588 Selby Ave
Triplex · 3 units: 2 bed / 1 bath ×2 and 1 bed / 1 bath unit split estimated · 2,703 sq ft
Saint Paul, MN · Summit – University (Rondo, Cathedral Hill) · View the listing ↗
Photos courtesy of Edina Realty, Inc., via Realtor.com.
- Asking price
- $580,000 3 units · $193K per unit
- Monthly cash flow
- −$1,258 at 20% down, 7%
- Break-even price
- $343,726 where cash flow hits $0
First look
This is a relocated 1869 Victorian triplex asking $580K against a county market value of $483.5K. Our numbers show about -$1,258 a month and a 3.8% cap rate, and break-even sits near $344K, so the price is the problem. The description gives no rents, no leases and no unit mix, so ask for the rent roll and trailing-12 expenses before anything else. The seller is offering a rate buydown or a Contract for Deed under 6%, and 81 days on market suggests room to negotiate. Photos show dated but livable units with baseboard heat and window AC. Show it only if the price moves a long way, and have the moved foundation and the structure inspected first.
Things to consider
- Price is far above what the income supports Our model has about -$1,258 a month at ask and break-even near $344K. A large price cut or strong rents are needed.
- No rents or leases are disclosed Without a rent roll you can't verify income. St. Paul's 3% cap also limits raises on sitting tenants.
- Moved 1869 structure with a 1980s foundation Structural and systems condition drive repair risk and insurability. An inspection comes before any offer.Listing says: “Originally relocated to its current location in the late 1980s”
- Taxes and assessments weigh on cash flow Non-homestead tax of about $10.3K plus $649 in assessments takes a large share of the likely rent.
- Seller financing could help but adds risk A buydown or sub-6% contract could improve payments, but the terms matter more than the rate.Listing says: “seller is willing to consider a 2-1 interest rate buydown with acceptable financing”
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
- doneFresh paint, new flooring, updated appliances, closet improvementsListing says: Numerous updates have been completed over the past few years, including fresh paint, new flooring, updated appliances, closet improvements, and more.
- doneFoundation, plumbing, electrical and windows rebuilt during the late-1980s moveListing says: the foundation, plumbing, electrical, windows, and much of the interior were rebuilt during the move
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
- $580,000
- Cash to close
- $75,400
- Price per unit
- $193,333
- GRM
- 11.2
Each month
- Cash flow
- −$1,970/mo
- Cash-on-cash
- −31.3%
- Cap rate
- 3.8%
- DSCR
- 0.48×
Break-even
- Price that breaks even
- $279,296
- Rent that breaks even
- $6,858/mo
Long run
- Year 30: property vs stocks
- $1.33M vs $1.91M
- Cash flow turns positive
- year 27
The deal
- Price
- $580,000
- Cash to close
- $75,400
- Price per unit
- $193,333
- GRM
- 11.2
Each month
- Cash flow
- −$2,333/mo
- Cash-on-cash
- −37.1%
- Cap rate
- 3.0%
- DSCR
- 0.39×
Break-even
- Price that breaks even
- $223,759
- Rent that breaks even
- $7,705/mo
Long run
- Year 30: property vs stocks
- $1.32M vs $2.47M
- Cash flow turns positive
- not within 30 years
The deal
- Price
- $570,000
- Cash to close
- $74,100
- Price per unit
- $190,000
- GRM
- 11.0
Each month
- Cash flow
- −$1,904/mo
- Cash-on-cash
- −30.8%
- Cap rate
- 3.9%
- DSCR
- 0.49×
Break-even
- Price that breaks even
- $279,296
- Rent that breaks even
- $6,773/mo
Long run
- Year 30: property vs stocks
- $1.31M vs $1.84M
- Cash flow turns positive
- year 26
The deal
- Price
- $570,000
- Cash to close
- $74,100
- Price per unit
- $190,000
- GRM
- 11.0
Each month
- Cash flow
- −$2,268/mo
- Cash-on-cash
- −36.7%
- Cap rate
- 3.1%
- DSCR
- 0.39×
Break-even
- Price that breaks even
- $223,759
- Rent that breaks even
- $7,609/mo
Long run
- Year 30: property vs stocks
- $1.30M vs $2.39M
- Cash flow turns positive
- not within 30 years
The deal
- Price
- $580,000
- Cash to close
- $133,400
- Price per unit
- $193,333
- GRM
- 11.2
Each month
- Cash flow
- −$1,258/mo
- Cash-on-cash
- −11.3%
- Cap rate
- 3.8%
- DSCR
- 0.59×
Break-even
