362 Maria Ave
Duplex · 2 units: 2 bed / 1 bath ×2 unit split estimated · 1,904 sq ft
Saint Paul, MN · Dayton's Bluff · View the listing ↗
Photos, via Realtor.com.
- Asking price
- $320,000 2 units · $160K per unit
- Monthly cash flow
- −$407 at 20% down, 7%
- Break-even price
- $243,503 where cash flow hits $0
First look
This is a 1884 up/down duplex in Dayton's Bluff, listed 4 days at $320K. Our numbers show about -$407/month at ask and a 4.9% cap rate, with a break-even price near $243,500, so it doesn't work at today's rates without a cut. The seller paid $290K in April 2023, so they want about $30K more after three years. The listing gives no rents, no lease terms and no roof or panel details, which is a lot to be missing. Ask for the rent roll, furnace ages and whether heat is one system or two. Worth a showing only if the rents come in well above our $1,475 per unit estimate and the price has room to move.
Things to consider
- Negative cash flow at ask Our model shows about -$407/month, with a break-even price near $244K. You'd be paying roughly $76K over what the rents support.
- No rents or lease info Without a rent roll you can't verify income. If the unit is occupied, St. Paul's 3% cap limits rent increases on sitting tenants.
- Systems claims need proof Newer furnaces and windows are good if documented. An 1884 building can still hide old wiring, plumbing and foundation problems.Listing says: “Recent improvements include newer furnaces and windows, providing added efficiency and peace of mind.”
- Non-homestead taxes and assessments Taxes are already $6,442 on the non-homestead bill, plus $812 in assessments. That eats into net income.
- Seller's quick flip The seller paid $290K in 2023 and now asks $320K. That leaves little cushion unless rents have risen significantly.
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
- doneNewer furnacesListing says: Recent improvements include newer furnaces and windows, providing added efficiency and peace of mind.
- doneNewer windowsListing says: Recent improvements include newer furnaces and windows, providing added efficiency and peace of mind.
- doneUpdated kitchensListing says: Both units offer spacious layouts with updated kitchens, comfortable living areas, and convenient in-unit laundry.
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
- $320,000
- Cash to close
- $41,600
- Price per unit
- $160,000
- GRM
- 9.0
Each month
- Cash flow
- −$800/mo
- Cash-on-cash
- −23.1%
- Cap rate
- 4.9%
- DSCR
- 0.62×
Break-even
- Price that breaks even
- $197,859
- Rent that breaks even
- $3,989/mo
Long run
- Year 30: property vs stocks
- $821K vs $709K
- Cash flow turns positive
- year 17
The deal
- Price
- $320,000
- Cash to close
- $41,600
- Price per unit
- $160,000
- GRM
- 9.0
Each month
- Cash flow
- −$1,050/mo
- Cash-on-cash
- −30.3%
- Cap rate
- 3.9%
- DSCR
- 0.50×
Break-even
- Price that breaks even
- $159,758
- Rent that breaks even
- $4,481/mo
Long run
- Year 30: property vs stocks
- $737K vs $1.01M
- Cash flow turns positive
- year 26
The deal
- Price
- $310,000
- Cash to close
- $40,300
- Price per unit
- $155,000
- GRM
- 8.8
Each month
- Cash flow
- −$735/mo
- Cash-on-cash
- −21.9%
- Cap rate
- 5.0%
- DSCR
- 0.64×
Break-even
- Price that breaks even
- $197,859
- Rent that breaks even
- $3,904/mo
Long run
- Year 30: property vs stocks
- $816K vs $647K
- Cash flow turns positive
- year 15
The deal
- Price
- $310,000
- Cash to close
- $40,300
- Price per unit
- $155,000
- GRM
- 8.8
Each month
- Cash flow
- −$984/mo
- Cash-on-cash
- −29.3%
- Cap rate
- 4.1%
- DSCR
- 0.52×
Break-even
- Price that breaks even
- $159,758
- Rent that breaks even
