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

331-333 S Mcknight Rd

Duplex · 2 units: 2 bed / 1 bath ×2 unit split estimated · 1,860 sq ft

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

Overpriced

46 photos

Photos courtesy of RE/MAX ADVANTAGE PLUS, via Realtor.com.

Asking price: $390,000
Monthly cash flow: −$683
Estimated rent: $3,100/mo
Break-even price: $261,613

Adjust the numbers See the full breakdown

From the listing

This well maintained side by side duplex is a great opportunity for owner occupy or investor looking for minimal expenses. Please ask to see the list of updates from the roof to the furnace. Each side is fully occupied and has been for many years. Both tenants are on month to month lease. Rent for 331 is $1392.56 per month. Rent for 333 is $1529.55 per month. Tenants are responsible for lawn care and snow removal, electric, gas, and water. Owner is responsible for garbage and taxes. There is one house keeping items to be completed before closing. A new faucet leaking (warrantied) 333 side. There is potential to add an additional bedroom on each side. Measurements completed by CubiCasa are deemed highly reliable but not guaranteed

Listing courtesy of RE/MAX ADVANTAGE PLUS (Amy Stine). Description from Realtor.com, MLS #7092621. Believed reliable but not guaranteed; confirm with the listing agent. View on Realtor.com ↗

First look

This is a side-by-side duplex asking $390K with both sides estimated at $1,550 each, about $3,100 a month combined. Tenants pay electric, gas and water, so the owner's costs are low, but our model still shows about -$683 a month at the ask and a 4.3% cap rate. Break-even price is about $262K, so the ask looks well above what these rents support. Before a showing, get the rent roll, the actual tax bill and the list of updates the agent mentions. The photos show dated but livable interiors, and the house has sat 111 days, so a much lower offer is plausible.

Things to consider

Price is far above what rents support The model shows negative cash flow of about $683 a month at the ask. It only breaks even near $262K.
Rents are close to or above our estimates Stated rents sit at or above our $1,350 mid estimate per side, so there is little room to raise them, and they are capped for sitting tenants.Listing says: “Rent for 333 is $1529.55 per month.”
Month-to-month tenants can leave Turnover would mean vacancy and repainting. A new tenant may not pay the same rent.Listing says: “Both tenants are on month to month lease.”
Taxes are unverified The owner pays taxes, and an investor's non-homestead bill could be higher than the seller's. This changes the numbers a lot.
Long time on market gives leverage At 111 days, the seller may accept a much lower offer, which is what it takes to make the numbers work.

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

331: $1,393 (month-to-month)Listing says: Rent for 331 is $1392.56 per month.
333: $1,530 (month-to-month)Listing says: Rent for 333 is $1529.55 per month.

Condition and repairs

neededLeaking new faucet on the 333 side (warrantied)Listing says: A new faucet leaking (warrantied) 333 side.
doneUpdates from the roof to the furnace (details not given)Listing says: Please ask to see the list of updates from the roof to the furnace.

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: $390,000
Cash to close: $89,700
Price per unit: $195,000
GRM: 10.5

Each month

Cash flow: −$683/mo
Cash-on-cash: −9.1%
Cap rate: 4.3%
DSCR: 0.67×

Break-even

Price that breaks even: $261,613
Rent that breaks even: $3,976/mo

Long run

Year 30: property vs stocks: $984K vs $1.06M
Cash flow turns positive: year 17

Monthly

Monthly breakdown

Rent	$3,100
Vacancy (6%)	−$186
Collected	$2,914
Property tax Listing	−$607
Insurance Estimate	−$189
Water, sewer, trash Estimate	−$170
Lawn care ($120 × 6 mo ÷ 12)	−$60
Repairs (8% of rent)	−$248
Capital reserve (8% of rent)	−$248
Net operating income	$1,392
Mortgage (principal + interest)	−$2,076
Cash flow	−$683
Principal paid down (equity, not cash)	$264

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$983,710

Your equity when you sell: $889,834
Rental profits, invested at 7%: $93,876

Same money in stocks$1,058,156

Cash to close, invested at 7%: $682,819
Monthly shortfalls, invested: $375,337

Stocks come out $74,446 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 $984K, stocks $1.06M. 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 $1,550/mo · range $1,350–$1,750