- Price that breaks even
- $343,726
- Rent that breaks even
- $5,933/mo
Long run
- Year 30: property vs stocks
- $1.37M vs $1.85M
- Cash flow turns positive
- year 22
The deal
- Price
- $580,000
- Cash to close
- $133,400
- Price per unit
- $193,333
- GRM
- 11.2
Each month
- Cash flow
- −$1,621/mo
- Cash-on-cash
- −14.6%
- Cap rate
- 3.0%
- DSCR
- 0.47×
Break-even
- Price that breaks even
- $275,377
- Rent that breaks even
- $6,666/mo
Long run
- Year 30: property vs stocks
- $1.32M vs $2.37M
- Cash flow turns positive
- not within 30 years
The deal
- Price
- $570,000
- Cash to close
- $131,100
- Price per unit
- $190,000
- GRM
- 11.0
Each month
- Cash flow
- −$1,204/mo
- Cash-on-cash
- −11.0%
- Cap rate
- 3.9%
- DSCR
- 0.60×
Break-even
- Price that breaks even
- $343,726
- Rent that breaks even
- $5,864/mo
Long run
- Year 30: property vs stocks
- $1.35M vs $1.78M
- Cash flow turns positive
- year 22
The deal
- Price
- $570,000
- Cash to close
- $131,100
- Price per unit
- $190,000
- GRM
- 11.0
Each month
- Cash flow
- −$1,568/mo
- Cash-on-cash
- −14.4%
- Cap rate
- 3.1%
- DSCR
- 0.48×
Break-even
- Price that breaks even
- $275,377
- Rent that breaks even
- $6,588/mo
Long run
- Year 30: property vs stocks
- $1.30M vs $2.29M
- Cash flow turns positive
- not within 30 years
The deal
- Price
- $580,000
- Cash to close
- $162,400
- Price per unit
- $193,333
- GRM
- 11.2
Each month
- Cash flow
- −$1,065/mo
- Cash-on-cash
- −7.9%
- Cap rate
- 3.8%
- DSCR
- 0.63×
Break-even
- Price that breaks even
- $366,641
- Rent that breaks even
- $5,683/mo
Long run
- Year 30: property vs stocks
- $1.40M vs $1.88M
- Cash flow turns positive
- year 20
The deal
- Price
- $580,000
- Cash to close
- $162,400
- Price per unit
- $193,333
- GRM
- 11.2
Each month
- Cash flow
- −$1,428/mo
- Cash-on-cash
- −10.6%
- Cap rate
- 3.0%
- DSCR
- 0.51×
Break-even
- Price that breaks even
- $293,736
- Rent that breaks even
- $6,384/mo
Long run
- Year 30: property vs stocks
- $1.32M vs $2.37M
- Cash flow turns positive
- year 30
The deal
- Price
- $570,000
- Cash to close
- $159,600
- Price per unit
- $190,000
- GRM
- 11.0
Each month
- Cash flow
- −$1,015/mo
- Cash-on-cash
- −7.6%
- Cap rate
- 3.9%
- DSCR
- 0.64×
Break-even
- Price that breaks even
- $366,641
- Rent that breaks even
- $5,618/mo
Long run
- Year 30: property vs stocks
- $1.39M vs $1.82M
- Cash flow turns positive
- year 19
The deal
- Price
- $570,000
- Cash to close
- $159,600
- Price per unit
- $190,000
- GRM
- 11.0
Each month
- Cash flow
- −$1,378/mo
- Cash-on-cash
- −10.4%
- Cap rate
- 3.1%
- DSCR
- 0.52×
Break-even
- Price that breaks even
- $293,736
- Rent that breaks even
- $6,311/mo
Long run
- Year 30: property vs stocks
- $1.30M vs $2.30M
- Cash flow turns positive
- year 29
Monthly
Monthly breakdown
| Rent | $4,300 |
| Vacancy (6%) | −$258 |
| Collected | $4,042 |
| Property tax Public record | −$857 |
| Insurance Estimate | −$309 |
| Water, sewer, trash Estimate | −$255 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$344 |
| Capital reserve (9% of rent) | −$387 |
| Net operating income | $1,829 |
| Mortgage (principal + interest) | −$3,473 |
| PMI | −$326 |
| Cash flow | −$1,970 |
| Principal paid down (equity, not cash) | $442 |
| Rent | $4,300 |
| Vacancy (6%) | −$258 |
| Collected | $4,042 |
| Property tax Public record | −$857 |
| Insurance Estimate | −$309 |
| Water, sewer, trash Estimate | −$255 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$344 |
| Capital reserve (9% of rent) | −$387 |
| Property management | −$364 |
| Net operating income | $1,466 |
| Mortgage (principal + interest) | −$3,473 |
| PMI | −$326 |
| Cash flow | −$2,333 |
| Principal paid down (equity, not cash) | $442 |
| Rent | $4,300 |
| Vacancy (6%) | −$258 |
| Collected | $4,042 |
| Property tax Public record | −$857 |
| Insurance Estimate | −$309 |
| Water, sewer, trash Estimate | −$255 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$344 |
| Capital reserve (9% of rent) | −$387 |
| Net operating income | $1,829 |
| Mortgage (principal + interest) | −$3,413 |
| PMI | −$321 |
| Cash flow | −$1,904 |
| Principal paid down (equity, not cash) | $434 |
| Rent | $4,300 |
| Vacancy (6%) | −$258 |
| Collected | $4,042 |
