance | Match |
|---|---|---|---|---|
| 617 Marshall Ave, Unit 1, Saint Paul 55102 off market | $2,290 | 3 / 1 | 1.2 mi | 90% |
| 220/222 Virginia St, Saint Paul 55102 off market | $2,500 | 3 / 1.5 | 1.0 mi | 90% |
| 748 Smith Ave S, Saint Paul 55107 off market | $1,795 | 3 / 1 | 1.0 mi | 88% |
| 592 Ottawa Ave, Unit 2, Saint Paul 55107 off market | $2,300 | 4 / 1 | 0.7 mi | 88% |
| 941 Goodrich Ave, Saint Paul 55105 off market | $2,200 | 3 / 1 | 1.2 mi | 88% |
| 747 Tuscarora Ave W, Unit 1, Saint Paul 55102 off market | $2,075 | 3 / 1 | 1.0 mi | 88% |
| 968 Goodrich Ave, Saint Paul 55105 off market | $2,250 | 3 / 1 | 1.2 mi | 87% |
| 152 Winifred St W, Unit 2, Saint Paul 55107 off market | $2,050 | 3 / 2 | 1.2 mi | 85% |
| 780 Stewart Ave, Saint Paul 55102 off market | $1,750 | 3 / 1 | 1.1 mi | 85% |
| 614 Grand Ave Apt D, Saint Paul 55102 off market | $2,295 | 3 / 1 | 0.6 mi | 84% |
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
- highDescription is silent on roof, heating system, electrical and plumbing age for an 1884 building. Cosmetic updates may hide big-ticket items. Listing says: Move-in ready and incredibly easy to lease. · AI review
- mediumRental license for the 2 units is still pending. Confirm it is approved and that any inspection items are cleared before closing. Based on: data: city.rental_license · AI review
- low$572 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 122823210027: special assessments (payable 2026) = $572.02
- lowThe property sits close to Shepard Road, a busy trunk highway, which may mean traffic noise. Based on: data: highway · AI review
Opportunities
- The seller bought for $99,500 in Jan 2016, so they can take a lower offer and still come out well ahead. Public record: Ramsey County parcel 122823210027: last sale 2016-01-22, $99,500
- Fully vacant, so you can set rents at market or move into one unit. No sitting-tenant 3% cap on the first lease. Listing says: Perfect for an investor looking for immediate market rents or an owner-occupant wanting to house-hack. · AI review
- In-unit laundry hookups could support higher rents if they are in working order. Listing says: dedicated in-unit washer/dryer hookups for maximum tenant convenience · AI review
- Unfinished basement offers storage and possible tenant storage or laundry options. Listing says: The full, unfinished basement provides massive storage capabilities for both units · AI review
Questions for the agent
- How old are the roof, furnace(s)/boiler, water heaters and electrical panels? Is each unit on its own meters and heating?
- Why is the rental license pending, and was there an inspection with any correction orders?
- What are the $572 special assessments for, and are they paid at closing?
- What was the rent history before it went vacant, and why did it empty?
- Was the work permitted, and who did it? Any foundation or water issues in the basement?
- Is there off-street parking or a garage?
Bottom line
A cosmetically refreshed vacant 3/3 duplex that pencils at ask only if the unseen 1884 mechanicals are sound and the $2,300 rents hold. AI-assisted summary
What the records say
Where each number comes from
| Property tax / yr Public recordRamsey County record, payable 2026 (non-homestead) | $5,114 |
| Insurance / yr Estimateestimate. from units, square feet and age; get a quote | $2,557 |
| 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 1884: +1 pt capital reserve | 8% / 9% |
Price history Realtor.com
On the market since 2026-02-21 (226 days, relisted 1×); down $40,000 (9.1%) from the first ask of $439,000; last sold for $99,500 on 2016-01-25.
| Date | Event | Price |
|---|---|---|
| Listed | $399,000 | |
| Removed | $410,000 | |
| Price changed | $410,000 | |
| Price changed | $420,000 | |
| Listed | $439,000 | |
| Removed | $137,500 | |
| Sold public record | $99,500 | |
| Sold public record | $79,467 | |
| Removed | $137,500 | |
| Listed | $137,500 | |
| Removed | $84,900 | |
| Sold | $74,500 | |
| Listed | $84,900 | |
| Price changed | $89,900 | |
| Price changed | $94,900 | |
| Price changed | $99,900 | |
| Price changed | $109,900 | |
| Price changed | $119,900 | |
| Price changed | $144,900 | |
| Price changed | $149,900 | |
| Listed | $159,900 |
County record Public record
| Recorded as | two family dwelling - up/dwn |
| Living units | 2 |
| Year built | 1884 |
| Market value (2026) | $249,200 |
| Property tax, payable 2026 | $5,114 |
| Special assessments | $572 |
| Homestead | no |
| Last sale | 2016-01-22 · $99,500 |
Source: Ramsey County parcel records.
City rental certificate (CofO)
Residential 2 Units: 2 unit(s), B, status pending, renews 2027-06-14.
Nearest highway
CH 37, about 195 m away.
Crime in West Seventh – Fort Road
635 incidents in the last 12 months (49 per 1,000 residents), +6% vs. the year before. St. Paul police incidents, excluding proactive visits and community events.