439 Arlington Ave E
Duplex · 2 units: 3 bed / 1 bath ×2 unit split estimated · 2,000 sq ft
Saint Paul, MN · Payne – Phalen (Railroad Island) · View the listing ↗
Photos, via Realtor.com.
- Asking price
- $424,999 2 units · $212K per unit
- Monthly cash flow
- −$907 at 20% down, 7%
- Estimated rent
- $3,150/mo medium confidence
- Break-even price
- $254,591 where cash flow hits $0
First look
This is a side-by-side 2-unit with two 3-bed/1-bath apartments, each with its own furnace, water heater and A/C, so tenants likely pay their own heat and electric. At $424,999, our numbers show about $907/month negative at 20% down, a 3.8% cap rate, and break-even near $254,591. That gap is too wide to close with rent. Even at our $1,575 mid estimate per unit, this does not work at today's rates. Photos show a cosmetic refresh with newer finishes, so condition looks fine; the question is price. The seller paid $420K in Feb 2023, so they are asking about what they paid. Ask for the lease and rent for the lower unit, the license status (it shows Pending and an expiry date of July 2025), and what the $432 assessment is. I'd only visit if the seller is open to a large cut.
Things to consider
- Price is far above what rents support At asking the model loses about $907 a month, and break-even is roughly $170K below the list price. Only a major price cut or owner-occupant financing makes this work.
- Rental license status unclear A pending or lapsed license can block legal rent collection and slow a sale. Verify before offering.
- Rent growth is capped for sitting tenants St. Paul limits increases to 3% a year, so the lower unit cannot be pushed to market quickly if its current rent is low.
- Separate systems reduce owner costs Each unit has its own furnace, water heater and A/C, so tenants likely pay their own utilities, which helps cash flow and makes units independent.Listing says: “Each unit also has its own furnace, water heater and A/C”
- Garage and park location add some value A 3-car garage is uncommon in this area and may bring extra rent, and the location across from a park helps tenant demand.Listing says: “A spacious 3-car garage in the back offers ample parking”
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
- doneUpdated kitchens with quartz countertops and tile backsplashListing says: an updated kitchen with quartz countertops and tile backsplash
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
- $424,999
- Cash to close
- $55,250
- Price per unit
- $212,500
- GRM
- 11.2
Each month
- Cash flow
- −$1,429/mo
- Cash-on-cash
- −31.0%
- Cap rate
- 3.8%
- DSCR
- 0.49×
Break-even
- Price that breaks even
- $206,870
- Rent that breaks even
- $4,982/mo
Long run
- Year 30: property vs stocks
- $978K vs $1.38M
- Cash flow turns positive
- year 27
The deal
- Price
- $424,999
- Cash to close
- $55,250
- Price per unit
- $212,500
- GRM
- 11.2
Each month
- Cash flow
- −$1,695/mo
- Cash-on-cash
- −36.8%
- Cap rate
- 3.1%
- DSCR
- 0.39×
Break-even
- Price that breaks even
- $166,185
- Rent that breaks even
- $5,588/mo
Long run
- Year 30: property vs stocks
- $970K vs $1.79M
- Cash flow turns positive
- not within 30 years
The deal
- Price
- $414,999
- Cash to close
- $53,950
- Price per unit
- $207,500
- GRM
- 11.0
Each month
- Cash flow
- −$1,363/mo
- Cash-on-cash
- −30.3%
- Cap rate
- 3.9%
- DSCR
- 0.50×
Break-even
- Price that breaks even
- $206,870
- Rent that breaks even
- $4,898/mo
Long run
- Year 30: property vs stocks
- $959K vs $1.31M
- Cash flow turns positive
- year 26
The deal
- Price
- $414,999
- Cash to close
- $53,950
- Price per unit
- $207,500
- GRM
- 11.0
Each month
- Cash flow
- −$1,630/mo
- Cash-on-cash
- −36.3%
- Cap rate
- 3.1%
- DSCR
- 0.40×
Break-even
- Price that breaks even
- $166,185
- Rent that breaks even
- $5,494/mo
Long run
- Year 30: property vs stocks
- $947K vs $1.71M
- Cash flow turns positive
- not within 30 years
The deal
- Price
- $424,999
- Cash to close
- $97,750
- Price per unit
- $212,500
- GRM
