St. Paul › West Side

513 Winslow Ave

Duplex · 2 units: mix unknown ×2 · 3,242 sq ft

Saint Paul, MN · West Side (Cherokee Heights, District del Sol) · View the listing ↗

Cash flows

42 photos

Photos courtesy of Keller Williams Premier Realty - Broker, via Realtor.com.

Asking price: $379,900
Monthly cash flow: $37
Estimated rent: $4,300/mo
Break-even price: $386,875

Adjust the numbers See the full breakdown

From the listing

Renovated Side by Side Duplex is perfect for the investor looking for good Cap Rate or for the owner-occupied wanting extra monthly income. Each unit feels like a separate house offering a front porch, living room, kitchen with nice size eat-in dining, BR and half bath on the main floor. Upper level includes full bath and 3 bedrooms. Unit 515 boasts original wood floors main and upper level, kitchen with granite counters, updated baths and fenced yard. Unit 513 was totally renovated with LVP flooring, new kitchen including appliances, neutral paint throughout, remodeled baths and new heat/AC. Exterior updates include a newer roof, vinyl siding, some updated windows, soffit/facia and trim painted. Great opportunity to own a vintage side-by-side that's been beautifully updated in a nice west side location at a fabulous price!

Listing courtesy of Keller Williams Premier Realty - Broker (Lyn Bockert, Agent). Description from Realtor.com, MLS #7119014. Believed reliable but not guaranteed; confirm with the listing agent. View on Realtor.com ↗

First look

This is a side-by-side with two 4-bed/1.5-bath units, listed at $379,900 after 64 days on market. Our underwriting shows about $37/month cash flow at asking with a 6.5% cap, so it only works if you buy at or below the ask and rents hit our $2,100 and $2,200 estimates. The description gives no rents, no lease status and no utility details, so the rent roll comes first. The rental license shows 'In Process' with a 2024 expiry, so confirm it is current before anything else. The listing says 'some updated windows' and the heating is unclear (county says central, photos show radiators), so find out what actually heats each unit. Worth a showing if the rents check out and the price softens, since the units look clean and the building is simple to run.

Things to consider

Thin cash flow at asking Our model shows about $37/month and a 6.5% cap at the ask. Any vacancy or repair surprise puts it negative.
Rents are unverified and capped No rents are stated, and St. Paul caps increases at 3% a year for sitting tenants. Low existing rents could stay low.
Special assessments and high non-homestead tax Taxes of about $7,267 plus $2,013 in assessments weigh on net income and may carry into the first year.
Rental license status An unlicensed or lapsed rental can block collecting rent or force repairs before approval.
Large units with eight bedrooms total Four-bedroom units wear heavily and tend to need more upkeep, so reserves matter.
Seller bought at $250K in 2019 and now asks $379,900 The renovation may justify some of the gap, but the price relies on rents that are not yet proven.

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 roofListing says: Exterior updates include a newer roof, vinyl siding, some updated windows, soffit/facia and trim painted.
doneUnit 513 full renovation: LVP flooring, new kitchen with appliances, remodeled baths, new heat/ACListing says: Unit 513 was totally renovated with LVP flooring, new kitchen including appliances, neutral paint throughout, remodeled baths and new heat/AC.
doneUnit 515 updated baths and granite kitchen countersListing says: kitchen with granite counters, updated baths and fenced yard

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: $379,900
Cash to close: $87,377
Price per unit: $189,950
GRM: 7.4

Each month

Cash flow: $37/mo
Cash-on-cash: 0.5%
Cap rate: 6.5%
DSCR: 1.02×

Break-even

Price that breaks even: $386,875
Rent that breaks even: $4,251/mo

Long run

Year 30: property vs stocks: $1.67M vs $665K
Cash flow turns positive: year 1

Monthly

Monthly breakdown

Rent	$4,300
Vacancy (6%)	−$258
Collected	$4,042
Property tax Public record	−$606
Insurance Our research	−$283
Water, sewer, trash Our research	−$260
Lawn care ($120 × 6 mo ÷ 12)	−$60
Repairs (9% of rent)	−$387
Capital reserve (9% of rent)	−$387
Net operating income	$2,059
Mortgage (principal + interest)	−$2,022
Cash flow	$37
Principal paid down (equity, not cash)	$257

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

If you buy this building$1,666,423

Your equity when you sell: $866,790
Rental profits, invested at 7%: $799,633

Same money in stocks$665,136

Cash to close, invested at 7%: $665,136

The building comes out $1,001,287 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 $1.67M, stocks $665K. The property wins.