| Property tax Public record | −$857 |
| Insurance Estimate | −$309 |
| Water, sewer, trash Estimate | −$255 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$344 |
| Capital reserve (9% of rent) | −$387 |
| Property management | −$364 |
| Net operating income | $1,466 |
| Mortgage (principal + interest) | −$3,413 |
| PMI | −$321 |
| Cash flow | −$2,268 |
| Principal paid down (equity, not cash) | $434 |
| Rent | $4,300 |
| Vacancy (6%) | −$258 |
| Collected | $4,042 |
| Property tax Public record | −$857 |
| Insurance Estimate | −$309 |
| Water, sewer, trash Estimate | −$255 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$344 |
| Capital reserve (9% of rent) | −$387 |
| Net operating income | $1,829 |
| Mortgage (principal + interest) | −$3,087 |
| Cash flow | −$1,258 |
| Principal paid down (equity, not cash) | $393 |
| Rent | $4,300 |
| Vacancy (6%) | −$258 |
| Collected | $4,042 |
| Property tax Public record | −$857 |
| Insurance Estimate | −$309 |
| Water, sewer, trash Estimate | −$255 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$344 |
| Capital reserve (9% of rent) | −$387 |
| Property management | −$364 |
| Net operating income | $1,466 |
| Mortgage (principal + interest) | −$3,087 |
| Cash flow | −$1,621 |
| Principal paid down (equity, not cash) | $393 |
| Rent | $4,300 |
| Vacancy (6%) | −$258 |
| Collected | $4,042 |
| Property tax Public record | −$857 |
| Insurance Estimate | −$309 |
| Water, sewer, trash Estimate | −$255 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$344 |
| Capital reserve (9% of rent) | −$387 |
| Net operating income | $1,829 |
| Mortgage (principal + interest) | −$3,034 |
| Cash flow | −$1,204 |
| Principal paid down (equity, not cash) | $386 |
| Rent | $4,300 |
| Vacancy (6%) | −$258 |
| Collected | $4,042 |
| Property tax Public record | −$857 |
| Insurance Estimate | −$309 |
| Water, sewer, trash Estimate | −$255 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$344 |
| Capital reserve (9% of rent) | −$387 |
| Property management | −$364 |
| Net operating income | $1,466 |
| Mortgage (principal + interest) | −$3,034 |
| Cash flow | −$1,568 |
| Principal paid down (equity, not cash) | $386 |
| Rent | $4,300 |
| Vacancy (6%) | −$258 |
| Collected | $4,042 |
| Property tax Public record | −$857 |
| Insurance Estimate | −$309 |
| Water, sewer, trash Estimate | −$255 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$344 |
| Capital reserve (9% of rent) | −$387 |
| Net operating income | $1,829 |
| Mortgage (principal + interest) | −$2,894 |
| Cash flow | −$1,065 |
| Principal paid down (equity, not cash) | $368 |
| Rent | $4,300 |
| Vacancy (6%) | −$258 |
| Collected | $4,042 |
| Property tax Public record | −$857 |
| Insurance Estimate | −$309 |
| Water, sewer, trash Estimate | −$255 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$344 |
| Capital reserve (9% of rent) | −$387 |
| Property management | −$364 |
| Net operating income | $1,466 |
| Mortgage (principal + interest) | −$2,894 |
| Cash flow | −$1,428 |
| Principal paid down (equity, not cash) | $368 |
| Rent | $4,300 |
| Vacancy (6%) | −$258 |
| Collected | $4,042 |
| Property tax Public record | −$857 |
| Insurance Estimate | −$309 |
| Water, sewer, trash Estimate | −$255 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$344 |
| Capital reserve (9% of rent) | −$387 |
| Net operating income | $1,829 |
| Mortgage (principal + interest) | −$2,844 |
| Cash flow | −$1,015 |
| Principal paid down (equity, not cash) | $362 |
| Rent | $4,300 |
| Vacancy (6%) | −$258 |
| Collected | $4,042 |
| Property tax Public record | −$857 |
| Insurance Estimate | −$309 |
| Water, sewer, trash Estimate | −$255 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$344 |
| Capital reserve (9% of rent) | −$387 |
| Property management | −$364 |
| Net operating income | $1,466 |
| Mortgage (principal + interest) | −$2,844 |
| Cash flow | −$1,378 |
| Principal paid down (equity, not cash) | $362 |
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
- $1,323,343
- Rental profits, invested at 7%
- $9,021
Sells for $1,407,812 (value up 3% a year), minus 6% selling cost ($84,469). Rent paid down $522,000 of loan.