Address	Rent	Bd / Ba	Sq ft	Distance	Listed	Match
Guider Bd Dr, Unit 2, Woodbury 55125	$1,779	2 / 1	—	2.3 mi	2025-05-08	90%
1465 Minnehaha Ave E, Apt 3, Saint Paul 55106 off market	$1,165	2 / 1	—	2.8 mi	2026-07-15	90%
1727 Reaney Ave E, Saint Paul 55106 off market	$1,460	2 / 1	1,346	2.5 mi	2026-05-08	90%
138 Dwane St, Apt 3, South Saint Paul 55075	$1,450	2 / 1	1,300	2.8 mi	2026-10-02	89%
2187 Cypress Dr, Woodbury 55125	$1,745	2 / 1	1,207	2.1 mi	2024-12-18	88%
1885 Wilson 1br Ave, Unit Large, Saint Paul 55119 off market	$1,225	2 / 1	1,100	1.8 mi	2026-02-20	87%
395 Luella St N, Apt 414, Saint Paul 55119 off market	$1,400	2 / 1	1,049	1.7 mi	2026-08-24	87%
2714 Brookview Dr E, Maplewood 55119	$1,329	2 / 1	1,000	1.4 mi	2026-07-21	87%
2549 Cornelia Trl, Woodbury 55125 off market	$1,750	2 / 1.5	1,240	2.2 mi	2026-03-18	86%
1884 Wilson Ave, Unit 4, Saint Paul 55119	$1,325	2 / 1	1,000	1.8 mi	2026-09-23	86%

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

mediumCouldn't match this address to a county parcel record, so taxes and unit count are unverified. Public record: County parcels: no match for 331-333 MCKNIGHT RD S
mediumAsking is $128,387 above the price where cash flow breaks even ($261,613) at the default scenario. Based on: Derived: price $390,000 vs. break-even $261,613
mediumBoth tenants are month-to-month, so rent and occupancy are not locked in Listing says: Both tenants are on month to month lease. · AI review
mediumTaxes and unit count are unverified because no county parcel matched Based on: data: county.tax · AI review
lowMonth-to-month tenants can leave quickly. Count on turnover soon after closing. Listing says: "been for many years. Both tenants are on month to month lease. Rent for 331 is $1392.56 per month."
lowOwner pays taxes and garbage, and the listing gives no expense figures Listing says: Owner is responsible for garbage and taxes. · AI review

Opportunities

Long time on market: room to negotiate. Based on: Listing data: 114 days on market
Possible added bedroom on each side, which could raise rents. Confirm egress, permits and layout first Listing says: There is potential to add an additional bedroom on each side. · AI review
Long-term tenants and low owner utility costs make for simple operation Listing says: Each side is fully occupied and has been for many years. · AI review
Basement space looks finished and could add usable area Based on: photo 10 · AI review

Questions for the agent

Can I see the full list of updates, with dates, for the roof, furnace and water heater?
What is the actual annual property tax, and is the unit count licensed as a duplex?
How long has each tenant been there, and when was the rent last raised?
Is there a signed lease or any written terms for the month-to-month tenants?
What happened with the leaking faucet on the 333 side, and is the warranty transferable?
Why has it been listed 111 days, and has the price changed?

Bottom line

Stable, low-expense duplex, but $390K is far above what $3,100 in rents can carry, so only a big price cut works. AI-assisted summary

What the records say

Where each number comes from

Property tax / yr Listinglisting, tax year 2025. 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.	$7,282
Insurance / yr Estimateestimate. from units, square feet and age; get a quote	$2,265
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 2026-06-12 (115 days); down $15,000 (3.7%) from the first ask of $405,000; last sold for $200,000 on 2016-11-08.

Date	Event	Price
2026-07-22	Price changed	$390,000
2026-07-07	Price changed	$395,000
2026-06-25	Relisted	$400,000
2026-06-24	Removed	—
2026-06-14	Removed	—
2026-06-13	Listed	$405,000
2026-06-12	Listed	$405,000
2016-11-08	Sold public record	$200,000
2010-07-16	Sold	$140,000
2010-04-15	Listed	$150,000

From the listing Listing

Listed as	duplex side x side
Property tax, 2025	$7,282
County	Ramsey
Parcel number	112822110004

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

US 10;US 61, about 1275 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.