- $4,386/mo
Long run
- Year 30: property vs stocks
- $719K vs $938K
- Cash flow turns positive
- year 25
The deal
- Price
- $320,000
- Cash to close
- $73,600
- Price per unit
- $160,000
- GRM
- 9.0
Each month
- Cash flow
- −$407/mo
- Cash-on-cash
- −6.6%
- Cap rate
- 4.9%
- DSCR
- 0.76×
Break-even
- Price that breaks even
- $243,503
- Rent that breaks even
- $3,479/mo
Long run
- Year 30: property vs stocks
- $896K vs $731K
- Cash flow turns positive
- year 12
The deal
- Price
- $320,000
- Cash to close
- $73,600
- Price per unit
- $160,000
- GRM
- 9.0
Each month
- Cash flow
- −$657/mo
- Cash-on-cash
- −10.7%
- Cap rate
- 3.9%
- DSCR
- 0.61×
Break-even
- Price that breaks even
- $196,612
- Rent that breaks even
- $3,908/mo
Long run
- Year 30: property vs stocks
- $760K vs $983K
- Cash flow turns positive
- year 21
The deal
- Price
- $310,000
- Cash to close
- $71,300
- Price per unit
- $155,000
- GRM
- 8.8
Each month
- Cash flow
- −$354/mo
- Cash-on-cash
- −6.0%
- Cap rate
- 5.0%
- DSCR
- 0.79×
Break-even
- Price that breaks even
- $243,503
- Rent that breaks even
- $3,410/mo
Long run
- Year 30: property vs stocks
- $899K vs $678K
- Cash flow turns positive
- year 11
The deal
- Price
- $310,000
- Cash to close
- $71,300
- Price per unit
- $155,000
- GRM
- 8.8
Each month
- Cash flow
- −$603/mo
- Cash-on-cash
- −10.2%
- Cap rate
- 4.1%
- DSCR
- 0.63×
Break-even
- Price that breaks even
- $196,612
- Rent that breaks even
- $3,831/mo
Long run
- Year 30: property vs stocks
- $747K vs $914K
- Cash flow turns positive
- year 20
The deal
- Price
- $320,000
- Cash to close
- $89,600
- Price per unit
- $160,000
- GRM
- 9.0
Each month
- Cash flow
- −$301/mo
- Cash-on-cash
- −4.0%
- Cap rate
- 4.9%
- DSCR
- 0.81×
Break-even
- Price that breaks even
- $259,736
- Rent that breaks even
- $3,341/mo
Long run
- Year 30: property vs stocks
- $949K vs $785K
- Cash flow turns positive
- year 10
The deal
- Price
- $320,000
- Cash to close
- $89,600
- Price per unit
- $160,000
- GRM
- 9.0
Each month
- Cash flow
- −$550/mo
- Cash-on-cash
- −7.4%
- Cap rate
- 3.9%
- DSCR
- 0.66×
Break-even
- Price that breaks even
- $209,720
- Rent that breaks even
- $3,753/mo
Long run
- Year 30: property vs stocks
- $780K vs $1.00M
- Cash flow turns positive
- year 19
The deal
- Price
- $310,000
- Cash to close
- $86,800
- Price per unit
- $155,000
- GRM
- 8.8
Each month
- Cash flow
- −$251/mo
- Cash-on-cash
- −3.5%
- Cap rate
- 5.0%
- DSCR
- 0.84×
Break-even
- Price that breaks even
- $259,736
- Rent that breaks even
- $3,276/mo
Long run
- Year 30: property vs stocks
- $956K vs $737K
- Cash flow turns positive
- year 8
The deal
- Price
- $310,000
- Cash to close
- $86,800
- Price per unit
- $155,000
- GRM
- 8.8
Each month
- Cash flow
- −$500/mo
- Cash-on-cash
- −6.9%
- Cap rate
- 4.1%
- DSCR
- 0.68×
Break-even
- Price that breaks even
- $209,720
- Rent that breaks even
- $3,680/mo
Long run
- Year 30: property vs stocks
- $770K vs $939K
- Cash flow turns positive
- year 17
Monthly
Monthly breakdown
| Rent | $2,950 |
| Vacancy (6%) | −$177 |
| Collected | $2,773 |
| Property tax Public record | −$537 |
| Insurance Estimate | −$209 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$236 |
| Capital reserve (9% of rent) | −$266 |
| Net operating income | $1,296 |
| Mortgage (principal + interest) | −$1,916 |
| PMI | −$180 |
| Cash flow | −$800 |
| Principal paid down (equity, not cash) | $244 |
| Rent | $2,950 |
| Vacancy (6%) | −$177 |
| Collected | $2,773 |
| Property tax Public record | −$537 |
| Insurance Estimate | −$209 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$236 |
| Capital reserve (9% of rent) | −$266 |