- 11.2
Each month
- Cash flow
- −$907/mo
- Cash-on-cash
- −11.1%
- Cap rate
- 3.8%
- DSCR
- 0.60×
Break-even
- Price that breaks even
- $254,591
- Rent that breaks even
- $4,313/mo
Long run
- Year 30: property vs stocks
- $1.01M vs $1.34M
- Cash flow turns positive
- year 22
The deal
- Price
- $424,999
- Cash to close
- $97,750
- Price per unit
- $212,500
- GRM
- 11.2
Each month
- Cash flow
- −$1,173/mo
- Cash-on-cash
- −14.4%
- Cap rate
- 3.1%
- DSCR
- 0.48×
Break-even
- Price that breaks even
- $204,522
- Rent that breaks even
- $4,837/mo
Long run
- Year 30: property vs stocks
- $970K vs $1.72M
- Cash flow turns positive
- not within 30 years
The deal
- Price
- $414,999
- Cash to close
- $95,450
- Price per unit
- $207,500
- GRM
- 11.0
Each month
- Cash flow
- −$854/mo
- Cash-on-cash
- −10.7%
- Cap rate
- 3.9%
- DSCR
- 0.61×
Break-even
- Price that breaks even
- $254,591
- Rent that breaks even
- $4,245/mo
Long run
- Year 30: property vs stocks
- $992K vs $1.27M
- Cash flow turns positive
- year 21
The deal
- Price
- $414,999
- Cash to close
- $95,450
- Price per unit
- $207,500
- GRM
- 11.0
Each month
- Cash flow
- −$1,120/mo
- Cash-on-cash
- −14.1%
- Cap rate
- 3.1%
- DSCR
- 0.49×
Break-even
- Price that breaks even
- $204,522
- Rent that breaks even
- $4,761/mo
Long run
- Year 30: property vs stocks
- $947K vs $1.64M
- Cash flow turns positive
- not within 30 years
The deal
- Price
- $424,999
- Cash to close
- $119,000
- Price per unit
- $212,500
- GRM
- 11.2
Each month
- Cash flow
- −$766/mo
- Cash-on-cash
- −7.7%
- Cap rate
- 3.8%
- DSCR
- 0.64×
Break-even
- Price that breaks even
- $271,564
- Rent that breaks even
- $4,132/mo
Long run
- Year 30: property vs stocks
- $1.03M vs $1.37M
- Cash flow turns positive
- year 19
The deal
- Price
- $424,999
- Cash to close
- $119,000
- Price per unit
- $212,500
- GRM
- 11.2
Each month
- Cash flow
- −$1,032/mo
- Cash-on-cash
- −10.4%
- Cap rate
- 3.1%
- DSCR
- 0.51×
Break-even
- Price that breaks even
- $218,157
- Rent that breaks even
- $4,634/mo
Long run
- Year 30: property vs stocks
- $970K vs $1.72M
- Cash flow turns positive
- year 29
The deal
- Price
- $414,999
- Cash to close
- $116,200
- Price per unit
- $207,500
- GRM
- 11.0
Each month
- Cash flow
- −$716/mo
- Cash-on-cash
- −7.4%
- Cap rate
- 3.9%
- DSCR
- 0.65×
Break-even
- Price that breaks even
- $271,564
- Rent that breaks even
- $4,068/mo
Long run
- Year 30: property vs stocks
- $1.02M vs $1.30M
- Cash flow turns positive
- year 18
The deal
- Price
- $414,999
- Cash to close
- $116,200
- Price per unit
- $207,500
- GRM
- 11.0
Each month
- Cash flow
- −$982/mo
- Cash-on-cash
- −10.1%
- Cap rate
- 3.1%
- DSCR
- 0.53×
Break-even
- Price that breaks even
- $218,157
- Rent that breaks even
- $4,562/mo
Long run
- Year 30: property vs stocks
- $949K vs $1.64M
- Cash flow turns positive
- year 28
Monthly
Monthly breakdown
| Rent | $3,150 |
| Vacancy (6%) | −$189 |
| Collected | $2,961 |
| Property tax Public record | −$680 |
| Insurance Estimate | −$192 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$252 |
| Capital reserve (8% of rent) | −$252 |
| Net operating income | $1,355 |
| Mortgage (principal + interest) | −$2,545 |
| PMI | −$239 |
| Cash flow | −$1,429 |
| Principal paid down (equity, not cash) | $324 |
| Rent | $3,150 |
| Vacancy (6%) | −$189 |
| Collected | $2,961 |
| Property tax Public record | −$680 |
| Insurance Estimate | −$192 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$252 |
| Capital reserve (8% of rent) | −$252 |
| Property management | −$266 |
| Net operating income | $1,089 |
| Mortgage (principal + interest) | −$2,545 |
| PMI | −$239 |
| Cash flow | −$1,695 |
| Principal paid down (equity, not cash) | $324 |
| Rent | $3,150 |
| Vacancy (6%) | −$189 |
| Collected | $2,961 |
| Property tax Public record | −$680 |
| Insurance Estimate | −$192 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$252 |
| Capital reserve (8% of rent) | −$252 |
| Net operating income | $1,355 |
