596 Case Ave
Duplex · 2 units: 2 bed / 1 bath ×2 unit split estimated · 1,747 sq ft
Saint Paul, MN · Payne – Phalen (Railroad Island) · View the listing ↗
Photos courtesy of Exp Realty - Broker, via Realtor.com.
- Asking price
- $170,000 2 units · $85K per unit
- Monthly cash flow
- $514 at 20% down, 7%
- Estimated rent
- $2,900/mo medium confidence
- Break-even price
- $266,530 where cash flow hits $0
First look
This is a thin listing: two 2-bed/1-bath units, a detached 2-car garage, and nothing on rents, leases, heat or systems. At $170K our model shows about $514/mo cash flow and a 10.0% cap rate using $1,450 per unit, but those rents are our estimates, not the seller's numbers. The price is under the 2022 sale of $207K and well under the county's $249K value, so ask why it's cheap. The photo shows an 1890 house with dated siding and a small front step, so condition is the big unknown. Get the rent roll, utility setup and the assessment details first, then decide if it's worth a showing.
Things to consider
- Cash flow depends on estimated rents Our $514/mo uses $1,450 per unit, which the seller hasn't confirmed. If actual rents are lower, cash flow shrinks fast.
- Rent increases are capped in St. Paul Sitting tenants can only see 3% annual increases, so below-market rents can't be fixed quickly.
- 1890 building with unknown systems Heat, wiring, plumbing and foundation age drive repair costs on a house this old, and none are disclosed.
- Non-owner-occupied tax and assessments The county bill shows non-homestead tax plus $1,701 in assessments, which cut into income if they recur.
- Pending rental license A pending license can mean an open inspection with required repairs before you can legally collect rent.
From the photos
Based on 1 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
- $170,000
- Cash to close
- $22,100
- Price per unit
- $85,000
- GRM
- 4.9
Each month
- Cash flow
- $305/mo
- Cash-on-cash
- 16.6%
- Cap rate
- 10.0%
- DSCR
- 1.27×
Break-even
- Price that breaks even
- $216,570
- Rent that breaks even
- $2,504/mo
Long run
- Year 30: property vs stocks
- $1.34M vs $168K
- Cash flow turns positive
- year 1
The deal
- Price
- $170,000
- Cash to close
- $22,100
- Price per unit
- $85,000
- GRM
- 4.9
Each month
- Cash flow
- $60/mo
- Cash-on-cash
- 3.2%
- Cap rate
- 8.3%
- DSCR
- 1.05×
Break-even
- Price that breaks even
- $179,115
- Rent that breaks even
- $2,813/mo
Long run
- Year 30: property vs stocks
- $954K vs $168K
- Cash flow turns positive
- year 1
The deal
- Price
- $160,000
- Cash to close
- $20,800
- Price per unit
- $80,000
- GRM
- 4.6
Each month
- Cash flow
- $371/mo
- Cash-on-cash
- 21.4%
- Cap rate
- 10.6%
- DSCR
- 1.35×
Break-even
- Price that breaks even
- $216,570
- Rent that breaks even
- $2,419/mo
Long run
- Year 30: property vs stocks
- $1.38M vs $158K
- Cash flow turns positive
- year 1
The deal
- Price
- $160,000
- Cash to close
- $20,800
- Price per unit
- $80,000
- GRM
- 4.6
Each month
- Cash flow
- $125/mo
- Cash-on-cash
- 7.2%
- Cap rate
- 8.8%
- DSCR
- 1.12×
Break-even
- Price that breaks even
- $179,115
- Rent that breaks even
- $2,717/mo
Long run
- Year 30: property vs stocks
- $1.00M vs $158K
- Cash flow turns positive
- year 1
The deal
- Price
- $170,000
- Cash to close
- $39,100
- Price per unit
- $85,000
- GRM
- 4.9
Each month
- Cash flow
- $514/mo
- Cash-on-cash
- 15.8%
- Cap rate
- 10.0%
- DSCR
- 1.57×
Break-even
- Price that breaks even
- $266,530
- Rent that breaks even
- $2,233/mo
Long run
- Year 30: property vs stocks
- $1.49M vs $298K
- Cash flow turns positive
- year 1
The deal
- Price
- $170,000
- Cash to close
- $39,100
- Price per unit
- $85,000
- GRM
- 4.9
Each month
- Cash flow
- $268/mo
- Cash-on-cash