| Property management | −$250 |
| Net operating income | $1,046 |
| Mortgage (principal + interest) | −$1,916 |
| PMI | −$180 |
| Cash flow | −$1,050 |
| Principal paid down (equity, not cash) | $244 |
| Rent | $2,950 |
| Vacancy (6%) | −$177 |
| Collected | $2,773 |
| Property tax Public record | −$537 |
| Insurance Estimate | −$209 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$236 |
| Capital reserve (9% of rent) | −$266 |
| Net operating income | $1,296 |
| Mortgage (principal + interest) | −$1,856 |
| PMI | −$174 |
| Cash flow | −$735 |
| Principal paid down (equity, not cash) | $236 |
| Rent | $2,950 |
| Vacancy (6%) | −$177 |
| Collected | $2,773 |
| Property tax Public record | −$537 |
| Insurance Estimate | −$209 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$236 |
| Capital reserve (9% of rent) | −$266 |
| Property management | −$250 |
| Net operating income | $1,046 |
| Mortgage (principal + interest) | −$1,856 |
| PMI | −$174 |
| Cash flow | −$984 |
| Principal paid down (equity, not cash) | $236 |
| Rent | $2,950 |
| Vacancy (6%) | −$177 |
| Collected | $2,773 |
| Property tax Public record | −$537 |
| Insurance Estimate | −$209 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$236 |
| Capital reserve (9% of rent) | −$266 |
| Net operating income | $1,296 |
| Mortgage (principal + interest) | −$1,703 |
| Cash flow | −$407 |
| Principal paid down (equity, not cash) | $217 |
| Rent | $2,950 |
| Vacancy (6%) | −$177 |
| Collected | $2,773 |
| Property tax Public record | −$537 |
| Insurance Estimate | −$209 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$236 |
| Capital reserve (9% of rent) | −$266 |
| Property management | −$250 |
| Net operating income | $1,046 |
| Mortgage (principal + interest) | −$1,703 |
| Cash flow | −$657 |
| Principal paid down (equity, not cash) | $217 |
| Rent | $2,950 |
| Vacancy (6%) | −$177 |
| Collected | $2,773 |
| Property tax Public record | −$537 |
| Insurance Estimate | −$209 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$236 |
| Capital reserve (9% of rent) | −$266 |
| Net operating income | $1,296 |
| Mortgage (principal + interest) | −$1,650 |
| Cash flow | −$354 |
| Principal paid down (equity, not cash) | $210 |
| Rent | $2,950 |
| Vacancy (6%) | −$177 |
| Collected | $2,773 |
| Property tax Public record | −$537 |
| Insurance Estimate | −$209 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$236 |
| Capital reserve (9% of rent) | −$266 |
| Property management | −$250 |
| Net operating income | $1,046 |
| Mortgage (principal + interest) | −$1,650 |
| Cash flow | −$603 |
| Principal paid down (equity, not cash) | $210 |
| Rent | $2,950 |
| Vacancy (6%) | −$177 |
| Collected | $2,773 |
| Property tax Public record | −$537 |
| Insurance Estimate | −$209 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$236 |
| Capital reserve (9% of rent) | −$266 |
| Net operating income | $1,296 |
| Mortgage (principal + interest) | −$1,597 |
| Cash flow | −$301 |
| Principal paid down (equity, not cash) | $203 |
| Rent | $2,950 |
| Vacancy (6%) | −$177 |
| Collected | $2,773 |
| Property tax Public record | −$537 |
| Insurance Estimate | −$209 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$236 |
| Capital reserve (9% of rent) | −$266 |
| Property management | −$250 |
| Net operating income | $1,046 |
| Mortgage (principal + interest) | −$1,597 |
| Cash flow | −$550 |
| Principal paid down (equity, not cash) | $203 |
| Rent | $2,950 |
| Vacancy (6%) | −$177 |
| Collected | $2,773 |
| Property tax Public record | −$537 |
| Insurance Estimate | −$209 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$236 |