| Mortgage (principal + interest) | −$2,485 |
| PMI | −$233 |
| Cash flow | −$1,363 |
| Principal paid down (equity, not cash) | $316 |
| Rent | $3,150 |
| Vacancy (6%) | −$189 |
| Collected | $2,961 |
| Property tax Public record | −$680 |
| Insurance Estimate | −$192 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$252 |
| Capital reserve (8% of rent) | −$252 |
| Property management | −$266 |
| Net operating income | $1,089 |
| Mortgage (principal + interest) | −$2,485 |
| PMI | −$233 |
| Cash flow | −$1,630 |
| Principal paid down (equity, not cash) | $316 |
| Rent | $3,150 |
| Vacancy (6%) | −$189 |
| Collected | $2,961 |
| Property tax Public record | −$680 |
| Insurance Estimate | −$192 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$252 |
| Capital reserve (8% of rent) | −$252 |
| Net operating income | $1,355 |
| Mortgage (principal + interest) | −$2,262 |
| Cash flow | −$907 |
| Principal paid down (equity, not cash) | $288 |
| Rent | $3,150 |
| Vacancy (6%) | −$189 |
| Collected | $2,961 |
| Property tax Public record | −$680 |
| Insurance Estimate | −$192 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$252 |
| Capital reserve (8% of rent) | −$252 |
| Property management | −$266 |
| Net operating income | $1,089 |
| Mortgage (principal + interest) | −$2,262 |
| Cash flow | −$1,173 |
| Principal paid down (equity, not cash) | $288 |
| Rent | $3,150 |
| Vacancy (6%) | −$189 |
| Collected | $2,961 |
| Property tax Public record | −$680 |
| Insurance Estimate | −$192 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$252 |
| Capital reserve (8% of rent) | −$252 |
| Net operating income | $1,355 |
| Mortgage (principal + interest) | −$2,209 |
| Cash flow | −$854 |
| Principal paid down (equity, not cash) | $281 |
| Rent | $3,150 |
| Vacancy (6%) | −$189 |
| Collected | $2,961 |
| Property tax Public record | −$680 |
| Insurance Estimate | −$192 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$252 |
| Capital reserve (8% of rent) | −$252 |
| Property management | −$266 |
| Net operating income | $1,089 |
| Mortgage (principal + interest) | −$2,209 |
| Cash flow | −$1,120 |
| Principal paid down (equity, not cash) | $281 |
| Rent | $3,150 |
| Vacancy (6%) | −$189 |
| Collected | $2,961 |
| Property tax Public record | −$680 |
| Insurance Estimate | −$192 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$252 |
| Capital reserve (8% of rent) | −$252 |
| Net operating income | $1,355 |
| Mortgage (principal + interest) | −$2,121 |
| Cash flow | −$766 |
| Principal paid down (equity, not cash) | $270 |
| Rent | $3,150 |
| Vacancy (6%) | −$189 |
| Collected | $2,961 |
| Property tax Public record | −$680 |
| Insurance Estimate | −$192 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$252 |
| Capital reserve (8% of rent) | −$252 |
| Property management | −$266 |
| Net operating income | $1,089 |
| Mortgage (principal + interest) | −$2,121 |
| Cash flow | −$1,032 |
| Principal paid down (equity, not cash) | $270 |
| Rent | $3,150 |
| Vacancy (6%) | −$189 |
| Collected | $2,961 |
| Property tax Public record | −$680 |
| Insurance Estimate | −$192 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$252 |
| Capital reserve (8% of rent) | −$252 |
| Net operating income | $1,355 |
| Mortgage (principal + interest) | −$2,071 |
| Cash flow | −$716 |
| Principal paid down (equity, not cash) | $263 |
| Rent | $3,150 |
| Vacancy (6%) | −$189 |
| Collected | $2,961 |
| Property tax Public record | −$680 |
| Insurance Estimate | −$192 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$252 |
| Capital reserve (8% of rent) | −$252 |
| Property management | −$266 |
| Net operating income | $1,089 |
| Mortgage (principal + interest) | −$2,071 |
| Cash flow | −$982 |
| Principal paid down (equity, not cash) | $263 |
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
- $969,689
- Rental profits, invested at 7%
- $8,069
Sells for $1,031,584 (value up 3% a year), minus 6% selling cost ($61,895). Rent paid down $382,499 of loan.
