475 Dayton Ave
Fourplex · 4 units: 2 bed / 1 bath ×2 and 1 bed / 1 bath ×2 unit split estimated · 6,525 sq ft
Saint Paul, MN · Summit – University (Rondo, Cathedral Hill) · View the listing ↗
Photos, via Realtor.com.
- Asking price
- $655,975 4 units · $164K per unit
- Monthly cash flow
- −$2,472 at 20% down, 7%
- Estimated rent
- $4,400/mo medium confidence
- Break-even price
- $191,524 where cash flow hits $0
First look
This is a 1899 Cathedral Hill mansion fourplex asking $655,975, and the numbers don't work. Our underwriting shows about -$2,472 a month and a 1.9% cap rate, and break-even is near $191,524. The listing gives no rents, no rent roll and no expenses, and the owner pays some utilities, so get the trailing-12 first. Photos show clean but dated interiors, an old basement and a lapsed-looking rental license. Unless the seller's rents are far above our roughly $1,100 per unit estimates, a showing only makes sense if the price drops a lot.
Things to consider
- Price is far above what the income supports Break-even is about $191K versus a $656K ask, so any purchase would need a major cut or much higher actual rents.
- Taxes and assessments take a big bite Non-homestead tax of $17,869 plus $2,647 in assessments eats a large share of likely rent.
- Utility bill-backs are a projection, not income RUBS is not in place yet and may be capped by St. Paul's 3% rule on sitting tenants, so don't count it.Listing says: “ownership implementing a RUBS utility reimbursement program across the portfolio beginning Q3 2026”
- Old building systems are unverified An 1899 build with radiators and a stone basement calls for inspection of the boiler, wiring and foundation before pricing in reserves.From photo 10
- Redevelopment upside is speculative A double lot may allow more units, but it needs zoning and heritage-district checks and doesn't fix the cash flow today.Listing says: “Situated on a double-wide lot”
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
- doneDescribed as renovated, but no specific updates or dates givenListing says: This renovated mansion property features large residential units, off-street parking
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
- $655,975
- Cash to close
- $85,277
- Price per unit
- $163,994
- GRM
- 12.4
Each month
- Cash flow
- −$3,277/mo
- Cash-on-cash
- −46.1%
- Cap rate
- 1.9%
- DSCR
- 0.24×
Break-even
- Price that breaks even
- $155,624
- Rent that breaks even
- $8,656/mo
Long run
- Year 30: property vs stocks
- $1.50M vs $3.85M
- Cash flow turns positive
- not within 30 years
The deal
- Price
- $655,975
- Cash to close
- $85,277
- Price per unit
- $163,994
- GRM
- 12.4
Each month
- Cash flow
- −$3,650/mo
- Cash-on-cash
- −51.4%
- Cap rate
- 1.2%
- DSCR
- 0.15×
Break-even
- Price that breaks even
- $98,795
- Rent that breaks even
- $9,725/mo
Long run
- Year 30: property vs stocks
- $1.50M vs $4.43M
- Cash flow turns positive
- not within 30 years
The deal
- Price
- $645,975
- Cash to close
- $83,977
- Price per unit
- $161,494
- GRM
- 12.2
Each month
- Cash flow
- −$3,212/mo
- Cash-on-cash
- −45.9%
- Cap rate
- 1.9%
- DSCR
- 0.24×
Break-even
- Price that breaks even
- $155,624
- Rent that breaks even
- $8,571/mo
Long run
- Year 30: property vs stocks
- $1.47M vs $3.77M
- Cash flow turns positive
- not within 30 years
The deal
- Price
- $645,975
- Cash to close
- $83,977
- Price per unit
- $161,494
- GRM
- 12.2
Each month
