51 Albert St S
Duplex · 2 units: 2 bed / 1 bath ×2 unit split estimated · 3,050 sq ft
Saint Paul, MN · Macalester – Groveland · View the listing ↗
Photos, via Realtor.com.
- Asking price
- $530,000 2 units · $265K per unit
- Monthly cash flow
- −$1,452 at 20% down, 7%
- Estimated rent
- $3,550/mo medium confidence
- Break-even price
- $257,183 where cash flow hits $0
First look
This is a nice-looking Grand Ave up/down, but the numbers don't work at $530K. Our rent estimate is about $1,775 per unit, and the underwriting shows roughly -$1,452 a month and a 3.1% cap rate. Break-even price is around $257K, so the ask is far above what these rents can carry. The description gives no rents, no lease terms and no expense history, so ask for the rent roll and leases first. The listing also says nothing about heat, and the county lists central air with water-based radiators visible in the photos, so confirm who pays what. St. Paul's 3% rent cap limits how fast rents can rise to close the gap. Only worth a showing if the seller is far below ask or you're buying to live in it.
Things to consider
- Price far above what rents support Underwriting shows negative cash flow of about $1,452 a month and a break-even price near $257K, so there is little room to make this work on income alone.
- Rent growth is capped St. Paul limits increases to 3% a year for sitting tenants, so you can't quickly raise rents to close the gap.
- High property taxes The non-homestead tax bill is large relative to likely rent of about $3,550 a month combined.
- Licensing needs clarifying A duplex should hold a 2-unit license, and an expired or mismatched license can cause fines or block rent collection.
- Rents and utilities are unknown Without a rent roll or utility responsibility, cash flow can't be verified, and owner-paid heat would worsen the numbers.Listing says: “Both units are currently rented, providing immediate rental income and added peace of mind for investors.”
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
- $530,000
- Cash to close
- $68,900
- Price per unit
- $265,000
- GRM
- 12.4
Each month
- Cash flow
- −$2,103/mo
- Cash-on-cash
- −36.6%
- Cap rate
- 3.1%
- DSCR
- 0.39×
Break-even
- Price that breaks even
- $208,975
- Rent that breaks even
- $6,246/mo
Long run
- Year 30: property vs stocks
- $1.21M vs $2.21M
- Cash flow turns positive
- not within 30 years
The deal
- Price
- $530,000
- Cash to close
- $68,900
- Price per unit
- $265,000
- GRM
- 12.4
Each month
- Cash flow
- −$2,403/mo
- Cash-on-cash
- −41.9%
- Cap rate
- 2.4%
- DSCR
- 0.31×
Break-even
- Price that breaks even
- $163,125
- Rent that breaks even
- $7,006/mo
Long run
- Year 30: property vs stocks
- $1.21M vs $2.68M
- Cash flow turns positive
- not within 30 years
The deal
- Price
- $520,000
- Cash to close
- $67,600
- Price per unit
- $260,000
- GRM
- 12.2
Each month
- Cash flow
- −$2,037/mo
- Cash-on-cash
- −36.2%
- Cap rate
- 3.2%
- DSCR
- 0.40×
Break-even
- Price that breaks even
- $208,975
- Rent that breaks even
- $6,162/mo
Long run
- Year 30: property vs stocks
- $1.19M vs $2.13M
- Cash flow turns positive
- not within 30 years
The deal
- Price
- $520,000
- Cash to close
- $67,600
- Price per unit
- $260,000
- GRM
- 12.2
Each month
- Cash flow
- −$2,338/mo
- Cash-on-cash
- −41.5%
- Cap rate
- 2.5%
- DSCR
- 0.31×
Break-even
- Price that breaks even
- $163,125
- Rent that breaks even
- $6,912/mo
Long run
- Year 30: property vs stocks
- $1.19M vs $2.60M
- Cash flow turns positive
- not within 30 years
The deal
- Price
- $530,000
- Cash to close
- $121,900
- Price per unit
- $265,000
- GRM
- 12.4
Each month
- Cash flow
- −$1,452/mo
- Cash-on-cash
- −14.3%