$7,538 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $420,576
- Monthly shortfalls, invested
- $960,330
$55,250 put into an index fund instead of the down payment and closing costs.
$215,051 you'd have paid in while the building lost money, invested instead.
Stocks come out $403,149 ahead after 30 years.
- Your equity when you sell
- $969,689
- Rental profits, invested at 7%
- $0
Sells for $1,031,584 (value up 3% a year), minus 6% selling cost ($61,895). Rent paid down $382,499 of loan.
$0 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $420,576
- Monthly shortfalls, invested
- $1,366,786
$55,250 put into an index fund instead of the down payment and closing costs.
$359,654 you'd have paid in while the building lost money, invested instead.
Stocks come out $817,673 ahead after 30 years.
- Your equity when you sell
- $946,872
- Rental profits, invested at 7%
- $12,130
Sells for $1,007,311 (value up 3% a year), minus 6% selling cost ($60,439). Rent paid down $373,499 of loan.
$11,076 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $410,680
- Monthly shortfalls, invested
- $894,778
$53,950 put into an index fund instead of the down payment and closing costs.
$196,763 you'd have paid in while the building lost money, invested instead.
Stocks come out $346,455 ahead after 30 years.
- Your equity when you sell
- $946,872
- Rental profits, invested at 7%
- $0
Sells for $1,007,311 (value up 3% a year), minus 6% selling cost ($60,439). Rent paid down $373,499 of loan.
$0 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $410,680
- Monthly shortfalls, invested
- $1,297,173
$53,950 put into an index fund instead of the down payment and closing costs.
$337,828 you'd have paid in while the building lost money, invested instead.
Stocks come out $760,980 ahead after 30 years.
- Your equity when you sell
- $969,689
- Rental profits, invested at 7%
- $36,642
Sells for $1,031,584 (value up 3% a year), minus 6% selling cost ($61,895). Rent paid down $339,999 of loan.
$30,553 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $744,096
- Monthly shortfalls, invested
- $594,426
$97,750 put into an index fund instead of the down payment and closing costs.
$124,801 you'd have paid in while the building lost money, invested instead.
Stocks come out $332,191 ahead after 30 years.
- Your equity when you sell
- $969,689
- Rental profits, invested at 7%
- $0
Sells for $1,031,584 (value up 3% a year), minus 6% selling cost ($61,895). Rent paid down $339,999 of loan.
$0 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $744,096
- Monthly shortfalls, invested
- $972,308
$97,750 put into an index fund instead of the down payment and closing costs.
$246,388 you'd have paid in while the building lost money, invested instead.
Stocks come out $746,716 ahead after 30 years.
- Your equity when you sell
- $946,872
- Rental profits, invested at 7%
- $45,090
Sells for $1,007,311 (value up 3% a year), minus 6% selling cost ($60,439). Rent paid down $331,999 of loan.
$36,735 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $726,588
- Monthly shortfalls, invested
- $542,543
$95,450 put into an index fund instead of the down payment and closing costs.
$111,822 you'd have paid in while the building lost money, invested instead.
Stocks come out $277,168 ahead after 30 years.