- 8.2%
- Cap rate
- 8.3%
- DSCR
- 1.30×
Break-even
- Price that breaks even
- $220,434
- Rent that breaks even
- $2,508/mo
Long run
- Year 30: property vs stocks
- $1.11M vs $298K
- Cash flow turns positive
- year 1
The deal
- Price
- $160,000
- Cash to close
- $36,800
- Price per unit
- $80,000
- GRM
- 4.6
Each month
- Cash flow
- $567/mo
- Cash-on-cash
- 18.5%
- Cap rate
- 10.6%
- DSCR
- 1.67×
Break-even
- Price that breaks even
- $266,530
- Rent that breaks even
- $2,164/mo
Long run
- Year 30: property vs stocks
- $1.53M vs $280K
- Cash flow turns positive
- year 1
The deal
- Price
- $160,000
- Cash to close
- $36,800
- Price per unit
- $80,000
- GRM
- 4.6
Each month
- Cash flow
- $322/mo
- Cash-on-cash
- 10.5%
- Cap rate
- 8.8%
- DSCR
- 1.38×
Break-even
- Price that breaks even
- $220,434
- Rent that breaks even
- $2,431/mo
Long run
- Year 30: property vs stocks
- $1.15M vs $280K
- Cash flow turns positive
- year 1
The deal
- Price
- $170,000
- Cash to close
- $47,600
- Price per unit
- $85,000
- GRM
- 4.9
Each month
- Cash flow
- $570/mo
- Cash-on-cash
- 14.4%
- Cap rate
- 10.0%
- DSCR
- 1.67×
Break-even
- Price that breaks even
- $284,298
- Rent that breaks even
- $2,159/mo
Long run
- Year 30: property vs stocks
- $1.56M vs $362K
- Cash flow turns positive
- year 1
The deal
- Price
- $170,000
- Cash to close
- $47,600
- Price per unit
- $85,000
- GRM
- 4.9
Each month
- Cash flow
- $325/mo
- Cash-on-cash
- 8.2%
- Cap rate
- 8.3%
- DSCR
- 1.38×
Break-even
- Price that breaks even
- $235,130
- Rent that breaks even
- $2,426/mo
Long run
- Year 30: property vs stocks
- $1.18M vs $362K
- Cash flow turns positive
- year 1
The deal
- Price
- $160,000
- Cash to close
- $44,800
- Price per unit
- $80,000
- GRM
- 4.6
Each month
- Cash flow
- $620/mo
- Cash-on-cash
- 16.6%
- Cap rate
- 10.6%
- DSCR
- 1.78×
Break-even
- Price that breaks even
- $284,298
- Rent that breaks even
- $2,095/mo
Long run
- Year 30: property vs stocks
- $1.59M vs $341K
- Cash flow turns positive
- year 1
The deal
- Price
- $160,000
- Cash to close
- $44,800
- Price per unit
- $80,000
- GRM
- 4.6
Each month
- Cash flow
- $375/mo
- Cash-on-cash
- 10.0%
- Cap rate
- 8.8%
- DSCR
- 1.47×
Break-even
- Price that breaks even
- $235,130
- Rent that breaks even
- $2,353/mo
Long run
- Year 30: property vs stocks
- $1.21M vs $341K
- Cash flow turns positive
- year 1
Monthly
Monthly breakdown
| Rent | $2,900 |
| Vacancy (6%) | −$174 |
| Collected | $2,726 |
| Property tax Public record | −$379 |
| Insurance Estimate | −$205 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$232 |
| Capital reserve (9% of rent) | −$261 |
| Net operating income | $1,419 |
| Mortgage (principal + interest) | −$1,018 |
| PMI | −$96 |
| Cash flow | $305 |
| Principal paid down (equity, not cash) | $130 |
| Rent | $2,900 |
| Vacancy (6%) | −$174 |
| Collected | $2,726 |
| Property tax Public record | −$379 |
| Insurance Estimate | −$205 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$232 |
| Capital reserve (9% of rent) | −$261 |
| Property management | −$245 |
| Net operating income | $1,173 |
| Mortgage (principal + interest) | −$1,018 |
| PMI | −$96 |
| Cash flow | $60 |
| Principal paid down (equity, not cash) | $130 |
| Rent | $2,900 |
| Vacancy (6%) | −$174 |
| Collected | $2,726 |
| Property tax Public record | −$379 |
| Insurance Estimate | −$205 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$232 |
| Capital reserve (9% of rent) | −$261 |
| Net operating income | $1,419 |
| Mortgage (principal + interest) | −$958 |
| PMI | −$90 |
| Cash flow | $371 |
| Principal paid down (equity, not cash) | $122 |
| Rent | $2,900 |
| Vacancy (6%) | −$174 |
| Collected | $2,726 |
| Property tax Public record | −$379 |
