416 4th Ave S

Duplex · 2 units: 2 bed / 1 bath ×2 unit split estimated · 1,334 sq ft

South Saint Paul, MN · View the listing ↗

43 photos

Photos courtesy of "TheMLSonline.com, Inc." - Broker, via Realtor.com.

Asking price: $275,000
Monthly cash flow: −$10
Estimated rent: $2,800/mo
Break-even price: $273,061

Adjust the numbers See the full breakdown

From the listing

Welcome to 416 4th Ave S in South Saint Paul! This versatile duplex offers a fantastic opportunity for a first-time homebuyer, owner-occupant, or investor. Each unit features 2 bedrooms and 1 bathroom, providing comfortable living space and the flexibility to live in one unit while renting the other, or to add a solid income-producing property to your portfolio. With two separate units and a convenient South Saint Paul location, this property offers plenty of possibilities for the next owner. Whether you're looking for a place to call home, a house-hacking opportunity, or an investment property, this duplex is worth a look. Schedule your showing today!

Listing courtesy of "TheMLSonline.com, Inc." - Broker (Andrew Oga). Description from Realtor.com, MLS #7133662. Believed reliable but not guaranteed; confirm with the listing agent. View on Realtor.com ↗

First look

This is a 2-bed/1-bath-per-unit duplex at $275K, and our numbers say it loses about $10 a month at asking with 20% down. The cap rate is 6.3% and break-even price is about $273.1K, so there is roughly $2K of room to negotiate before it pencils. The listing gives no rents, no lease status, no heat type and no tax figure, so the income side is all our estimate ($1,400 per unit mid). Photos show dated finishes, a window AC unit and forced-air vents, so check heat metering and the systems first. Worth a showing only if the price comes down or you would live in one unit.

Things to consider

Price is above what rents support At asking with 20% down our model loses money and the break-even price is about $273.1K. You would need a lower price or higher rents than our estimate.
Income is estimated, not documented No rents or leases are given, so our $1,400 mid-rent per unit is a guess. Verify against actual leases before underwriting.
Unverified taxes and unit count The county match failed, so taxes may differ from what you assume. Pull the real tax bill and confirm it is a legal duplex.
Dated finishes and no central air Cosmetic kitchens and window AC suggest limited rent upside without spending. Budget for updates and reserves on a 1900 building.From photo 5
Owner-occupant angle may be the best use Living in one unit can offset the weak investor cash flow and may allow lower down payment financing. Confirm lender rules.Listing says: “the flexibility to live in one unit while renting the other”

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: $275,000
Cash to close: $63,250
Price per unit: $137,500
GRM: 8.2

Each month

Cash flow: −$10/mo
Cash-on-cash: −0.2%
Cap rate: 6.3%
DSCR: 0.99×

Break-even

Price that breaks even: $273,061
Rent that breaks even: $2,813/mo

Long run

Year 30: property vs stocks: $1.17M vs $482K
Cash flow turns positive: year 2

Monthly

Monthly breakdown

Rent	$2,800
Vacancy (6%)	−$168
Collected	$2,632
Property tax Listing	−$277
Insurance Estimate	−$196
Water, sewer, trash Estimate	−$170
Lawn care ($120 × 6 mo ÷ 12)	−$60
Repairs (8% of rent)	−$224
Capital reserve (9% of rent)	−$252
Net operating income	$1,453
Mortgage (principal + interest)	−$1,464
Cash flow	−$10
Principal paid down (equity, not cash)	$186

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$1,165,190

Your equity when you sell: $627,447
Rental profits, invested at 7%: $537,743

Same money in stocks$482,356

Cash to close, invested at 7%: $481,475
Monthly shortfalls, invested: $881

The building comes out $682,834 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 $1.17M, stocks $482K. The property wins.

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 $1,400/mo · range $1,200–$1,500 · 7 rentals within 1.5 mi

Address	Rent	Bd / Ba	Sq ft	Distance	Listed	Type
614 1st Ave S Unit 1, South Saint Paul	$1,335	2 / 1	1,000	0.3 mi	—	Apartment
1028 8th Ave S, South Saint Paul	$1,175	2 / 1	785	0.9 mi	2026-01-16	Apartment
138 Dwane St Apt 3, South Saint Paul	$1,450	2 / 1	1,300	1.0 mi	2026-10-02	Apartment
233 Buron Ln, South Saint Paul	$1,150	2 / 1	575	1.0 mi	2025-01-03	Apartment
352 21st Ave S, South Saint Paul	$1,025	2 / 1	780	1.1 mi	2025-02-27	Apartment
1240 Bryant Ave, Saint Paul	$1,349	2 / 1	800	1.5 mi	2025-01-03	Apartment
2044 Oakdale Ave, West Saint Paul	$1,435	2 / 1	982	1.5 mi	2025-01-03	Apartment

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

mediumCouldn't match this address to a county parcel record, so taxes and unit count are unverified. Public record: County parcels: no match for 416 4TH AVE S
mediumTaxes, unit count and rental license could not be verified; the county record did not match. Based on: data: county.tax · AI review
mediumNegative cash flow at asking price under our base scenario. Based on: data: underwriting.cash_flow_monthly · AI review
mediumListing gives no rents, lease terms, or occupancy, so income is unproven. Based on: data: rent_estimate · AI review
lowBuilt 1900 with unknown electrical, plumbing and foundation condition. Based on: data: listing.year_built · AI review

Opportunities

Owner-occupant house hack: live in one unit and rent the other, which may help financing. Listing says: the flexibility to live in one unit while renting the other · AI review
On the market 40 days, so there may be room to negotiate toward the break-even price. Based on: data: listing.days_on_market · AI review

Questions for the agent

What are the current rents, lease end dates and is either unit vacant or month-to-month?
Is there a separate furnace, meter and water heater for each unit, and who pays which utilities?
Is it licensed as a legal duplex in South St. Paul, and what is the annual tax bill?
How old are the roof, furnace, electrical panel and water heater?
Why is the seller selling, and have there been any offers or price changes?
Does the basement or any space have a legal bedroom, and is there off-street parking or a garage?

Bottom line

A plain 2x2 duplex that is about $2K overpriced for investors at today's rates, with no rent or expense data to prove otherwise. 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.	$3,325
Insurance / yr Estimateestimate. from units, square feet and age; get a quote	$2,347
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 2026-08-26 (40 days); down $10,000 (3.5%) from the first ask of $285,000; last sold for $165,000 on 2020-03-31; listed for rent at $900/mo on 2018-11-28.

Date	Event	Price
2026-09-28	Price changed	$275,000
2026-09-14	Price changed	$279,500
2026-08-26	Listed	$285,000
2020-03-31	Sold	$165,000
2018-12-06	Rental removed	$900/mo
2018-11-28	Listed for rent	$900/mo
2017-11-03	Removed	$179,900
2017-07-13	Price changed	$179,900
2017-06-19	Price changed	$185,900
2017-05-23	Listed	$189,900
2005-11-09	Sold public record	$185,000

From the listing Listing

Listed as	duplex up and down
Property tax, 2026	$3,325
County	Dakota
Parcel number	366430010260

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

I 494, about 1138 m away.