355 14th Ave S
Duplex · 2 units: 3 bed / 1 bath ×2 unit split estimated · 2,000 sq ft
South Saint Paul, MN · View the listing ↗
Photos courtesy of NRT-Minnesota (CB Burnet), via Realtor.com.
- Asking price
- $389,000 2 units · $194K per unit
- Monthly cash flow
- $201 at 20% down, 7%
- Estimated rent
- $4,000/mo medium confidence
- Break-even price
- $426,686 where cash flow hits $0
First look
This is a 1966 side-by-side duplex in South Saint Paul at $389K, 94 days on market. Our model gets about $201/month cash flow and a 7.0% cap at asking on $2,000 per side, but the listing gives no actual rents, only 'notably under market'. If real rents are well below $2,000, the cash flow disappears. Taxes aren't verified because we couldn't match a parcel, so pull the real tax bill first. The photos show dated but serviceable interiors, and the tenant-occupied units limit what you can inspect before offering. Worth a showing only if the rent roll supports the price, and the long market time gives you room to negotiate.
Things to consider
- Rents are unknown, and they drive everything Our $2,000 per side estimate sets the 7% cap. If actual rents are much lower, cash flow shrinks quickly at this price.Listing says: “Current rents are notably under market value, offering an upside potential”
- Month-to-month tenants mean turnover risk and upside They can leave on short notice, but you can also reset rents or renovate between tenants.Listing says: “both sides currently occupied by stable, month-to-month tenants”
- Taxes are unverified An investor's non-homestead tax bill can be far above what the seller pays, which would cut into the cash flow.
- Lower-level bedrooms need to be legal If they lack egress or aren't licensed, each unit is really a 2-bed and the rent estimates drop.Listing says: “plus a third bedroom in the lower level”
- 94 days on market gives negotiating room At the 7% cap with unverified rents, a lower price is the safest way 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.
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
- $389,000
- Cash to close
- $50,570
- Price per unit
- $194,500
- GRM
- 8.1
Each month
- Cash flow
- −$277/mo
- Cash-on-cash
- −6.6%
- Cap rate
- 7.0%
- DSCR
- 0.89×
Break-even
- Price that breaks even
- $346,706
- Rent that breaks even
- $4,355/mo
Long run
- Year 30: property vs stocks
- $1.69M vs $442K
- Cash flow turns positive
- year 5
The deal
- Price
- $389,000
- Cash to close
- $50,570
- Price per unit
- $194,500
- GRM
- 8.1
Each month
- Cash flow
- −$615/mo
- Cash-on-cash
- −14.6%
- Cap rate
- 6.0%
- DSCR
- 0.76×
Break-even
- Price that breaks even
- $295,043
- Rent that breaks even
- $4,885/mo
Long run
- Year 30: property vs stocks
- $1.30M vs $572K
- Cash flow turns positive
- year 8
The deal
- Price
- $379,000
- Cash to close
- $49,270
- Price per unit
- $189,500
- GRM
- 7.9
Each month
- Cash flow
- −$212/mo
- Cash-on-cash
- −5.2%
- Cap rate
- 7.2%
- DSCR
- 0.91×
Break-even
- Price that breaks even
- $346,706
- Rent that breaks even
- $4,271/mo
Long run
- Year 30: property vs stocks
- $1.72M vs $412K
- Cash flow turns positive
- year 5
The deal
- Price
- $379,000
- Cash to close
- $49,270
- Price per unit
- $189,500
- GRM
- 7.9
Each month
- Cash flow
- −$550/mo
- Cash-on-cash
- −13.4%
- Cap rate
- 6.1%
- DSCR
- 0.78×
Break-even
- Price that breaks even
- $295,043
- Rent that breaks even
- $4,791/mo
Long run
- Year 30: property vs stocks
- $1.31M vs $532K
- Cash flow turns positive
- year 7
The deal
- Price
- $389,000
- Cash to close
- $89,470
- Price per unit
- $194,500
- GRM
- 8.1
Each month
- Cash flow
- $201/mo
- Cash-on-cash
- 2.7%
- Cap rate
- 7.0%
- DSCR
- 1.10×
Break-even
- Price that breaks even
- $426,686
- Rent that breaks even
- $3,743/mo
Long run
- Year 30: property vs stocks
- $2.00M vs $681K
- Cash flow turns positive
- year 1
The deal
- Price
- $389,000
- Cash to close