| Capital reserve (9% of rent) | −$266 |
| Net operating income | $1,296 |
| Mortgage (principal + interest) | −$1,547 |
| Cash flow | −$251 |
| Principal paid down (equity, not cash) | $197 |
| Rent | $2,950 |
| Vacancy (6%) | −$177 |
| Collected | $2,773 |
| Property tax Public record | −$537 |
| Insurance Estimate | −$209 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$236 |
| Capital reserve (9% of rent) | −$266 |
| Property management | −$250 |
| Net operating income | $1,046 |
| Mortgage (principal + interest) | −$1,547 |
| Cash flow | −$500 |
| Principal paid down (equity, not cash) | $197 |
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
- $730,121
- Rental profits, invested at 7%
- $90,499
Sells for $776,724 (value up 3% a year), minus 6% selling cost ($46,603). Rent paid down $288,000 of loan.
$66,675 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $316,670
- Monthly shortfalls, invested
- $391,986
$41,600 put into an index fund instead of the down payment and closing costs.
$72,570 you'd have paid in while the building lost money, invested instead.
The building comes out $111,965 ahead after 30 years.
- Your equity when you sell
- $730,121
- Rental profits, invested at 7%
- $6,920
Sells for $776,724 (value up 3% a year), minus 6% selling cost ($46,603). Rent paid down $288,000 of loan.
$6,404 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $316,670
- Monthly shortfalls, invested
- $696,612
$41,600 put into an index fund instead of the down payment and closing costs.
$154,781 you'd have paid in while the building lost money, invested instead.
Stocks come out $276,241 ahead after 30 years.
- Your equity when you sell
- $707,304
- Rental profits, invested at 7%
- $108,224
Sells for $752,451 (value up 3% a year), minus 6% selling cost ($45,147). Rent paid down $279,000 of loan.
$77,324 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $306,774
- Monthly shortfalls, invested
- $340,097
$40,300 put into an index fund instead of the down payment and closing costs.
$61,393 you'd have paid in while the building lost money, invested instead.
The building comes out $168,657 ahead after 30 years.
- Your equity when you sell
- $707,304
- Rental profits, invested at 7%
- $11,501
Sells for $752,451 (value up 3% a year), minus 6% selling cost ($45,147). Rent paid down $279,000 of loan.
$10,317 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $306,774
- Monthly shortfalls, invested
- $631,580
$40,300 put into an index fund instead of the down payment and closing costs.
$136,867 you'd have paid in while the building lost money, invested instead.
Stocks come out $219,549 ahead after 30 years.
- Your equity when you sell
- $730,121
- Rental profits, invested at 7%
- $166,239
Sells for $776,724 (value up 3% a year), minus 6% selling cost ($46,603). Rent paid down $256,000 of loan.
$108,928 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $560,262
- Monthly shortfalls, invested
- $170,707
$73,600 put into an index fund instead of the down payment and closing costs.
$29,541 you'd have paid in while the building lost money, invested instead.
The building comes out $165,391 ahead after 30 years.
- Your equity when you sell
- $730,121
- Rental profits, invested at 7%
- $30,026
Sells for $776,724 (value up 3% a year), minus 6% selling cost ($46,603). Rent paid down $256,000 of loan.
$24,742 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $560,262
- Monthly shortfalls, invested
- $422,699
$73,600 put into an index fund instead of the down payment and closing costs.
$87,836 you'd have paid in while the building lost money, invested instead.
Stocks come out $222,814 ahead after 30 years.