- Your equity when you sell
- $946,872
- Rental profits, invested at 7%
- $0
Sells for $1,007,311 (value up 3% a year), minus 6% selling cost ($60,439). Rent paid down $331,999 of loan.
$0 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $726,588
- Monthly shortfalls, invested
- $911,977
$95,450 put into an index fund instead of the down payment and closing costs.
$227,227 you'd have paid in while the building lost money, invested instead.
Stocks come out $691,692 ahead after 30 years.
- Your equity when you sell
- $969,689
- Rental profits, invested at 7%
- $61,727
Sells for $1,031,584 (value up 3% a year), minus 6% selling cost ($61,895). Rent paid down $318,749 of loan.
$48,328 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $905,856
- Monthly shortfalls, invested
- $459,256
$119,000 put into an index fund instead of the down payment and closing costs.
$91,680 you'd have paid in while the building lost money, invested instead.
Stocks come out $333,697 ahead after 30 years.
- Your equity when you sell
- $969,689
- Rental profits, invested at 7%
- $685
Sells for $1,031,584 (value up 3% a year), minus 6% selling cost ($61,895). Rent paid down $318,749 of loan.
$682 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $905,856
- Monthly shortfalls, invested
- $812,739
$119,000 put into an index fund instead of the down payment and closing costs.
$196,174 you'd have paid in while the building lost money, invested instead.
Stocks come out $748,221 ahead after 30 years.
- Your equity when you sell
- $946,872
- Rental profits, invested at 7%
- $72,780
Sells for $1,007,311 (value up 3% a year), minus 6% selling cost ($60,439). Rent paid down $311,249 of loan.
$55,665 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $884,542
- Monthly shortfalls, invested
- $413,749
$116,200 put into an index fund instead of the down payment and closing costs.
$81,054 you'd have paid in while the building lost money, invested instead.
Stocks come out $278,638 ahead after 30 years.
- Your equity when you sell
- $946,872
- Rental profits, invested at 7%
- $1,998
Sells for $1,007,311 (value up 3% a year), minus 6% selling cost ($60,439). Rent paid down $311,249 of loan.
$1,943 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $884,542
- Monthly shortfalls, invested
- $757,491
$116,200 put into an index fund instead of the down payment and closing costs.
$179,472 you'd have paid in while the building lost money, invested instead.
Stocks come out $693,163 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 $978K, stocks $1.38M. Stocks win.
Year 30 (loan paid off): property $970K, stocks $1.79M. Stocks win.
Year 30 (loan paid off): property $959K, stocks $1.31M. Stocks win.
Year 30 (loan paid off): property $947K, stocks $1.71M. Stocks win.
Year 30 (loan paid off): property $1.01M, stocks $1.34M. Stocks win.
Year 30 (loan paid off): property $970K, stocks $1.72M. Stocks win.
Year 30 (loan paid off): property $992K, stocks $1.27M. Stocks win.
Year 30 (loan paid off): property $947K, stocks $1.64M. Stocks win.
Year 30 (loan paid off): property $1.03M, stocks $1.37M. Stocks win.
Year 30 (loan paid off): property $970K, stocks $1.72M. Stocks win.
Year 30 (loan paid off): property $1.02M, stocks $1.30M. Stocks win.
Year 30 (loan paid off): property $949K, stocks $1.64M. 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.
