281 Sturgis St

Duplex · 2 units: 2 bed / 1.5 bath ×2 unit split estimated · 2,490 sq ft

North Saint Paul, MN · View the listing ↗

31 photos

Photos courtesy of Pemberton Real Estate, via Realtor.com.

Asking price: $339,900
Monthly cash flow: −$204
Estimated rent: $3,600/mo
Break-even price: $301,637

Adjust the numbers See the full breakdown

From the listing

Fantastic investment or owner-occupant opportunity in Saint Paul's vibrant West 7th neighborhood! This recently remodeled duplex combines classic character with modern updates, including hardwood floors, neutral paint, stainless steel appliances, and bright, inviting living spaces. The clean upper unit offers two bedrooms and a great floor plan, while the leased lower unit brings in approximately $1,596 per month for immediate income. The lower unit also includes a huge finished basement with a bar and entertaining area-an incredible bonus rarely found in a duplex. Additional highlights include on-site laundry, a back patio, and a two-car detached garage with one stall available for each unit. Leave the car at home and walk to neighborhood restaurants, coffee shops, bars, breweries, and more. With quick access to downtown Saint Paul, Highway 35E, and nearby bus lines, the location is hard to beat. Whether you're looking to build your investment portfolio or live in one unit while rental income helps offset the mortgage, this flexible and character-filled property delivers!

Listing courtesy of Pemberton Real Estate (Brian Seaton). Description from Realtor.com, MLS #7136326. Believed reliable but not guaranteed; confirm with the listing agent. View on Realtor.com ↗

First look

This is a 1900 North St. Paul duplex asking $339,900. Our underwriting at 20% down and the ask price shows about -$204/month and a 5.7% cap, with a break-even price near $301,637. Rents for both units are our estimates (about $1,800 each); the upper is described as clean with two bedrooms but no tenant status is given. The county parcel didn't match, so taxes and unit count are unverified. Get the lease, tax bill and heating setup first. At this price it needs a price cut or an owner-occupant plan to be worth a showing.

Things to consider

Price is above what the numbers support Underwriting shows negative cash flow at ask and a break-even price about $38K lower. You would need a cut or a lower-rate/owner-occupant plan.
Rents are estimates Both rents are our estimates at about $1,800 each, and the upper has no stated rent or status. Underwriting leans on our estimates.Listing says: “the leased lower unit brings in approximately $1,596 per month for immediate income”
Taxes and unit count unverified The county parcel was not matched, so the tax bill, which drives cash flow, is a guess. Investor (non-homestead) taxes may be higher than a seller's bill.
Systems are unknown Radiator heat suggests a boiler, but nothing is said about age, panels, roof or plumbing in a 1900 building. Kitchens look dated.From photo 5
Owner-occupant angle may be the best fit Living in one unit with the other rented can soften the negative cash flow and allow lower down-payment financing. Verify lender rules.Listing says: “live in one unit while rental income helps offset the mortgage”

From the photos

Based on 10 of the listing photos. Photos can hide as much as they show; an inspection is the real answer.

Rents the listing states

Lower: $1,596 (lease)Listing says: the leased lower unit brings in approximately $1,596 per month for immediate income

Condition and repairs

doneRecent remodel (details not given)Listing says: This recently remodeled duplex combines classic character with modern updates

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: $339,900
Cash to close: $78,177
Price per unit: $169,950
GRM: 7.9

Each month

Cash flow: −$204/mo
Cash-on-cash: −3.1%
Cap rate: 5.7%
DSCR: 0.89×

Break-even

Price that breaks even: $301,637
Rent that breaks even: $3,864/mo

Long run

Year 30: property vs stocks: $1.16M vs $641K
Cash flow turns positive: year 6

Monthly

Monthly breakdown

Rent	$3,600
Vacancy (6%)	−$216
Collected	$3,384
Property tax Listing	−$714
Insurance Estimate	−$222
Water, sewer, trash Estimate	−$170
Lawn care ($120 × 6 mo ÷ 12)	−$60
Repairs (8% of rent)	−$288
Capital reserve (9% of rent)	−$324
Net operating income	$1,605
Mortgage (principal + interest)	−$1,809
Cash flow	−$204
Principal paid down (equity, not cash)	$230

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

If you buy this building$1,160,676

Your equity when you sell: $775,525
Rental profits, invested at 7%: $385,151

Same money in stocks$641,085

Cash to close, invested at 7%: $595,103
Monthly shortfalls, invested: $45,982

The building comes out $519,591 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 $1.16M, stocks $641K. 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.