$8,489 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $573,964
- Monthly shortfalls, invested
- $1,337,301
$75,400 put into an index fund instead of the down payment and closing costs.
$301,896 you'd have paid in while the building lost money, invested instead.
Stocks come out $578,901 ahead after 30 years.
- Your equity when you sell
- $1,323,343
- Rental profits, invested at 7%
- $0
Sells for $1,407,812 (value up 3% a year), minus 6% selling cost ($84,469). Rent paid down $522,000 of loan.
$0 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $573,964
- Monthly shortfalls, invested
- $1,894,139
$75,400 put into an index fund instead of the down payment and closing costs.
$501,091 you'd have paid in while the building lost money, invested instead.
Stocks come out $1,144,760 ahead after 30 years.
- Your equity when you sell
- $1,300,528
- Rental profits, invested at 7%
- $12,498
Sells for $1,383,540 (value up 3% a year), minus 6% selling cost ($83,012). Rent paid down $513,000 of loan.
$11,582 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $564,068
- Monthly shortfalls, invested
- $1,271,165
$74,100 put into an index fund instead of the down payment and closing costs.
$283,164 you'd have paid in while the building lost money, invested instead.
Stocks come out $522,208 ahead after 30 years.
- Your equity when you sell
- $1,300,528
- Rental profits, invested at 7%
- $0
Sells for $1,383,540 (value up 3% a year), minus 6% selling cost ($83,012). Rent paid down $513,000 of loan.
$0 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $564,068
- Monthly shortfalls, invested
- $1,824,526
$74,100 put into an index fund instead of the down payment and closing costs.
$479,265 you'd have paid in while the building lost money, invested instead.
Stocks come out $1,088,067 ahead after 30 years.
- Your equity when you sell
- $1,323,343
- Rental profits, invested at 7%
- $44,960
Sells for $1,407,812 (value up 3% a year), minus 6% selling cost ($84,469). Rent paid down $464,000 of loan.
$37,867 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $1,015,475
- Monthly shortfalls, invested
- $834,893
$133,400 put into an index fund instead of the down payment and closing costs.
$176,699 you'd have paid in while the building lost money, invested instead.
Stocks come out $482,065 ahead after 30 years.
- Your equity when you sell
- $1,323,343
- Rental profits, invested at 7%
- $0
Sells for $1,407,812 (value up 3% a year), minus 6% selling cost ($84,469). Rent paid down $464,000 of loan.
$0 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $1,015,475
- Monthly shortfalls, invested
- $1,355,793
$133,400 put into an index fund instead of the down payment and closing costs.
$346,516 you'd have paid in while the building lost money, invested instead.
Stocks come out $1,047,924 ahead after 30 years.
- Your equity when you sell
- $1,300,528
- Rental profits, invested at 7%
- $52,610
Sells for $1,383,540 (value up 3% a year), minus 6% selling cost ($83,012). Rent paid down $456,000 of loan.
$43,615 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $997,967
- Monthly shortfalls, invested
- $782,212
$131,100 put into an index fund instead of the down payment and closing costs.
$163,286 you'd have paid in while the building lost money, invested instead.
Stocks come out $427,042 ahead after 30 years.
- Your equity when you sell
- $1,300,528
- Rental profits, invested at 7%
- $0
Sells for $1,383,540 (value up 3% a year), minus 6% selling cost ($83,012). Rent paid down $456,000 of loan.