- Cash flow
- −$3,584/mo
- Cash-on-cash
- −51.2%
- Cap rate
- 1.2%
- DSCR
- 0.15×
Break-even
- Price that breaks even
- $98,795
- Rent that breaks even
- $9,629/mo
Long run
- Year 30: property vs stocks
- $1.47M vs $4.35M
- Cash flow turns positive
- not within 30 years
The deal
- Price
- $655,975
- Cash to close
- $150,874
- Price per unit
- $163,994
- GRM
- 12.4
Each month
- Cash flow
- −$2,472/mo
- Cash-on-cash
- −19.7%
- Cap rate
- 1.9%
- DSCR
- 0.29×
Break-even
- Price that breaks even
- $191,524
- Rent that breaks even
- $7,610/mo
Long run
- Year 30: property vs stocks
- $1.50M vs $3.74M
- Cash flow turns positive
- not within 30 years
The deal
- Price
- $655,975
- Cash to close
- $150,874
- Price per unit
- $163,994
- GRM
- 12.4
Each month
- Cash flow
- −$2,844/mo
- Cash-on-cash
- −22.6%
- Cap rate
- 1.2%
- DSCR
- 0.19×
Break-even
- Price that breaks even
- $121,586
- Rent that breaks even
- $8,550/mo
Long run
- Year 30: property vs stocks
- $1.50M vs $4.32M
- Cash flow turns positive
- not within 30 years
The deal
- Price
- $645,975
- Cash to close
- $148,574
- Price per unit
- $161,494
- GRM
- 12.2
Each month
- Cash flow
- −$2,419/mo
- Cash-on-cash
- −19.5%
- Cap rate
- 1.9%
- DSCR
- 0.30×
Break-even
- Price that breaks even
- $191,524
- Rent that breaks even
- $7,541/mo
Long run
- Year 30: property vs stocks
- $1.47M vs $3.66M
- Cash flow turns positive
- not within 30 years
The deal
- Price
- $645,975
- Cash to close
- $148,574
- Price per unit
- $161,494
- GRM
- 12.2
Each month
- Cash flow
- −$2,791/mo
- Cash-on-cash
- −22.5%
- Cap rate
- 1.2%
- DSCR
- 0.19×
Break-even
- Price that breaks even
- $121,586
- Rent that breaks even
- $8,472/mo
Long run
- Year 30: property vs stocks
- $1.47M vs $4.24M
- Cash flow turns positive
- not within 30 years
The deal
- Price
- $655,975
- Cash to close
- $183,673
- Price per unit
- $163,994
- GRM
- 12.4
Each month
- Cash flow
- −$2,254/mo
- Cash-on-cash
- −14.7%
- Cap rate
- 1.9%
- DSCR
- 0.31×
Break-even
- Price that breaks even
- $204,292
- Rent that breaks even
- $7,327/mo
Long run
- Year 30: property vs stocks
- $1.50M vs $3.74M
- Cash flow turns positive
- not within 30 years
The deal
- Price
- $655,975
- Cash to close
- $183,673
- Price per unit
- $163,994
- GRM
- 12.4
Each month
- Cash flow
- −$2,626/mo
- Cash-on-cash
- −17.2%
- Cap rate
- 1.2%
- DSCR
- 0.20×
Break-even
- Price that breaks even
- $129,692
- Rent that breaks even
- $8,231/mo
Long run
- Year 30: property vs stocks
- $1.50M vs $4.32M
- Cash flow turns positive
- not within 30 years
The deal
- Price
- $645,975
- Cash to close
- $180,873
- Price per unit
- $161,494
- GRM
- 12.2
Each month
- Cash flow
- −$2,204/mo
- Cash-on-cash
- −14.6%
- Cap rate
- 1.9%
- DSCR
- 0.32×
Break-even
- Price that breaks even
- $204,292
- Rent that breaks even
- $7,262/mo
Long run
- Year 30: property vs stocks
- $1.47M vs $3.66M
- Cash flow turns positive
- not within 30 years
The deal
- Price
- $645,975
- Cash to close
- $180,873
- Price per unit
- $161,494
- GRM
- 12.2
Each month
- Cash flow
- −$2,576/mo
- Cash-on-cash
- −17.1%
- Cap rate
- 1.2%
- DSCR
- 0.20×
Break-even
- Price that breaks even
- $129,692
- Rent that breaks even
- $8,159/mo
Long run
- Year 30: property vs stocks
- $1.47M vs $4.24M
- Cash flow turns positive
- not within 30 years
Monthly
Monthly breakdown
| Rent | $4,400 |
| Vacancy (6%) | −$264 |
| Collected | $4,136 |
| Property tax Public record | −$1,489 |