- Cap rate
- 3.1%
- DSCR
- 0.49×
Break-even
- Price that breaks even
- $257,183
- Rent that breaks even
- $5,412/mo
Long run
- Year 30: property vs stocks
- $1.21M vs $2.13M
- Cash flow turns positive
- not within 30 years
The deal
- Price
- $530,000
- Cash to close
- $121,900
- Price per unit
- $265,000
- GRM
- 12.4
Each month
- Cash flow
- −$1,752/mo
- Cash-on-cash
- −17.3%
- Cap rate
- 2.4%
- DSCR
- 0.38×
Break-even
- Price that breaks even
- $200,755
- Rent that breaks even
- $6,070/mo
Long run
- Year 30: property vs stocks
- $1.21M vs $2.59M
- Cash flow turns positive
- not within 30 years
The deal
- Price
- $520,000
- Cash to close
- $119,600
- Price per unit
- $260,000
- GRM
- 12.2
Each month
- Cash flow
- −$1,399/mo
- Cash-on-cash
- −14.0%
- Cap rate
- 3.2%
- DSCR
- 0.49×
Break-even
- Price that breaks even
- $257,183
- Rent that breaks even
- $5,343/mo
Long run
- Year 30: property vs stocks
- $1.19M vs $2.05M
- Cash flow turns positive
- not within 30 years
The deal
- Price
- $520,000
- Cash to close
- $119,600
- Price per unit
- $260,000
- GRM
- 12.2
Each month
- Cash flow
- −$1,699/mo
- Cash-on-cash
- −17.0%
- Cap rate
- 2.5%
- DSCR
- 0.39×
Break-even
- Price that breaks even
- $200,755
- Rent that breaks even
- $5,993/mo
Long run
- Year 30: property vs stocks
- $1.19M vs $2.51M
- Cash flow turns positive
- not within 30 years
The deal
- Price
- $530,000
- Cash to close
- $148,400
- Price per unit
- $265,000
- GRM
- 12.4
Each month
- Cash flow
- −$1,276/mo
- Cash-on-cash
- −10.3%
- Cap rate
- 3.1%
- DSCR
- 0.52×
Break-even
- Price that breaks even
- $274,328
- Rent that breaks even
- $5,186/mo
Long run
- Year 30: property vs stocks
- $1.21M vs $2.13M
- Cash flow turns positive
- year 29
The deal
- Price
- $530,000
- Cash to close
- $148,400
- Price per unit
- $265,000
- GRM
- 12.4
Each month
- Cash flow
- −$1,576/mo
- Cash-on-cash
- −12.7%
- Cap rate
- 2.4%
- DSCR
- 0.40×
Break-even
- Price that breaks even
- $214,139
- Rent that breaks even
- $5,816/mo
Long run
- Year 30: property vs stocks
- $1.21M vs $2.59M
- Cash flow turns positive
- not within 30 years
The deal
- Price
- $520,000
- Cash to close
- $145,600
- Price per unit
- $260,000
- GRM
- 12.2
Each month
- Cash flow
- −$1,226/mo
- Cash-on-cash
- −10.1%
- Cap rate
- 3.2%
- DSCR
- 0.53×
Break-even
- Price that breaks even
- $274,328
- Rent that breaks even
- $5,122/mo
Long run
- Year 30: property vs stocks
- $1.19M vs $2.05M
- Cash flow turns positive
- year 28
The deal
- Price
- $520,000
- Cash to close
- $145,600
- Price per unit
- $260,000
- GRM
- 12.2
Each month
- Cash flow
- −$1,526/mo
- Cash-on-cash
- −12.6%
- Cap rate
- 2.5%
- DSCR
- 0.41×
Break-even
- Price that breaks even
- $214,139
- Rent that breaks even
- $5,745/mo
Long run
- Year 30: property vs stocks
- $1.19M vs $2.52M
- Cash flow turns positive
- not within 30 years
Monthly
Monthly breakdown
| Rent | $3,550 |
| Vacancy (6%) | −$213 |
| Collected | $3,337 |
| Property tax Public record | −$957 |
| Insurance Estimate | −$214 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$284 |
| Capital reserve (8% of rent) | −$284 |
| Net operating income | $1,369 |
| Mortgage (principal + interest) | −$3,173 |
| PMI | −$298 |
| Cash flow | −$2,103 |
| Principal paid down (equity, not cash) | $404 |
| Rent | $3,550 |
| Vacancy (6%) | −$213 |
| Collected | $3,337 |
| Property tax Public record | −$957 |
| Insurance Estimate | −$214 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$284 |
| Capital reserve (8% of rent) | −$284 |
| Property management | −$300 |
| Net operating income | $1,069 |
| Mortgage (principal + interest) | −$3,173 |
| PMI | −$298 |
| Cash flow | −$2,403 |