$0 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $997,967
- Monthly shortfalls, invested
- $1,295,461
$131,100 put into an index fund instead of the down payment and closing costs.
$327,355 you'd have paid in while the building lost money, invested instead.
Stocks come out $992,901 ahead after 30 years.
- Your equity when you sell
- $1,323,343
- Rental profits, invested at 7%
- $77,236
Sells for $1,407,812 (value up 3% a year), minus 6% selling cost ($84,469). Rent paid down $435,000 of loan.
$61,122 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $1,236,230
- Monthly shortfalls, invested
- $648,469
$162,400 put into an index fund instead of the down payment and closing costs.
$130,496 you'd have paid in while the building lost money, invested instead.
Stocks come out $484,120 ahead after 30 years.
- Your equity when you sell
- $1,323,343
- Rental profits, invested at 7%
- $402
Sells for $1,407,812 (value up 3% a year), minus 6% selling cost ($84,469). Rent paid down $435,000 of loan.
$402 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $1,236,230
- Monthly shortfalls, invested
- $1,137,494
$162,400 put into an index fund instead of the down payment and closing costs.
$277,460 you'd have paid in while the building lost money, invested instead.
Stocks come out $1,049,979 ahead after 30 years.
- Your equity when you sell
- $1,300,528
- Rental profits, invested at 7%
- $87,713
Sells for $1,383,540 (value up 3% a year), minus 6% selling cost ($83,012). Rent paid down $427,500 of loan.
$68,196 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $1,214,916
- Monthly shortfalls, invested
- $602,385
$159,600 put into an index fund instead of the down payment and closing costs.
$119,607 you'd have paid in while the building lost money, invested instead.
Stocks come out $429,061 ahead after 30 years.
- Your equity when you sell
- $1,300,528
- Rental profits, invested at 7%
- $1,218
Sells for $1,383,540 (value up 3% a year), minus 6% selling cost ($83,012). Rent paid down $427,500 of loan.
$1,204 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $1,214,916
- Monthly shortfalls, invested
- $1,081,750
$159,600 put into an index fund instead of the down payment and closing costs.
$260,299 you'd have paid in while the building lost money, invested instead.
Stocks come out $994,921 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 $1.33M, stocks $1.91M. Stocks win.
Year 30 (loan paid off): property $1.32M, stocks $2.47M. Stocks win.
Year 30 (loan paid off): property $1.31M, stocks $1.84M. Stocks win.
Year 30 (loan paid off): property $1.30M, stocks $2.39M. Stocks win.
Year 30 (loan paid off): property $1.37M, stocks $1.85M. Stocks win.
Year 30 (loan paid off): property $1.32M, stocks $2.37M. Stocks win.
Year 30 (loan paid off): property $1.35M, stocks $1.78M. Stocks win.
Year 30 (loan paid off): property $1.30M, stocks $2.29M. Stocks win.
Year 30 (loan paid off): property $1.40M, stocks $1.88M. Stocks win.
Year 30 (loan paid off): property $1.32M, stocks $2.37M. Stocks win.
Year 30 (loan paid off): property $1.39M, stocks $1.82M. Stocks win.
Year 30 (loan paid off): property $1.30M, stocks $2.30M. Stocks win.