| Insurance Estimate | −$480 |
| Water, sewer, trash Estimate | −$340 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$352 |
| Capital reserve (9% of rent) | −$396 |
| Net operating income | $1,019 |
| Mortgage (principal + interest) | −$3,928 |
| PMI | −$369 |
| Cash flow | −$3,277 |
| Principal paid down (equity, not cash) | $500 |
| Rent | $4,400 |
| Vacancy (6%) | −$264 |
| Collected | $4,136 |
| Property tax Public record | −$1,489 |
| Insurance Estimate | −$480 |
| Water, sewer, trash Estimate | −$340 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$352 |
| Capital reserve (9% of rent) | −$396 |
| Property management | −$372 |
| Net operating income | $647 |
| Mortgage (principal + interest) | −$3,928 |
| PMI | −$369 |
| Cash flow | −$3,650 |
| Principal paid down (equity, not cash) | $500 |
| Rent | $4,400 |
| Vacancy (6%) | −$264 |
| Collected | $4,136 |
| Property tax Public record | −$1,489 |
| Insurance Estimate | −$480 |
| Water, sewer, trash Estimate | −$340 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$352 |
| Capital reserve (9% of rent) | −$396 |
| Net operating income | $1,019 |
| Mortgage (principal + interest) | −$3,868 |
| PMI | −$363 |
| Cash flow | −$3,212 |
| Principal paid down (equity, not cash) | $492 |
| Rent | $4,400 |
| Vacancy (6%) | −$264 |
| Collected | $4,136 |
| Property tax Public record | −$1,489 |
| Insurance Estimate | −$480 |
| Water, sewer, trash Estimate | −$340 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$352 |
| Capital reserve (9% of rent) | −$396 |
| Property management | −$372 |
| Net operating income | $647 |
| Mortgage (principal + interest) | −$3,868 |
| PMI | −$363 |
| Cash flow | −$3,584 |
| Principal paid down (equity, not cash) | $492 |
| Rent | $4,400 |
| Vacancy (6%) | −$264 |
| Collected | $4,136 |
| Property tax Public record | −$1,489 |
| Insurance Estimate | −$480 |
| Water, sewer, trash Estimate | −$340 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$352 |
| Capital reserve (9% of rent) | −$396 |
| Net operating income | $1,019 |
| Mortgage (principal + interest) | −$3,491 |
| Cash flow | −$2,472 |
| Principal paid down (equity, not cash) | $444 |
| Rent | $4,400 |
| Vacancy (6%) | −$264 |
| Collected | $4,136 |
| Property tax Public record | −$1,489 |
| Insurance Estimate | −$480 |
| Water, sewer, trash Estimate | −$340 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$352 |
| Capital reserve (9% of rent) | −$396 |
| Property management | −$372 |
| Net operating income | $647 |
| Mortgage (principal + interest) | −$3,491 |
| Cash flow | −$2,844 |
| Principal paid down (equity, not cash) | $444 |
| Rent | $4,400 |
| Vacancy (6%) | −$264 |
| Collected | $4,136 |
| Property tax Public record | −$1,489 |
| Insurance Estimate | −$480 |
| Water, sewer, trash Estimate | −$340 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$352 |
| Capital reserve (9% of rent) | −$396 |
| Net operating income | $1,019 |
| Mortgage (principal + interest) | −$3,438 |
| Cash flow | −$2,419 |
| Principal paid down (equity, not cash) | $437 |
| Rent | $4,400 |
| Vacancy (6%) | −$264 |
| Collected | $4,136 |
| Property tax Public record | −$1,489 |
| Insurance Estimate | −$480 |
| Water, sewer, trash Estimate | −$340 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$352 |
| Capital reserve (9% of rent) | −$396 |
| Property management | −$372 |
| Net operating income | $647 |