2 bed / 1.5 bath estimate $1,800/mo · range $1,325–$2,275

Address	Rent	Bd / Ba	Sq ft	Distance	Listed	Match
138 Arundel St, Saint Paul 55102 off market	$1,300	2 / 1	—	0.6 mi	2026-02-24	91%
266 W Fuller Ave, Unit 12, Saint Paul 55103 off market	$975	2 / 1	—	1.0 mi	2026-07-14	90%
240 W Fuller Ave, Unit 9, Saint Paul 55103 off market	$975	2 / 1	—	1.0 mi	2026-07-22	90%
201 Goodrich Ave, Saint Paul 55102 off market	$1,550	2 / 1	1,500	0.2 mi	2026-05-06	88%
645 Grand Ave, Unit 1, Saint Paul 55105 off market	$2,500	2 / 1	1,500	0.8 mi	2026-07-13	87%
61 Dale St N, Apt 3, Saint Paul 55102 off market	$2,380	2 / 2	1,400	0.8 mi	2026-08-11	86%
271 W Sturgis St, Saint Paul 55102 off market	$1,731	2 / 1	1,250	0.0 mi	2026-09-28	86%
273 W Sturgis St, Saint Paul 55102 off market	$1,590	2 / 1	1,200	0.0 mi	2026-03-09	85%
275 W Sturgis St, Saint Paul 55102 off market	$1,590	2 / 1	1,200	0.0 mi	2026-09-08	85%
203-207 Virginia St, Saint Paul 55102 off market	$1,825	2 / 1	1,300	0.6 mi	2025-12-10	85%

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

highUnderwriting is negative at the asking price; break-even is about $38K below ask Based on: data: underwriting.break_even_price · 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 281 STURGIS ST
mediumUpper unit rent and occupancy not stated; income is only half-documented Listing says: The clean upper unit offers two bedrooms and a great floor plan · AI review
lowHighway is close (about 227 m to I-35E); expect road noise that may affect rents Based on: data: highway.distance_m · AI review

Opportunities

Owner-occupy one unit and let the lower rent offset the mortgage Listing says: live in one unit while rental income helps offset the mortgage · AI review
Finished basement with bar could support a higher lower-unit rent or added value Listing says: huge finished basement with a bar and entertaining area · AI review
On-site laundry and a stall for each unit help tenant appeal Listing says: on-site laundry, a back patio, and a two-car detached garage with one stall available for each unit · AI review

Questions for the agent

What is the upper unit's current rent or expected rent, and is it vacant?
Can I see the lower unit's lease, term and deposit?
Who pays heat, and how many boilers or meters are there?
What was remodeled, when, and were permits pulled?
What are the actual property taxes and any special assessments?
Is the finished basement legal, with egress, and included in the lower unit?

Bottom line

Cute, updated-looking duplex, but at $339,900 it loses money on our numbers, so it only works with a cut or if you live in one unit. 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.	$8,574
Insurance / yr Estimateestimate. from units, square feet and age; get a quote	$2,665
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 1900: +1 pt capital reserve	8% / 9%

Price history Realtor.com

On the market since 2026-09-03 (32 days); last sold for $214,000 on 2017-03-23.

Date	Event	Price
2026-09-03	Listed	$339,900
2017-03-23	Sold public record	$214,000
2006-09-26	Sold public record	$101,000

From the listing Listing

Listed as	duplex up and down
Property tax, 2026	$8,574
County	Ramsey
Parcel number	012823420058

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.

Crime, rental-license and vacant-building records are only available for St. Paul and Minneapolis so far. Check with North Saint Paul on rental licensing before you buy.

Nearest highway

I 35E, about 227 m away.