| Principal paid down (equity, not cash) | $404 |
| Rent | $3,550 |
| Vacancy (6%) | −$213 |
| Collected | $3,337 |
| Property tax Public record | −$957 |
| Insurance Estimate | −$214 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$284 |
| Capital reserve (8% of rent) | −$284 |
| Net operating income | $1,369 |
| Mortgage (principal + interest) | −$3,114 |
| PMI | −$292 |
| Cash flow | −$2,037 |
| Principal paid down (equity, not cash) | $396 |
| Rent | $3,550 |
| Vacancy (6%) | −$213 |
| Collected | $3,337 |
| Property tax Public record | −$957 |
| Insurance Estimate | −$214 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$284 |
| Capital reserve (8% of rent) | −$284 |
| Property management | −$300 |
| Net operating income | $1,069 |
| Mortgage (principal + interest) | −$3,114 |
| PMI | −$292 |
| Cash flow | −$2,338 |
| Principal paid down (equity, not cash) | $396 |
| Rent | $3,550 |
| Vacancy (6%) | −$213 |
| Collected | $3,337 |
| Property tax Public record | −$957 |
| Insurance Estimate | −$214 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$284 |
| Capital reserve (8% of rent) | −$284 |
| Net operating income | $1,369 |
| Mortgage (principal + interest) | −$2,821 |
| Cash flow | −$1,452 |
| Principal paid down (equity, not cash) | $359 |
| Rent | $3,550 |
| Vacancy (6%) | −$213 |
| Collected | $3,337 |
| Property tax Public record | −$957 |
| Insurance Estimate | −$214 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$284 |
| Capital reserve (8% of rent) | −$284 |
| Property management | −$300 |
| Net operating income | $1,069 |
| Mortgage (principal + interest) | −$2,821 |
| Cash flow | −$1,752 |
| Principal paid down (equity, not cash) | $359 |
| Rent | $3,550 |
| Vacancy (6%) | −$213 |
| Collected | $3,337 |
| Property tax Public record | −$957 |
| Insurance Estimate | −$214 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$284 |
| Capital reserve (8% of rent) | −$284 |
| Net operating income | $1,369 |
| Mortgage (principal + interest) | −$2,768 |
| Cash flow | −$1,399 |
| Principal paid down (equity, not cash) | $352 |
| Rent | $3,550 |
| Vacancy (6%) | −$213 |
| Collected | $3,337 |
| Property tax Public record | −$957 |
| Insurance Estimate | −$214 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$284 |
| Capital reserve (8% of rent) | −$284 |
| Property management | −$300 |
| Net operating income | $1,069 |
| Mortgage (principal + interest) | −$2,768 |
| Cash flow | −$1,699 |
| Principal paid down (equity, not cash) | $352 |
| Rent | $3,550 |
| Vacancy (6%) | −$213 |
| Collected | $3,337 |
| Property tax Public record | −$957 |
| Insurance Estimate | −$214 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$284 |
| Capital reserve (8% of rent) | −$284 |
| Net operating income | $1,369 |
| Mortgage (principal + interest) | −$2,645 |
| Cash flow | −$1,276 |
| Principal paid down (equity, not cash) | $336 |
| Rent | $3,550 |
| Vacancy (6%) | −$213 |
| Collected | $3,337 |
| Property tax Public record | −$957 |
| Insurance Estimate | −$214 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$284 |
| Capital reserve (8% of rent) | −$284 |
| Property management | −$300 |
| Net operating income | $1,069 |
| Mortgage (principal + interest) | −$2,645 |
| Cash flow | −$1,576 |
| Principal paid down (equity, not cash) | $336 |
| Rent | $3,550 |
| Vacancy (6%) | −$213 |
| Collected | $3,337 |
| Property tax Public record | −$957 |
| Insurance Estimate | −$214 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$284 |
| Capital reserve (8% of rent) | −$284 |
| Net operating income | $1,369 |
| Mortgage (principal + interest) | −$2,595 |
| Cash flow | −$1,226 |