| Mortgage (principal + interest) | −$3,438 |
| Cash flow | −$2,791 |
| Principal paid down (equity, not cash) | $437 |
| Rent | $4,400 |
| Vacancy (6%) | −$264 |
| Collected | $4,136 |
| Property tax Public record | −$1,489 |
| Insurance Estimate | −$480 |
| Water, sewer, trash Estimate | −$340 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$352 |
| Capital reserve (9% of rent) | −$396 |
| Net operating income | $1,019 |
| Mortgage (principal + interest) | −$3,273 |
| Cash flow | −$2,254 |
| Principal paid down (equity, not cash) | $416 |
| Rent | $4,400 |
| Vacancy (6%) | −$264 |
| Collected | $4,136 |
| Property tax Public record | −$1,489 |
| Insurance Estimate | −$480 |
| Water, sewer, trash Estimate | −$340 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$352 |
| Capital reserve (9% of rent) | −$396 |
| Property management | −$372 |
| Net operating income | $647 |
| Mortgage (principal + interest) | −$3,273 |
| Cash flow | −$2,626 |
| Principal paid down (equity, not cash) | $416 |
| Rent | $4,400 |
| Vacancy (6%) | −$264 |
| Collected | $4,136 |
| Property tax Public record | −$1,489 |
| Insurance Estimate | −$480 |
| Water, sewer, trash Estimate | −$340 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$352 |
| Capital reserve (9% of rent) | −$396 |
| Net operating income | $1,019 |
| Mortgage (principal + interest) | −$3,223 |
| Cash flow | −$2,204 |
| Principal paid down (equity, not cash) | $410 |
| Rent | $4,400 |
| Vacancy (6%) | −$264 |
| Collected | $4,136 |
| Property tax Public record | −$1,489 |
| Insurance Estimate | −$480 |
| Water, sewer, trash Estimate | −$340 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$352 |
| Capital reserve (9% of rent) | −$396 |
| Property management | −$372 |
| Net operating income | $647 |
| Mortgage (principal + interest) | −$3,223 |
| Cash flow | −$2,576 |
| Principal paid down (equity, not cash) | $410 |
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
- $1,496,690
- Rental profits, invested at 7%
- $0
Sells for $1,592,223 (value up 3% a year), minus 6% selling cost ($95,533). Rent paid down $590,377 of loan.
$0 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $649,148
- Monthly shortfalls, invested
- $3,198,935
$85,277 put into an index fund instead of the down payment and closing costs.
$964,791 you'd have paid in while the building lost money, invested instead.
Stocks come out $2,351,393 ahead after 30 years.
- Your equity when you sell
- $1,496,690
- Rental profits, invested at 7%
- $0
Sells for $1,592,223 (value up 3% a year), minus 6% selling cost ($95,533). Rent paid down $590,377 of loan.
$0 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $649,148
- Monthly shortfalls, invested
- $3,777,953
$85,277 put into an index fund instead of the down payment and closing costs.
$1,177,305 you'd have paid in while the building lost money, invested instead.
Stocks come out $2,930,412 ahead after 30 years.
- Your equity when you sell
- $1,473,874
- Rental profits, invested at 7%
- $0
Sells for $1,567,951 (value up 3% a year), minus 6% selling cost ($94,077). Rent paid down $581,377 of loan.
$0 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $639,252
- Monthly shortfalls, invested
- $3,129,322
$83,977 put into an index fund instead of the down payment and closing costs.
$942,965 you'd have paid in while the building lost money, invested instead.
Stocks come out $2,294,700 ahead after 30 years.