- $89,470
- Price per unit
- $194,500
- GRM
- 8.1
Each month
- Cash flow
- −$138/mo
- Cash-on-cash
- −1.8%
- Cap rate
- 6.0%
- DSCR
- 0.93×
Break-even
- Price that breaks even
- $363,106
- Rent that breaks even
- $4,198/mo
Long run
- Year 30: property vs stocks
- $1.49M vs $702K
- Cash flow turns positive
- year 4
The deal
- Price
- $379,000
- Cash to close
- $87,170
- Price per unit
- $189,500
- GRM
- 7.9
Each month
- Cash flow
- $254/mo
- Cash-on-cash
- 3.5%
- Cap rate
- 7.2%
- DSCR
- 1.13×
Break-even
- Price that breaks even
- $426,686
- Rent that breaks even
- $3,675/mo
Long run
- Year 30: property vs stocks
- $2.03M vs $664K
- Cash flow turns positive
- year 1
The deal
- Price
- $379,000
- Cash to close
- $87,170
- Price per unit
- $189,500
- GRM
- 7.9
Each month
- Cash flow
- −$85/mo
- Cash-on-cash
- −1.2%
- Cap rate
- 6.1%
- DSCR
- 0.96×
Break-even
- Price that breaks even
- $363,106
- Rent that breaks even
- $4,122/mo
Long run
- Year 30: property vs stocks
- $1.52M vs $673K
- Cash flow turns positive
- year 3
The deal
- Price
- $389,000
- Cash to close
- $108,920
- Price per unit
- $194,500
- GRM
- 8.1
Each month
- Cash flow
- $330/mo
- Cash-on-cash
- 3.6%
- Cap rate
- 7.0%
- DSCR
- 1.17×
Break-even
- Price that breaks even
- $455,131
- Rent that breaks even
- $3,577/mo
Long run
- Year 30: property vs stocks
- $2.14M vs $829K
- Cash flow turns positive
- year 1
The deal
- Price
- $389,000
- Cash to close
- $108,920
- Price per unit
- $194,500
- GRM
- 8.1
Each month
- Cash flow
- −$8/mo
- Cash-on-cash
- −0.1%
- Cap rate
- 6.0%
- DSCR
- 1.00×
Break-even
- Price that breaks even
- $387,313
- Rent that breaks even
- $4,012/mo
Long run
- Year 30: property vs stocks
- $1.62M vs $830K
- Cash flow turns positive
- year 2
The deal
- Price
- $379,000
- Cash to close
- $106,120
- Price per unit
- $189,500
- GRM
- 7.9
Each month
- Cash flow
- $380/mo
- Cash-on-cash
- 4.3%
- Cap rate
- 7.2%
- DSCR
- 1.20×
Break-even
- Price that breaks even
- $455,131
- Rent that breaks even
- $3,513/mo
Long run
- Year 30: property vs stocks
- $2.18M vs $808K
- Cash flow turns positive
- year 1
The deal
- Price
- $379,000
- Cash to close
- $106,120
- Price per unit
- $189,500
- GRM
- 7.9
Each month
- Cash flow
- $41/mo
- Cash-on-cash
- 0.5%
- Cap rate
- 6.1%
- DSCR
- 1.02×
Break-even
- Price that breaks even
- $387,313
- Rent that breaks even
- $3,940/mo
Long run
- Year 30: property vs stocks
- $1.65M vs $808K
- Cash flow turns positive
- year 1
Monthly
Monthly breakdown
| Rent | $4,000 |
| Vacancy (6%) | −$240 |
| Collected | $3,760 |
| Property tax Listing | −$427 |
| Insurance Estimate | −$192 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$320 |
| Capital reserve (8% of rent) | −$320 |
| Net operating income | $2,271 |
| Mortgage (principal + interest) | −$2,329 |
| PMI | −$219 |
| Cash flow | −$277 |
| Principal paid down (equity, not cash) | $296 |
| Rent | $4,000 |
| Vacancy (6%) | −$240 |
| Collected | $3,760 |
| Property tax Listing | −$427 |
| Insurance Estimate | −$192 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$320 |
| Capital reserve (8% of rent) | −$320 |
| Property management | −$338 |
| Net operating income | $1,933 |
| Mortgage (principal + interest) | −$2,329 |
| PMI | −$219 |
| Cash flow | −$615 |
| Principal paid down (equity, not cash) | $296 |
| Rent | $4,000 |
| Vacancy (6%) | −$240 |
| Collected | $3,760 |
| Property tax Listing | −$427 |
| Insurance Estimate | −$192 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$320 |
| Capital reserve (8% of rent) | −$320 |
| Net operating income | $2,271 |
| Mortgage (principal + interest) | −$2,269 |
| PMI | −$213 |
| Cash flow | −$212 |
| Principal paid down (equity, not cash) | $289 |
| Rent | $4,000 |
| Vacancy (6%) | −$240 |
| Collected | $3,760 |
| Property tax Listing | −$427 |
| Insurance Estimate | −$192 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$320 |