| Principal paid down (equity, not cash) | $330 |
| Rent | $3,550 |
| Vacancy (6%) | −$213 |
| Collected | $3,337 |
| Property tax Public record | −$957 |
| Insurance Estimate | −$214 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$284 |
| Capital reserve (8% of rent) | −$284 |
| Property management | −$300 |
| Net operating income | $1,069 |
| Mortgage (principal + interest) | −$2,595 |
| Cash flow | −$1,526 |
| Principal paid down (equity, not cash) | $330 |
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
- $1,209,262
- Rental profits, invested at 7%
- $0
Sells for $1,286,449 (value up 3% a year), minus 6% selling cost ($77,187). Rent paid down $477,000 of loan.
$0 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $524,484
- Monthly shortfalls, invested
- $1,689,214
$68,900 put into an index fund instead of the down payment and closing costs.
$443,296 you'd have paid in while the building lost money, invested instead.
Stocks come out $1,004,436 ahead after 30 years.
- Your equity when you sell
- $1,209,262
- Rental profits, invested at 7%
- $0
Sells for $1,286,449 (value up 3% a year), minus 6% selling cost ($77,187). Rent paid down $477,000 of loan.
$0 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $524,484
- Monthly shortfalls, invested
- $2,156,376
$68,900 put into an index fund instead of the down payment and closing costs.
$614,756 you'd have paid in while the building lost money, invested instead.
Stocks come out $1,471,599 ahead after 30 years.
- Your equity when you sell
- $1,186,445
- Rental profits, invested at 7%
- $0
Sells for $1,262,176 (value up 3% a year), minus 6% selling cost ($75,731). Rent paid down $468,000 of loan.
$0 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $514,588
- Monthly shortfalls, invested
- $1,619,601
$67,600 put into an index fund instead of the down payment and closing costs.
$421,470 you'd have paid in while the building lost money, invested instead.
Stocks come out $947,743 ahead after 30 years.
- Your equity when you sell
- $1,186,445
- Rental profits, invested at 7%
- $0
Sells for $1,262,176 (value up 3% a year), minus 6% selling cost ($75,731). Rent paid down $468,000 of loan.
$0 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $514,588
- Monthly shortfalls, invested
- $2,086,763
$67,600 put into an index fund instead of the down payment and closing costs.
$592,930 you'd have paid in while the building lost money, invested instead.
Stocks come out $1,414,906 ahead after 30 years.
- Your equity when you sell
- $1,209,262
- Rental profits, invested at 7%
- $0
Sells for $1,286,449 (value up 3% a year), minus 6% selling cost ($77,187). Rent paid down $424,000 of loan.
$0 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $927,934
- Monthly shortfalls, invested
- $1,197,276
$121,900 put into an index fund instead of the down payment and closing costs.
$302,046 you'd have paid in while the building lost money, invested instead.
Stocks come out $915,948 ahead after 30 years.
- Your equity when you sell
- $1,209,262
- Rental profits, invested at 7%
- $0
Sells for $1,286,449 (value up 3% a year), minus 6% selling cost ($77,187). Rent paid down $424,000 of loan.
$0 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $927,934
- Monthly shortfalls, invested
- $1,664,439
$121,900 put into an index fund instead of the down payment and closing costs.
$473,506 you'd have paid in while the building lost money, invested instead.
Stocks come out $1,383,111 ahead after 30 years.
- Your equity when you sell
- $1,186,445
- Rental profits, invested at 7%
- $0
Sells for $1,262,176 (value up 3% a year), minus 6% selling cost ($75,731). Rent paid down $416,000 of loan.