- Your equity when you sell
- $1,473,874
- Rental profits, invested at 7%
- $0
Sells for $1,567,951 (value up 3% a year), minus 6% selling cost ($94,077). Rent paid down $581,377 of loan.
$0 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $639,252
- Monthly shortfalls, invested
- $3,708,340
$83,977 put into an index fund instead of the down payment and closing costs.
$1,155,479 you'd have paid in while the building lost money, invested instead.
Stocks come out $2,873,719 ahead after 30 years.
- Your equity when you sell
- $1,496,690
- Rental profits, invested at 7%
- $0
Sells for $1,592,223 (value up 3% a year), minus 6% selling cost ($95,533). Rent paid down $524,780 of loan.
$0 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $1,148,493
- Monthly shortfalls, invested
- $2,590,069
$150,874 put into an index fund instead of the down payment and closing costs.
$789,968 you'd have paid in while the building lost money, invested instead.
Stocks come out $2,241,872 ahead after 30 years.
- Your equity when you sell
- $1,496,690
- Rental profits, invested at 7%
- $0
Sells for $1,592,223 (value up 3% a year), minus 6% selling cost ($95,533). Rent paid down $524,780 of loan.
$0 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $1,148,493
- Monthly shortfalls, invested
- $3,169,088
$150,874 put into an index fund instead of the down payment and closing costs.
$1,002,481 you'd have paid in while the building lost money, invested instead.
Stocks come out $2,820,891 ahead after 30 years.
- Your equity when you sell
- $1,473,874
- Rental profits, invested at 7%
- $0
Sells for $1,567,951 (value up 3% a year), minus 6% selling cost ($94,077). Rent paid down $516,780 of loan.
$0 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $1,130,985
- Monthly shortfalls, invested
- $2,529,738
$148,574 put into an index fund instead of the down payment and closing costs.
$770,807 you'd have paid in while the building lost money, invested instead.
Stocks come out $2,186,849 ahead after 30 years.
- Your equity when you sell
- $1,473,874
- Rental profits, invested at 7%
- $0
Sells for $1,567,951 (value up 3% a year), minus 6% selling cost ($94,077). Rent paid down $516,780 of loan.
$0 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $1,130,985
- Monthly shortfalls, invested
- $3,108,756
$148,574 put into an index fund instead of the down payment and closing costs.
$983,321 you'd have paid in while the building lost money, invested instead.
Stocks come out $2,765,868 ahead after 30 years.
- Your equity when you sell
- $1,496,690
- Rental profits, invested at 7%
- $0
Sells for $1,592,223 (value up 3% a year), minus 6% selling cost ($95,533). Rent paid down $491,981 of loan.
$0 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $1,398,166
- Monthly shortfalls, invested
- $2,342,721
$183,673 put into an index fund instead of the down payment and closing costs.
$711,412 you'd have paid in while the building lost money, invested instead.
Stocks come out $2,244,196 ahead after 30 years.
- Your equity when you sell
- $1,496,690
- Rental profits, invested at 7%
- $0
Sells for $1,592,223 (value up 3% a year), minus 6% selling cost ($95,533). Rent paid down $491,981 of loan.
$0 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $1,398,166
- Monthly shortfalls, invested
- $2,921,739
$183,673 put into an index fund instead of the down payment and closing costs.
$923,925 you'd have paid in while the building lost money, invested instead.
Stocks come out $2,823,215 ahead after 30 years.
- Your equity when you sell
- $1,473,874
- Rental profits, invested at 7%
- $0
Sells for $1,567,951 (value up 3% a year), minus 6% selling cost ($94,077). Rent paid down $484,481 of loan.
$0 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $1,376,851
- Monthly shortfalls, invested
- $2,286,160
$180,873 put into an index fund instead of the down payment and closing costs.
$693,449 you'd have paid in while the building lost money, invested instead.
Stocks come out $2,189,138 ahead after 30 years.