- Your equity when you sell
- $707,304
- Rental profits, invested at 7%
- $191,273
Sells for $752,451 (value up 3% a year), minus 6% selling cost ($45,147). Rent paid down $248,000 of loan.
$121,384 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $542,754
- Monthly shortfalls, invested
- $135,410
$71,300 put into an index fund instead of the down payment and closing costs.
$22,836 you'd have paid in while the building lost money, invested instead.
The building comes out $220,414 ahead after 30 years.
- Your equity when you sell
- $707,304
- Rental profits, invested at 7%
- $39,327
Sells for $752,451 (value up 3% a year), minus 6% selling cost ($45,147). Rent paid down $248,000 of loan.
$31,371 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $542,754
- Monthly shortfalls, invested
- $371,669
$71,300 put into an index fund instead of the down payment and closing costs.
$75,304 you'd have paid in while the building lost money, invested instead.
Stocks come out $167,791 ahead after 30 years.
- Your equity when you sell
- $730,121
- Rental profits, invested at 7%
- $219,203
Sells for $776,724 (value up 3% a year), minus 6% selling cost ($46,603). Rent paid down $240,000 of loan.
$134,609 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $682,058
- Monthly shortfalls, invested
- $103,008
$89,600 put into an index fund instead of the down payment and closing costs.
$16,900 you'd have paid in while the building lost money, invested instead.
The building comes out $164,257 ahead after 30 years.
- Your equity when you sell
- $730,121
- Rental profits, invested at 7%
- $50,255
Sells for $776,724 (value up 3% a year), minus 6% selling cost ($46,603). Rent paid down $240,000 of loan.
$38,799 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $682,058
- Monthly shortfalls, invested
- $322,265
$89,600 put into an index fund instead of the down payment and closing costs.
$63,571 you'd have paid in while the building lost money, invested instead.
Stocks come out $223,948 ahead after 30 years.
- Your equity when you sell
- $707,304
- Rental profits, invested at 7%
- $248,664
Sells for $752,451 (value up 3% a year), minus 6% selling cost ($45,147). Rent paid down $232,500 of loan.
$147,806 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $660,744
- Monthly shortfalls, invested
- $75,909
$86,800 put into an index fund instead of the down payment and closing costs.
$12,134 you'd have paid in while the building lost money, invested instead.
The building comes out $219,316 ahead after 30 years.
- Your equity when you sell
- $707,304
- Rental profits, invested at 7%
- $62,350
Sells for $752,451 (value up 3% a year), minus 6% selling cost ($45,147). Rent paid down $232,500 of loan.
$46,594 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $660,744
- Monthly shortfalls, invested
- $277,800
$86,800 put into an index fund instead of the down payment and closing costs.
$53,402 you'd have paid in while the building lost money, invested instead.
Stocks come out $168,890 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 $821K, stocks $709K. The property wins.
Year 30 (loan paid off): property $737K, stocks $1.01M. Stocks win.
Year 30 (loan paid off): property $816K, stocks $647K. The property wins.
Year 30 (loan paid off): property $719K, stocks $938K. Stocks win.
Year 30 (loan paid off): property $896K, stocks $731K. The property wins.
Year 30 (loan paid off): property $760K, stocks $983K. Stocks win.
Year 30 (loan paid off): property $899K, stocks $678K. The property wins.
Year 30 (loan paid off): property $747K, stocks $914K. Stocks win.
Year 30 (loan paid off): property $949K, stocks $785K. The property wins.
Year 30 (loan paid off): property $780K, stocks $1.00M. Stocks win.
Year 30 (loan paid off): property $956K, stocks $737K. The property wins.
Year 30 (loan paid off): property $770K, stocks $939K. Stocks win.
Comparable rentals
The closest rental listings with each unit's bedroom count, as of 2026-10-06. The estimate is the median asking rent of every rental we found nearby (the count is shown for each); houses are left out. Asking rents from Realtor.com rental listings, not signed leases.