$0 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $910,426
- Monthly shortfalls, invested
- $1,136,945
$119,600 put into an index fund instead of the down payment and closing costs.
$282,885 you'd have paid in while the building lost money, invested instead.
Stocks come out $860,925 ahead after 30 years.
- Your equity when you sell
- $1,186,445
- Rental profits, invested at 7%
- $0
Sells for $1,262,176 (value up 3% a year), minus 6% selling cost ($75,731). Rent paid down $416,000 of loan.
$0 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $910,426
- Monthly shortfalls, invested
- $1,604,108
$119,600 put into an index fund instead of the down payment and closing costs.
$454,345 you'd have paid in while the building lost money, invested instead.
Stocks come out $1,328,087 ahead after 30 years.
- Your equity when you sell
- $1,209,262
- Rental profits, invested at 7%
- $1,287
Sells for $1,286,449 (value up 3% a year), minus 6% selling cost ($77,187). Rent paid down $397,500 of loan.
$1,268 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $1,129,659
- Monthly shortfalls, invested
- $998,716
$148,400 put into an index fund instead of the down payment and closing costs.
$239,844 you'd have paid in while the building lost money, invested instead.
Stocks come out $917,825 ahead after 30 years.
- Your equity when you sell
- $1,209,262
- Rental profits, invested at 7%
- $0
Sells for $1,286,449 (value up 3% a year), minus 6% selling cost ($77,187). Rent paid down $397,500 of loan.
$0 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $1,129,659
- Monthly shortfalls, invested
- $1,464,592
$148,400 put into an index fund instead of the down payment and closing costs.
$410,036 you'd have paid in while the building lost money, invested instead.
Stocks come out $1,384,988 ahead after 30 years.
- Your equity when you sell
- $1,186,445
- Rental profits, invested at 7%
- $2,684
Sells for $1,262,176 (value up 3% a year), minus 6% selling cost ($75,731). Rent paid down $390,000 of loan.
$2,603 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $1,108,344
- Monthly shortfalls, invested
- $943,552
$145,600 put into an index fund instead of the down payment and closing costs.
$223,216 you'd have paid in while the building lost money, invested instead.
Stocks come out $862,767 ahead after 30 years.
- Your equity when you sell
- $1,186,445
- Rental profits, invested at 7%
- $0
Sells for $1,262,176 (value up 3% a year), minus 6% selling cost ($75,731). Rent paid down $390,000 of loan.
$0 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $1,108,344
- Monthly shortfalls, invested
- $1,408,031
$145,600 put into an index fund instead of the down payment and closing costs.
$392,073 you'd have paid in while the building lost money, invested instead.
Stocks come out $1,329,930 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 $1.21M, stocks $2.21M. Stocks win.
Year 30 (loan paid off): property $1.21M, stocks $2.68M. Stocks win.
Year 30 (loan paid off): property $1.19M, stocks $2.13M. Stocks win.
Year 30 (loan paid off): property $1.19M, stocks $2.60M. Stocks win.
Year 30 (loan paid off): property $1.21M, stocks $2.13M. Stocks win.
Year 30 (loan paid off): property $1.21M, stocks $2.59M. Stocks win.
Year 30 (loan paid off): property $1.19M, stocks $2.05M. Stocks win.
Year 30 (loan paid off): property $1.19M, stocks $2.51M. Stocks win.
Year 30 (loan paid off): property $1.21M, stocks $2.13M. Stocks win.
Year 30 (loan paid off): property $1.21M, stocks $2.59M. Stocks win.
Year 30 (loan paid off): property $1.19M, stocks $2.05M. Stocks win.