| Capital reserve (8% of rent) | −$320 |
| Property management | −$338 |
| Net operating income | $1,933 |
| Mortgage (principal + interest) | −$2,269 |
| PMI | −$213 |
| Cash flow | −$550 |
| Principal paid down (equity, not cash) | $289 |
| Rent | $4,000 |
| Vacancy (6%) | −$240 |
| Collected | $3,760 |
| Property tax Listing | −$427 |
| Insurance Estimate | −$192 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$320 |
| Capital reserve (8% of rent) | −$320 |
| Net operating income | $2,271 |
| Mortgage (principal + interest) | −$2,070 |
| Cash flow | $201 |
| Principal paid down (equity, not cash) | $263 |
| Rent | $4,000 |
| Vacancy (6%) | −$240 |
| Collected | $3,760 |
| Property tax Listing | −$427 |
| Insurance Estimate | −$192 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$320 |
| Capital reserve (8% of rent) | −$320 |
| Property management | −$338 |
| Net operating income | $1,933 |
| Mortgage (principal + interest) | −$2,070 |
| Cash flow | −$138 |
| Principal paid down (equity, not cash) | $263 |
| Rent | $4,000 |
| Vacancy (6%) | −$240 |
| Collected | $3,760 |
| Property tax Listing | −$427 |
| Insurance Estimate | −$192 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$320 |
| Capital reserve (8% of rent) | −$320 |
| Net operating income | $2,271 |
| Mortgage (principal + interest) | −$2,017 |
| Cash flow | $254 |
| Principal paid down (equity, not cash) | $257 |
| Rent | $4,000 |
| Vacancy (6%) | −$240 |
| Collected | $3,760 |
| Property tax Listing | −$427 |
| Insurance Estimate | −$192 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$320 |
| Capital reserve (8% of rent) | −$320 |
| Property management | −$338 |
| Net operating income | $1,933 |
| Mortgage (principal + interest) | −$2,017 |
| Cash flow | −$85 |
| Principal paid down (equity, not cash) | $257 |
| Rent | $4,000 |
| Vacancy (6%) | −$240 |
| Collected | $3,760 |
| Property tax Listing | −$427 |
| Insurance Estimate | −$192 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$320 |
| Capital reserve (8% of rent) | −$320 |
| Net operating income | $2,271 |
| Mortgage (principal + interest) | −$1,941 |
| Cash flow | $330 |
| Principal paid down (equity, not cash) | $247 |
| Rent | $4,000 |
| Vacancy (6%) | −$240 |
| Collected | $3,760 |
| Property tax Listing | −$427 |
| Insurance Estimate | −$192 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$320 |
| Capital reserve (8% of rent) | −$320 |
| Property management | −$338 |
| Net operating income | $1,933 |
| Mortgage (principal + interest) | −$1,941 |
| Cash flow | −$8 |
| Principal paid down (equity, not cash) | $247 |
| Rent | $4,000 |
| Vacancy (6%) | −$240 |
| Collected | $3,760 |
| Property tax Listing | −$427 |
| Insurance Estimate | −$192 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$320 |
| Capital reserve (8% of rent) | −$320 |
| Net operating income | $2,271 |
| Mortgage (principal + interest) | −$1,891 |
| Cash flow | $380 |
| Principal paid down (equity, not cash) | $241 |
| Rent | $4,000 |
| Vacancy (6%) | −$240 |
| Collected | $3,760 |
| Property tax Listing | −$427 |
| Insurance Estimate | −$192 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$320 |
| Capital reserve (8% of rent) | −$320 |
| Property management | −$338 |
| Net operating income | $1,933 |
| Mortgage (principal + interest) | −$1,891 |
| Cash flow | $41 |
| Principal paid down (equity, not cash) | $241 |
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
- $887,553
- Rental profits, invested at 7%
- $803,638
Sells for $944,205 (value up 3% a year), minus 6% selling cost ($56,652). Rent paid down $350,100 of loan.
$414,881 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $384,952
- Monthly shortfalls, invested
- $57,233
$50,570 put into an index fund instead of the down payment and closing costs.
$8,613 you'd have paid in while the building lost money, invested instead.