- Your equity when you sell
- $1,473,874
- Rental profits, invested at 7%
- $0
Sells for $1,567,951 (value up 3% a year), minus 6% selling cost ($94,077). Rent paid down $484,481 of loan.
$0 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $1,376,851
- Monthly shortfalls, invested
- $2,865,179
$180,873 put into an index fund instead of the down payment and closing costs.
$905,962 you'd have paid in while the building lost money, invested instead.
Stocks come out $2,768,156 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 $1.50M, stocks $3.85M. Stocks win.
Year 30 (loan paid off): property $1.50M, stocks $4.43M. Stocks win.
Year 30 (loan paid off): property $1.47M, stocks $3.77M. Stocks win.
Year 30 (loan paid off): property $1.47M, stocks $4.35M. Stocks win.
Year 30 (loan paid off): property $1.50M, stocks $3.74M. Stocks win.
Year 30 (loan paid off): property $1.50M, stocks $4.32M. Stocks win.
Year 30 (loan paid off): property $1.47M, stocks $3.66M. Stocks win.
Year 30 (loan paid off): property $1.47M, stocks $4.24M. Stocks win.
Year 30 (loan paid off): property $1.50M, stocks $3.74M. Stocks win.
Year 30 (loan paid off): property $1.50M, stocks $4.32M. Stocks win.
Year 30 (loan paid off): property $1.47M, stocks $3.66M. Stocks win.
Year 30 (loan paid off): property $1.47M, stocks $4.24M. 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 $1,100/mo · range $925–$1,300
| Address | Rent | Bd / Ba | Distance | Match |
|---|---|---|---|---|
| 138 Arundel St, Saint Paul 55102 off market | $1,300 | 2 / 1 | 0.2 mi | 94% |
| 266 W Fuller Ave, Unit 12, Saint Paul 55103 off market | $975 | 2 / 1 | 0.6 mi | 93% |
| 240 W Fuller Ave, Unit 9, Saint Paul 55103 off market | $975 | 2 / 1 | 0.6 mi | 93% |
| 335 Summit Ave, Saint Paul 55102 off market | $1,495 | 1 / 1 | 0.4 mi | 84% |
| 755 Selby Ave, Saint Paul 55104 | $1,300 | 1 / 1 | 0.6 mi | 84% |
| 250 W Fuller Ave, Unit 10, Saint Paul 55103 | $895 | 1 / 1 | 0.6 mi | 84% |
| 250 W Fuller Ave, Unit 9, Saint Paul 55103 off market | $975 | 1 / 1 | 0.6 mi | 84% |
| 283 Harrison Ave, Saint Paul 55102 off market | $1,085 | 1 / 1 | 0.7 mi | 83% |
| 568 Farrington St, Apt 4, Saint Paul 55103 off market | $1,150 | 1 / 1 | 0.8 mi | 83% |
| 769 University Ave W, Saint Paul 55104 | $925 | 1 / 1 | 0.8 mi | 83% |
1 bed / 1 bath estimate $1,100/mo · range $900–$1,300
| Address | Rent | Bd / Ba | Distance | Match |
|---|---|---|---|---|
| 335 Summit Ave, Saint Paul 55102 off market | $1,495 | 1 / 1 | 0.4 mi | 93% |
| 755 Selby Ave, Saint Paul 55104 | $1,300 | 1 / 1 | 0.6 mi | 93% |
| 250 W Fuller Ave, Unit 10, Saint Paul 55103 | $895 | 1 / 1 | 0.6 mi | 93% |
| 250 W Fuller Ave, Unit 9, Saint Paul 55103 off market | $975 | 1 / 1 | 0.6 mi | 93% |
| 283 Harrison Ave, Saint Paul 55102 off market | $1,085 | 1 / 1 | 0.7 mi | 93% |
| 568 Farrington St, Apt 4, Saint Paul 55103 off market | $1,150 | 1 / 1 | 0.8 mi | 93% |
| 769 University Ave W, Saint Paul 55104 | $925 | 1 / 1 | 0.8 mi | 93% |
| 586 7th St W, Saint Paul 55102 | $950 | 1 / 1 | 0.9 mi | 93% |
| 138 Arundel St, Saint Paul 55102 off market | $1,300 | 2 / 1 | 0.2 mi | 84% |
| 651-655 Portland Ave, Saint Paul 55104 | $899 | 0 / 1 | 0.5 mi | 84% |
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 rents, rent roll or expenses given; income can't be verified Listing says: Utilities are currently partially owner-paid · AI review
- highTax bill is $17,869 on a non-homestead basis, which is heavy against likely rents Based on: data: county.tax · AI review