Year 30 (loan paid off): property $1.19M, stocks $2.52M. 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 $1,775/mo · range $1,375–$2,150
| Address | Rent | Bd / Ba | Distance | Match |
|---|---|---|---|---|
| 1217 Grand Ave, Saint Paul 55105 off market | $1,500 | 2 / 1 | 0.4 mi | 93% |
| 1702 Hague Ave, Saint Paul 55104 off market | $1,249 | 2 / 1 | 0.7 mi | 93% |
| 1702 Hague Ave, Apt 3, Saint Paul 55104 off market | $1,249 | 2 / 1 | 0.7 mi | 93% |
| 1135-1137 Goodrich Ave, Saint Paul 55105 | $2,350 | 2 / 1 | 0.6 mi | 85% |
| 1696 1/2 Grand Ave, Saint Paul 55105 off market | $1,495 | 2 / 1 | 0.6 mi | 85% |
| 1425 Grand Ave, Saint Paul 55105 | $950 | 1 / 1 | 0.1 mi | 84% |
| 1548 Hague, Saint Paul 55104 | $1,280 | 2 / 1 | 0.5 mi | 84% |
| 104 Snelling Ave N, # 106, Saint Paul 55104 off market | $1,750 | 2 / 1 | 0.5 mi | 84% |
| 1372 Selby Ave, Saint Paul 55104 off market | $1,160 | 3 / 1 | 0.5 mi | 84% |
| 1319 Lincoln Ave, Unit 2, Saint Paul 55105 off market | $2,000 | 2 / 1 | 0.2 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
- highTaxes are about $11.5K on a non-homestead bill, a heavy load against modest rents Based on: data: county.tax · AI review
- mediumAsking is $272,817 above the price where cash flow breaks even ($257,183) at the default scenario. Based on: Derived: price $530,000 vs. break-even $257,183
- mediumRental license is listed as a 1-unit residential license and shows expired March 2025, while the building is a duplex Based on: data: city.rental_license · AI review
- mediumNo rents, lease terms or expenses given, so income can't be verified Listing says: Both units are currently rented, providing immediate rental income and added peace of mind for investors. · 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 032823310105: special assessments (payable 2026) = $432.50
- low49 days on market at a price the rents can't support suggests the seller's expectations may be high Based on: data: listing.days_on_market · AI review
Opportunities
- Strong Grand Ave location near Summit and shops supports stable tenant demand Listing says: One block away from Summit Ave. · AI review
- On-site laundry and a 2-car garage can support rents and add garage income Listing says: convenient on-site laundry, and a 2-car garage providing valuable off-street parking and extra storage · AI review
- Both units have the same layout, with a den that adds flexibility to attract tenants Listing says: an adjoining office/den offering additional flexible space · AI review
Questions for the agent
- What are the current rents, lease end dates and security deposits for each unit?
- Who pays heat, water, electric and trash, and are there separate meters?
- Is the property licensed as a 2-unit rental, and why does the city record show a 1-unit license that expired?
- What are the $432 special assessments for, and will the seller pay them at closing?
- How old are the roof, boiler, central air and electrical panels?
- Do the tenants plan to stay, and when did their rents last change?
Bottom line
Attractive, well-located duplex, but at $530K the rents cover only about half the cost, so it only works at a much lower price. AI-assisted summary
What the records say
Where each number comes from
| Property tax / yr Public recordRamsey County record, payable 2026 (non-homestead) | $11,480 |
| Insurance / yr Estimateestimate. from units, square feet and age; get a quote | $2,562 |
| 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 2026-08-14 (52 days); down $20,000 (3.6%) from the first ask of $550,000; last sold for $440,000 on 2020-02-05.
| Date | Event | Price |
|---|---|---|
| Price changed | $530,000 | |
| Listed | $550,000 | |
| Rental removed | $1,995/mo | |
| Sold public record | $440,000 | |
| Sold | $440,000 | |
| Sold public record | $112,500 |
County record Public record
| Recorded as | two family dwelling - up/dwn |
| Living units | 2 |
| Year built | 1922 |
| Market value (2026) | $542,200 |
| Property tax, payable 2026 | $11,480 |
| Special assessments | $432 |
| Homestead | no |
| Last sale | 2024-01-10 |
Source: Ramsey County parcel records.
City rental certificate (CofO)
Residential 1 Unit: 2 unit(s), A, status renewal due, renews 2025-03-14.
Nearest highway
I 94, about 1326 m away.
Crime in Macalester – Groveland
657 incidents in the last 12 months (33 per 1,000 residents), −22% vs. the year before. St. Paul police incidents, excluding proactive visits and community events.