3 bed / 1 bath estimate $1,575/mo · range $1,375–$1,775
| Address | Rent | Bd / Ba | Distance | Match |
|---|---|---|---|---|
| 1051 Arkwright St, Saint Paul 55130 off market | $1,795 | 3 / 1 | 0.8 mi | 89% |
| 1199 Burr St, Saint Paul 55130 off market | $1,320 | 3 / 1 | 0.5 mi | 89% |
| 685 Magnolia Ave E, Saint Paul 55106 off market | $1,600 | 3 / 1 | 0.9 mi | 88% |
| 914 Burr Unit-3 Bedroom St N, Apt 1, Saint Paul 55130 off market | $1,400 | 3 / 2 | 1.1 mi | 88% |
| 868-870 Westminster St, Saint Paul 55130 off market | $1,295 | 3 / 1 | 1.2 mi | 86% |
| 661 Orange Ave E, Saint Paul 55106 off market | $1,599 | 3 / 1 | 0.6 mi | 85% |
| 1337 Arkwright St N, Unit 106, Saint Paul 55130 off market | $1,150 | 2 / 1 | 0.3 mi | 84% |
| 295 Hoyt Ave E, Unit 2LOWER, Saint Paul 55130 off market | $1,190 | 2 / 1 | 0.4 mi | 84% |
| 654 Clear Ave, Saint Paul 55106 off market | $1,725 | 3 / 1 | 0.5 mi | 84% |
| 701 Hawthorne Ave E, Saint Paul 55106 off market | $1,390 | 2 / 1 | 0.7 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
- highSeller bought for $420K in 2023 and asks about the same now, well above what rents support. Based on: data: county.last_sale_price · AI review
- mediumAsking is $170,408 above the price where cash flow breaks even ($254,591) at the default scenario. Based on: Derived: price $424,999 vs. break-even $254,591
- mediumRental license shows Pending status with an expiry date in the past; confirm the property is legally licensed as a 2-unit rental. Based on: data: city.rental_license · AI review
- mediumLower unit is rented but no rent or lease terms are given, so income is unverified. Listing says: The lower unit is currently rented, providing immediate rental income. · AI review
- low$432 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 202922230176: special assessments (payable 2026) = $432.50
Opportunities
- 3-car garage could bring extra income through garage rentals or storage, if tenants don't already use it. Listing says: potential for additional rental income · AI review
- Owner-occupant option: live in one unit and rent the other to offset costs; owner-occupant financing may improve the numbers versus our investor scenario. Listing says: Live in one, rent the other, or rent both and maximize the income potential! · AI review
- Separate systems per unit let tenants carry their own utilities and keep owner costs low. Listing says: Each unit also has its own furnace, water heater and A/C · AI review
Questions for the agent
- What is the lower unit's rent, lease end date and security deposit, and is there a written lease?
- Is the rental license current for 2 units, and why does the city show it as pending?
- What is the $432 special assessment for, and does it continue?
- Who pays utilities in each unit, and are there separate meters for gas and electric?
- How is the 3-car garage used, and is it shared or assigned to a unit?
- Will the seller deliver the upper unit vacant, and what are the ages of the furnaces, roof and water heaters?
Bottom line
Clean, updated side-by-side duplex, but at about $425K it loses roughly $900 a month in our model and needs a big price cut. AI-assisted summary
What the records say
Where each number comes from
| Property tax / yr Public recordRamsey County record, payable 2026 (non-homestead) | $8,164 |
| 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 2026-09-11 (24 days); last sold for $420,000 on 2023-02-24; listed for rent at $1,350/mo on 2017-09-03.
| Date | Event | Price |
|---|---|---|
| Listed | $424,999 | |
| Sold | $420,000 | |
| Sold public record | $250,000 | |
| Removed | — | |
| Listed | $259,999 | |
| Sold | $259,999 | |
| Relisted | $259,999 | |
| Removed | $259,999 | |
| Relisted | $259,999 | |
| Removed | $259,999 | |
| Price changed | $259,999 | |
| Price changed | $265,000 | |
| Relisted | $270,000 | |
| Removed | — | |
| Price changed | $270,000 | |
| Price changed | $270,000 | |
| Listed | $279,950 | |
| Rental removed | $1,350/mo | |
| Listed for rent | $1,350/mo | |
| Rental removed | $1,350/mo | |
| Listed for rent | $1,350/mo | |
| Rental removed | $1,350/mo | |
| Listed for rent | $1,350/mo | |
| Sold | $156,000 | |
| Sold public record | $156,000 |
County record Public record
| Recorded as | two family dwelling - side/side |
| Living units | 2 |
| Year built | 1969 |
| Market value (2026) | $386,500 |
| Property tax, payable 2026 | $8,164 |
| Special assessments | $432 |
| Homestead | no |
| Last sale | 2023-02-24 · $420,000 |
Source: Ramsey County parcel records.
City rental certificate (CofO)
Residential 2 Units: 2 unit(s), A, status pending, renews 2025-07-18.
Nearest highway
I 35E;US 10, about 542 m away.
Crime in Payne – Phalen
1,695 incidents in the last 12 months (51 per 1,000 residents), −10% vs. the year before. St. Paul police incidents, excluding proactive visits and community events.