| Insurance Estimate | −$205 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$232 |
| Capital reserve (9% of rent) | −$261 |
| Property management | −$245 |
| Net operating income | $1,173 |
| Mortgage (principal + interest) | −$958 |
| PMI | −$90 |
| Cash flow | $125 |
| Principal paid down (equity, not cash) | $122 |
| Rent | $2,900 |
| Vacancy (6%) | −$174 |
| Collected | $2,726 |
| Property tax Public record | −$379 |
| Insurance Estimate | −$205 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$232 |
| Capital reserve (9% of rent) | −$261 |
| Net operating income | $1,419 |
| Mortgage (principal + interest) | −$905 |
| Cash flow | $514 |
| Principal paid down (equity, not cash) | $115 |
| Rent | $2,900 |
| Vacancy (6%) | −$174 |
| Collected | $2,726 |
| Property tax Public record | −$379 |
| Insurance Estimate | −$205 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$232 |
| Capital reserve (9% of rent) | −$261 |
| Property management | −$245 |
| Net operating income | $1,173 |
| Mortgage (principal + interest) | −$905 |
| Cash flow | $268 |
| Principal paid down (equity, not cash) | $115 |
| Rent | $2,900 |
| Vacancy (6%) | −$174 |
| Collected | $2,726 |
| Property tax Public record | −$379 |
| Insurance Estimate | −$205 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$232 |
| Capital reserve (9% of rent) | −$261 |
| Net operating income | $1,419 |
| Mortgage (principal + interest) | −$852 |
| Cash flow | $567 |
| Principal paid down (equity, not cash) | $108 |
| Rent | $2,900 |
| Vacancy (6%) | −$174 |
| Collected | $2,726 |
| Property tax Public record | −$379 |
| Insurance Estimate | −$205 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$232 |
| Capital reserve (9% of rent) | −$261 |
| Property management | −$245 |
| Net operating income | $1,173 |
| Mortgage (principal + interest) | −$852 |
| Cash flow | $322 |
| Principal paid down (equity, not cash) | $108 |
| Rent | $2,900 |
| Vacancy (6%) | −$174 |
| Collected | $2,726 |
| Property tax Public record | −$379 |
| Insurance Estimate | −$205 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$232 |
| Capital reserve (9% of rent) | −$261 |
| Net operating income | $1,419 |
| Mortgage (principal + interest) | −$848 |
| Cash flow | $570 |
| Principal paid down (equity, not cash) | $108 |
| Rent | $2,900 |
| Vacancy (6%) | −$174 |
| Collected | $2,726 |
| Property tax Public record | −$379 |
| Insurance Estimate | −$205 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$232 |
| Capital reserve (9% of rent) | −$261 |
| Property management | −$245 |
| Net operating income | $1,173 |
| Mortgage (principal + interest) | −$848 |
| Cash flow | $325 |
| Principal paid down (equity, not cash) | $108 |
| Rent | $2,900 |
| Vacancy (6%) | −$174 |
| Collected | $2,726 |
| Property tax Public record | −$379 |
| Insurance Estimate | −$205 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$232 |
| Capital reserve (9% of rent) | −$261 |
| Net operating income | $1,419 |
| Mortgage (principal + interest) | −$798 |
| Cash flow | $620 |
| Principal paid down (equity, not cash) | $102 |
| Rent | $2,900 |
| Vacancy (6%) | −$174 |
| Collected | $2,726 |
| Property tax Public record | −$379 |
| Insurance Estimate | −$205 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$232 |
| Capital reserve (9% of rent) | −$261 |
| Property management | −$245 |
| Net operating income | $1,173 |
| Mortgage (principal + interest) | −$798 |
| Cash flow | $375 |
| Principal paid down (equity, not cash) | $102 |
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
- $387,877
- Rental profits, invested at 7%
- $948,182
Sells for $412,635 (value up 3% a year), minus 6% selling cost ($24,758). Rent paid down $153,000 of loan.