Red flags and opportunities

Watch for

medium$2,013 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 072822140011: special assessments (payable 2026) = $2,013.32
mediumEight bedrooms means heavy wear; repairs and reserves set at 9% each. Source: Our research notes
mediumStone foundation — have it inspected. Source: Our research notes
mediumRental license shows 'In Process' with an expiry in 2024, so it may not be current Based on: data: city.rental_license · AI review
mediumDescription gives no rents, lease status or occupancy, so income is unverified Listing says: perfect for the investor looking for good Cap Rate · AI review
lowWindows are only partly updated, and the heat setup is unclear Listing says: some updated windows · AI review
lowTax is billed as non-homestead, which is the rate an investor pays Based on: data: county.tax · AI review

Opportunities

Unit 515 has original finishes and is estimated about $100 below 513. A refresh could narrow the gap if the tenant turns over. Listing says: Unit 515 boasts original wood floors main and upper level · AI review
Owner-occupy one side and rent the other as a house-hack Listing says: the owner-occupied wanting extra monthly income · AI review
64 days on market gives some room to negotiate toward our 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 security deposits for 513 and 515?
What are the $2,013 in special assessments for, and does the seller pay them at closing?
Is the rental license current, and when was the last city inspection?
What heats each unit, and are there separate meters for gas and electric?
How old are the roof, the water heaters and the electrical panels?
Why has it sat for 64 days, and has the price changed?

Bottom line

Clean, simple side-by-side that barely cash flows at asking, so it needs verified rents and a lower price. AI-assisted summary

What the records say

Listing summary

Side-by-side, 3,242 sq ft, each unit feels like a townhouse. 513 fully renovated with new heat/AC; roof 8 yrs or newer; tenants pay gas & electric. On-street parking only.

Where each number comes from

Property tax / yr Public recordRamsey County record, payable 2026 (non-homestead)	$7,267
Insurance / yr Our researchour research. quote-based estimate	$3,400
Water, sewer, trash / mo Our researchour research	$260
Heat / mo Our researchour research	$0
Lawn care / mo Assumptionassumption. $120/mo for 6 months, spread over 12; no snow removal	$60
Repairs / capital reserve Our researchour research	9% / 9%

Price history Realtor.com

On the market since 2026-07-30 (67 days, relisted 1×); down $5,100 (1.3%) from the first ask of $385,000; last sold for $250,000 on 2019-09-27.

Date	Event	Price
2026-09-14	Price changed	$379,900
2026-08-17	Relisted	$385,000
2026-08-09	Removed	$385,000
2026-07-30	Listed	$385,000
2019-09-27	Sold	$250,000
2014-10-04	Sold	$129,900
2014-08-26	Listed	$129,900
2012-03-11	Removed	$149,900
2012-01-12	Price changed	$149,900
2011-12-08	Listed	$159,900
2011-06-13	Removed	$179,900
2010-09-21	Price changed	$179,900
2010-09-07	Price changed	$184,900
2010-08-10	Price changed	$189,900
2010-07-22	Listed	$192,900
2002-05-02	Sold public record	$175,000
1998-11-19	Sold public record	$79,000
1998-05-19	Sold public record	$78,900

County record Public record

Recorded as	two family dwelling - side/side
Living units	2
Year built	1905
Market value (2026)	$361,100
Property tax, payable 2026	$7,267
Special assessments	$2,013
Homestead	no
Last sale	2019-09-27 · $250,000

Source: Ramsey County parcel records.

City rental certificate (CofO)

Residential 2 Units: 2 unit(s), B, status in process, renews 2024-06-14.

Nearest highway

CH 37, about 1369 m away.

Crime in West Side

708 incidents in the last 12 months (45 per 1,000 residents), −17% vs. the year before. St. Paul police incidents, excluding proactive visits and community events.