2 bed estimate $1,475/mo · range $1,225–$1,525 · 7 rentals within 0.75 mi
| Address | Rent | Bd / Ba | Distance |
|---|---|---|---|
| 701 E 3rd St, Saint Paul | $1,099 | 2 / 1 | 0.1 mi |
| 283-289 Bates Ave, Saint Paul | $1,124 | 2 / 1 | 0.2 mi |
| 665 Bedford St Unit 2, Saint Paul | $1,400 | 2 / 1 | 0.4 mi |
| 207 N Maple St, Saint Paul | $1,150 | 2 / 1 | 0.5 mi |
| 685 Burr St, Saint Paul | $1,450 | 2 / 1 | 0.5 mi |
| 468 Beaumont St E Unit 4, Saint Paul | $1,350 | 2 / 1 | 0.5 mi |
| 948 Euclid St Unit 1, Saint Paul | $1,400 | 2 / 1 | 0.6 mi |
On the maps, this property and comparable rentals. Comparable rentals and rent estimate: Realtor.com rental listings. Rents are asking rents from listings; check them against the actual leases.
Red flags and opportunities
Watch for
- highPrice is well above the 2023 sale and above our break-even; cash flow is negative at ask. Based on: data: underwriting.break_even_price · AI review
- mediumRental license shows Pending status. Confirm it is current and covers both units. Based on: data: city.rental_license · AI review
- mediumBuilt in 1884, so wiring, plumbing and foundation age are unknown. The listing says nothing about them. Based on: data: listing.year_built · AI review
- low$812 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 322922130081: special assessments (payable 2026) = $811.88
- lowHighway is about 250 m away, so expect road noise that may affect rents and resale. Based on: data: highway.distance_m · AI review
Opportunities
- In-unit laundry in both units is a draw for tenants. Listing says: convenient in-unit laundry · AI review
- Long driveway gives off-street parking, which helps leasing in this area. Listing says: a long driveway offering plenty of off-street parking along with a usable backyard · AI review
- Owner-occupant option: live in one unit and rent the other, which may improve the financing and the monthly math. Listing says: Live in one unit and rent out the other or add a solid duplex to your investment portfolio! · AI review
Questions for the agent
- What are the current rents, lease end dates and deposits for each unit? Any month-to-month?
- What are the $812 in special assessments for, and does the seller pay them at closing?
- How old are the furnaces, windows, roof, water heaters and electrical panels?
- Is heat separate for each unit, and who pays each utility?
- Is the rental license for two units active, and why is it pending?
- Why is the seller asking about $30K more than the 2023 purchase price?
Bottom line
A cosmetically updated 1884 duplex that loses money at $320K; it only works if rents beat our estimate or the price drops toward $244K. AI-assisted summary
What the records say
Where each number comes from
| Property tax / yr Public recordRamsey County record, payable 2026 (non-homestead) | $6,442 |
| Insurance / yr Estimateestimate. from units, square feet and age; get a quote | $2,504 |
| 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 2026-10-01 (4 days); last sold for $319,000 on 2023-04-21.
| Date | Event | Price |
|---|---|---|
| Listed | $320,000 | |
| Sold public record | $319,000 | |
| Sold | $290,000 | |
| Removed | $100,000 | |
| Price changed | $100,000 | |
| Price changed | $130,000 | |
| Price changed | $150,000 | |
| Listed | $199,000 | |
| Sold public record | $95,000 | |
| Sold public record | $269,900 | |
| Sold public record | $182,400 |
County record Public record
| Recorded as | two family dwelling - up/dwn |
| Living units | 2 |
| Year built | 1884 |
| Market value (2026) | $303,800 |
| Property tax, payable 2026 | $6,442 |
| Special assessments | $812 |
| Homestead | no |
| Last sale | 2023-04-17 · $290,000 |
Source: Ramsey County parcel records.
City rental certificate (CofO)
Residential 2 Units: 2 unit(s), A, status pending, renews 2028-06-30.
Nearest highway
I 94;US 10, about 253 m away.
Crime in Dayton's Bluff
970 incidents in the last 12 months (52 per 1,000 residents), −6% vs. the year before. St. Paul police incidents, excluding proactive visits and community events.