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 $1,525/mo · range $1,350–$1,750 · 13 rentals within 0.75 mi
| Address | Rent | Bd / Ba | Distance |
|---|---|---|---|
| 640 Dayton Ave, Saint Paul | $1,900 | 2 / 1 | 0.1 mi |
| 655 Selby Ave, Saint Paul | $1,300 | 2 / 1 | 0.1 mi |
| 651-655 Portland Ave, Saint Paul | $1,449 | 2 / 1 | 0.3 mi |
| 755 Selby Ave, Saint Paul | $1,500 | 2 / 1 | 0.3 mi |
| 204 Western Ave N, Saint Paul | $1,275 | 2 / 1 | 0.5 mi |
| 826 Selby Ave Apt 2, Saint Paul | $1,700 | 2 / 1 | 0.5 mi |
| 228 Victoria St N Apt 2, Saint Paul | $1,695 | 2 / 1 | 0.6 mi |
| 874 Selby Ave Apt 3, Saint Paul | $1,250 | 2 / 1 | 0.6 mi |
| 874 Selby Ave, Saint Paul | $1,250 | 2 / 1 | 0.6 mi |
| 627 Aurora Ave W, Saint Paul | $1,300 | 2 / 1 | 0.6 mi |
1 bed estimate $1,250/mo · range $1,150–$1,375 · 18 rentals within 0.75 mi
| Address | Rent | Bd / Ba | Distance |
|---|---|---|---|
| 655 Selby Ave, Saint Paul | $1,150 | 1 / 1 | 0.1 mi |
| 556 Ashland Ave, Saint Paul | $1,289 | 1 / 1 | 0.2 mi |
| 719 Hague Ave, Saint Paul | $1,075 | 1 / 1 | 0.3 mi |
| 702 Holly Ave, Saint Paul | $1,099 | 1 / 1 | 0.3 mi |
| 203 Grotto St N, Saint Paul | $1,195 | 1 / 1 | 0.3 mi |
| 755 Selby Ave, Saint Paul | $1,300 | 1 / 1 | 0.3 mi |
| 400 Selby Ave, Saint Paul | $1,585 | 1 / 1 | 0.3 mi |
| 610 Summit Ave, Saint Paul | $1,075 | 1 / 1 | 0.4 mi |
| 643 Grand Avenue-643 Grand Ave, Saint Paul | $1,600 | 1 / 1 | 0.4 mi |
| 383 Dayton Ave, Saint Paul | $1,499 | 1 / 1 | 0.4 mi |
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
- highUnusual ownership (land trust, ground lease or co-op): resale price limits or lease terms can cap your upside. Listing says: "Summit-University neighborhoods, you're just steps from Mississippi Market Co-op , popular restaurants, coffee shops, and boutique shopping"
- highRelocated building: the foundation and systems date from the 1980s move, not new construction. Get a structural inspection and permit records for the move. Listing says: Originally relocated to its current location in the late 1980s · AI review
- mediumAsking is $236,274 above the price where cash flow breaks even ($343,726) at the default scenario. Based on: Derived: price $580,000 vs. break-even $343,726
- mediumOffered seller financing (Contract for Deed) can carry balloon terms and title risks. Have an attorney review before considering it. Listing says: a Contract for Deed lower than 6% interest rate · AI review
- mediumRental license for 3 units shows as pending. Confirm it is issued and the unit count is legal. Based on: data: city.rental_license · AI review
- mediumTaxes are about $10.3K at non-homestead, a heavy load against the likely rents. Based on: data: county.tax · AI review
- low$649 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 012823220168: special assessments (payable 2026) = $648.76
Opportunities
- Motivated-seller language: room to negotiate. Listing says: "Motivated seller offering flexible financing options on this one-of-a-kind Saint"
- Seller is motivated and open to a rate buydown, so there is room on both price and terms. Listing says: Motivated seller offering flexible financing options · AI review
- Four off-street spaces and alley access are a real draw for tenants in this area. Listing says: four off-street parking spaces and a generous backyard with alley access · AI review
- Walkable Cathedral Hill location with strong rental demand. Listing says: just steps from Mississippi Market Co-op, popular restaurants, coffee shops · AI review
Questions for the agent
- What are the current rents, lease end dates and security deposits for each unit?
- What are the trailing-12 expenses, including who pays heat, water and trash?
- Is there documentation of the 1980s move, with permits and engineering reports for the foundation?
- Why is the rental license pending, and what is the unit count on it?
- What are the exact terms of the Contract for Deed and the buydown, including balloon and prepayment terms?
- What are the special assessments for, and who pays them at closing?
Bottom line
Interesting building, but at $580K it loses about $1,250 a month in our model, 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) | $10,285 |
| Insurance / yr Estimateestimate. from units, square feet and age; get a quote | $3,713 |
| Water, sewer, trash / mo Estimateestimate. $85/unit/mo, owner-paid | $255 |
| 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 1869: +1 pt capital reserve | 8% / 9% |
Price history Realtor.com
On the market since 2026-06-28 (99 days, relisted 1×).
| Date | Event | Price |
|---|---|---|
| Price changed | $580,000 | |
| Listed | $600,000 | |
| Removed | $549,900 | |
| Removed | $560,000 |
County record Public record
| Recorded as | three family dwelling, platted lot |
| Living units | 3 |
| Year built | 1869 |
| Market value (2026) | $483,500 |
| Property tax, payable 2026 | $10,285 |
| Special assessments | $649 |
| Homestead | no |
| Last sale | — |
Source: Ramsey County parcel records.
City rental certificate (CofO)
Residential 3+ Units: 3 unit(s), A, status pending, renews 2028-06-30.
Nearest highway
I 94, about 604 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.