The building comes out $1,249,006 ahead after 30 years.
- Your equity when you sell
- $887,553
- Rental profits, invested at 7%
- $407,550
Sells for $944,205 (value up 3% a year), minus 6% selling cost ($56,652). Rent paid down $350,100 of loan.
$242,721 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $384,952
- Monthly shortfalls, invested
- $187,526
$50,570 put into an index fund instead of the down payment and closing costs.
$29,648 you'd have paid in while the building lost money, invested instead.
The building comes out $722,626 ahead after 30 years.
- Your equity when you sell
- $864,736
- Rental profits, invested at 7%
- $852,984
Sells for $919,932 (value up 3% a year), minus 6% selling cost ($55,196). Rent paid down $341,100 of loan.
$433,562 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $375,056
- Monthly shortfalls, invested
- $36,966
$49,270 put into an index fund instead of the down payment and closing costs.
$5,468 you'd have paid in while the building lost money, invested instead.
The building comes out $1,305,698 ahead after 30 years.
- Your equity when you sell
- $864,736
- Rental profits, invested at 7%
- $446,423
Sells for $919,932 (value up 3% a year), minus 6% selling cost ($55,196). Rent paid down $341,100 of loan.
$259,348 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $375,056
- Monthly shortfalls, invested
- $156,785
$49,270 put into an index fund instead of the down payment and closing costs.
$24,449 you'd have paid in while the building lost money, invested instead.
The building comes out $779,318 ahead after 30 years.
- Your equity when you sell
- $887,553
- Rental profits, invested at 7%
- $1,107,468
Sells for $944,205 (value up 3% a year), minus 6% selling cost ($56,652). Rent paid down $311,200 of loan.
$509,940 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 $1,313,953 ahead after 30 years.
- Your equity when you sell
- $887,553
- Rental profits, invested at 7%
- $601,717
Sells for $944,205 (value up 3% a year), minus 6% selling cost ($56,652). Rent paid down $311,200 of loan.
$319,755 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $681,068
- Monthly shortfalls, invested
- $20,629
$89,470 put into an index fund instead of the down payment and closing costs.
$3,010 you'd have paid in while the building lost money, invested instead.
The building comes out $787,572 ahead after 30 years.
- Your equity when you sell
- $864,736
- Rental profits, invested at 7%
- $1,167,800
Sells for $919,932 (value up 3% a year), minus 6% selling cost ($55,196). Rent paid down $303,200 of loan.
$529,101 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $663,560
$87,170 put into an index fund instead of the down payment and closing costs.
The building comes out $1,368,976 ahead after 30 years.
- Your equity when you sell
- $864,736
- Rental profits, invested at 7%
- $651,104
Sells for $919,932 (value up 3% a year), minus 6% selling cost ($55,196). Rent paid down $303,200 of loan.
$337,292 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $663,560
- Monthly shortfalls, invested
- $9,685
$87,170 put into an index fund instead of the down payment and closing costs.
$1,386 you'd have paid in while the building lost money, invested instead.
The building comes out $842,595 ahead after 30 years.
- Your equity when you sell
- $887,553
- Rental profits, invested at 7%
- $1,254,149
Sells for $944,205 (value up 3% a year), minus 6% selling cost ($56,652). Rent paid down $291,750 of loan.
$556,525 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 $1,312,574 ahead after 30 years.
- Your equity when you sell
- $887,553
- Rental profits, invested at 7%
- $728,487
Sells for $944,205 (value up 3% a year), minus 6% selling cost ($56,652). Rent paid down $291,750 of loan.
$363,431 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $829,127
- Monthly shortfalls, invested
- $719
$108,920 put into an index fund instead of the down payment and closing costs.
$101 you'd have paid in while the building lost money, invested instead.
The building comes out $786,194 ahead after 30 years.
- Your equity when you sell
- $864,736
- Rental profits, invested at 7%
- $1,310,709
Sells for $919,932 (value up 3% a year), minus 6% selling cost ($55,196). Rent paid down $284,250 of loan.
$574,488 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $807,813
$106,120 put into an index fund instead of the down payment and closing costs.
The building comes out $1,367,633 ahead after 30 years.
- Your equity when you sell
- $864,736
- Rental profits, invested at 7%
- $784,329
Sells for $919,932 (value up 3% a year), minus 6% selling cost ($55,196). Rent paid down $284,250 of loan.
$381,293 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $807,813
$106,120 put into an index fund instead of the down payment and closing costs.
The building comes out $841,252 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 $1.69M, stocks $442K. The property wins.