- medium$2,647 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 012823210215: special assessments (payable 2026) = $2,646.84
- mediumAsking is $464,451 above the price where cash flow breaks even ($191,524) at the default scenario. Based on: Derived: price $655,975 vs. break-even $191,524
- mediumProjected utility bill-backs (RUBS) are not income yet, and in St. Paul they may count toward the 3% cap. Listing says: "are currently partially owner-paid, with ownership implementing a RUBS utility reimbursement program across the portfolio beginning Q3"
- mediumRental license shows 'Renewal Due' with an expiry in June 2025; confirm it is current for 4 units Based on: data: city.rental_license · AI review
- mediumBasement shows bare stone walls, exposed ductwork and old plumbing; foundation and moisture need inspection Based on: photo 10 · AI review
Opportunities
- Long time on market: room to negotiate. Based on: Listing data: 143 days on market
- Double-wide lot could support redevelopment or added units, subject to zoning Listing says: the property offers both immediate tenant appeal and long-term redevelopment potential · AI review
- Coin laundry gives a small income stream; ask what it actually collects Listing says: Additional amenities include coin-operated laundry · AI review
- 143 days on market suggests room to negotiate hard Based on: data: listing.days_on_market · AI review
Questions for the agent
- Can I see the current rent roll, lease dates and security deposits for all four units?
- What are the trailing-12 expenses, including which utilities the owner pays and their cost?
- What are the $2,647 special assessments for, and will the seller pay them at closing?
- Is the 4-unit rental license current, and when was the last city inspection?
- How old are the boiler, roof, wiring and plumbing, and what was done in the renovation?
- Why is the owner selling now, and are other portfolio properties listed too?
Bottom line
Beautiful old building, but at $656K it loses about $2,500 a month on our numbers, so only a big price cut or much higher real rents could make it work. AI-assisted summary
What the records say
Where each number comes from
| Property tax / yr Public recordRamsey County record, payable 2026 (non-homestead) | $17,869 |
| Insurance / yr Estimateestimate. from units, square feet and age; get a quote | $5,754 |
| Water, sewer, trash / mo Estimateestimate. $85/unit/mo, owner-paid | $340 |
| 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 1899: +1 pt capital reserve | 8% / 9% |
Price history Realtor.com
On the market since 2026-05-15 (143 days); down $70,775 (9.7%) from the first ask of $726,750.
| Date | Event | Price |
|---|---|---|
| Price changed | $655,975 | |
| Price changed | $690,500 | |
| Relisted | $726,750 | |
| Removed | — | |
| Listed | $726,750 |
County record Public record
| Recorded as | apartments 4-6 rental units |
| Living units | 4 |
| Year built | 1899 |
| Market value (2026) | $851,900 |
| Property tax, payable 2026 | $17,869 |
| Special assessments | $2,647 |
| Homestead | no |
| Last sale | — |
Source: Ramsey County parcel records.
City rental certificate (CofO)
Residential 3+ Units: 4 unit(s), A, status renewal due, renews 2025-06-10.
Nearest highway
I 94, about 427 m away.
Crime in Summit – University
1,066 incidents in the last 12 months (59 per 1,000 residents), −13% vs. the year before. St. Paul police incidents, excluding proactive visits and community events.