Year 30 (loan paid off): property $1.30M, stocks $572K. The property wins.
Year 30 (loan paid off): property $1.72M, stocks $412K. The property wins.
Year 30 (loan paid off): property $1.31M, stocks $532K. The property wins.
Year 30 (loan paid off): property $2.00M, stocks $681K. The property wins.
Year 30 (loan paid off): property $1.49M, stocks $702K. The property wins.
Year 30 (loan paid off): property $2.03M, stocks $664K. The property wins.
Year 30 (loan paid off): property $1.52M, stocks $673K. The property wins.
Year 30 (loan paid off): property $2.14M, stocks $829K. The property wins.
Year 30 (loan paid off): property $1.62M, stocks $830K. The property wins.
Year 30 (loan paid off): property $2.18M, stocks $808K. The property wins.
Year 30 (loan paid off): property $1.65M, stocks $808K. 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 $2,000/mo · range $1,800–$2,175
| Address | Rent | Bd / Ba | Distance | Match |
|---|---|---|---|---|
| 250 6th Ave N, South Saint Paul 55075 | $1,895 | 3 / 2 | 0.8 mi | 88% |
| 282/284 Page St E, Saint Paul 55107 off market | $1,700 | 3 / 1.5 | 2.9 mi | 87% |
| 119 Wyoming St E, Unit Upper, Saint Paul 55107 | $2,100 | 3 / 1 | 2.8 mi | 87% |
| 84 Curtice Unit Upper St E, Unit Duplex, Saint … off market | $2,050 | 3 / 1 | 3.0 mi | 86% |
| 131 8th Ave N, Apt 1, South Saint Paul 55075 off market | $1,650 | 3 / 1 | 0.6 mi | 85% |
| 1575 11th Ave, Apt 3, Newport 55055 off market | $1,495 | 3 / 2 | 2.9 mi | 85% |
| 708 1st Ave S, South Saint Paul 55075 off market | $1,795 | 3 / 2 | 0.9 mi | 84% |
| 5220 Greystone Dr, Inver Grove Heights 55077 | $2,115 | 3 / 2 | 1.1 mi | 84% |
| 175 Red Rock Xing, Newport 55055 off market | $1,895 | 3 / 2 | 2.1 mi | 84% |
| 275 Red Rock Xing, Newport 55055 | $2,000 | 3 / 2 | 2.2 mi | 83% |
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 actual rents given; 'under market' is unquantified Listing says: Current rents are notably under market value, offering an upside potential · 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 355 14TH AVE S
- mediumLower-level bedrooms need egress and legal status confirmed Listing says: plus a third bedroom in the lower level · AI review
- mediumTaxes and rental license unverified, so expenses are uncertain Based on: data: county.tax · AI review
- lowMonth-to-month tenants can leave quickly. Count on turnover soon after closing. Listing says: "level. With both sides currently occupied by stable, month-to-month tenants, you'll enjoy immediate cash flow from day"
Opportunities
- Long time on market: room to negotiate. Based on: Listing data: 94 days on market
- Raise rents or refresh units at turnover; no rent cap in South Saint Paul Based on: data: underwriting.rent_rule · AI review
- Long time on market supports a lower offer Based on: data: listing.days_on_market · AI review
Questions for the agent
- What is each unit's current rent, and when was it last raised?
- Are there written leases or deposits on file for both tenants?
- Who pays heat, electric, water and trash, and are meters separate?
- Are the lower-level bedrooms legal, with egress windows, and does the city rental license cover them?
- What are the actual annual taxes, and is the owner currently homesteading or not?
- What are the ages of the roof, furnace/AC and water heaters?
Bottom line
Reasonable cash flow on paper, but without real rents and verified taxes the $389K price is a guess; get the rent roll and negotiate. 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. | $5,128 |
| Insurance / yr Estimateestimate. from units, square feet and age; get a quote | $2,300 |
| 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 2026-07-03 (94 days); down $36,000 (8.5%) from the first ask of $425,000; last sold for $160,000 on 2018-03-30.
| Date | Event | Price |
|---|---|---|
| Price changed | $389,000 | |
| Price changed | $399,000 | |
| Listed | $425,000 | |
| Sold public record | $160,000 | |
| Sold public record | $160,000 | |
| Sold public record | $98,500 |
From the listing Listing
| Listed as | duplex side x side |
| Property tax, 2026 | $5,128 |
| County | Dakota |
| Parcel number | 361990001170 |
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 South Saint Paul on rental licensing before you buy.
Nearest highway
US 52, about 878 m away.