$399,284 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $168,231
$22,100 put into an index fund instead of the down payment and closing costs.
The building comes out $1,167,828 ahead after 30 years.
- Your equity when you sell
- $387,877
- Rental profits, invested at 7%
- $566,556
Sells for $412,635 (value up 3% a year), minus 6% selling cost ($24,758). Rent paid down $153,000 of loan.
$259,218 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $168,231
$22,100 put into an index fund instead of the down payment and closing costs.
The building comes out $786,202 ahead after 30 years.
- Your equity when you sell
- $365,060
- Rental profits, invested at 7%
- $1,017,795
Sells for $388,362 (value up 3% a year), minus 6% selling cost ($23,302). Rent paid down $144,000 of loan.
$421,109 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $158,335
$20,800 put into an index fund instead of the down payment and closing costs.
The building comes out $1,224,520 ahead after 30 years.
- Your equity when you sell
- $365,060
- Rental profits, invested at 7%
- $636,169
Sells for $388,362 (value up 3% a year), minus 6% selling cost ($23,302). Rent paid down $144,000 of loan.
$281,044 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $158,335
$20,800 put into an index fund instead of the down payment and closing costs.
The building comes out $842,895 ahead after 30 years.
- Your equity when you sell
- $387,877
- Rental profits, invested at 7%
- $1,105,973
Sells for $412,635 (value up 3% a year), minus 6% selling cost ($24,758). Rent paid down $136,000 of loan.
$444,590 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $297,639
$39,100 put into an index fund instead of the down payment and closing costs.
The building comes out $1,196,211 ahead after 30 years.
- Your equity when you sell
- $387,877
- Rental profits, invested at 7%
- $724,348
Sells for $412,635 (value up 3% a year), minus 6% selling cost ($24,758). Rent paid down $136,000 of loan.
$304,524 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $297,639
$39,100 put into an index fund instead of the down payment and closing costs.
The building comes out $814,585 ahead after 30 years.
- Your equity when you sell
- $365,060
- Rental profits, invested at 7%
- $1,166,305
Sells for $388,362 (value up 3% a year), minus 6% selling cost ($23,302). Rent paid down $128,000 of loan.
$463,751 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $280,131
$36,800 put into an index fund instead of the down payment and closing costs.
The building comes out $1,251,234 ahead after 30 years.
- Your equity when you sell
- $365,060
- Rental profits, invested at 7%
- $784,679
Sells for $388,362 (value up 3% a year), minus 6% selling cost ($23,302). Rent paid down $128,000 of loan.
$323,685 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $280,131
$36,800 put into an index fund instead of the down payment and closing costs.
The building comes out $869,608 ahead after 30 years.
- Your equity when you sell
- $387,877
- Rental profits, invested at 7%
- $1,170,075
Sells for $412,635 (value up 3% a year), minus 6% selling cost ($24,758). Rent paid down $127,500 of loan.
$464,948 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $362,343
$47,600 put into an index fund instead of the down payment and closing costs.
The building comes out $1,195,609 ahead after 30 years.
- Your equity when you sell
- $387,877
- Rental profits, invested at 7%
- $788,449
Sells for $412,635 (value up 3% a year), minus 6% selling cost ($24,758). Rent paid down $127,500 of loan.
$324,882 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $362,343
$47,600 put into an index fund instead of the down payment and closing costs.
The building comes out $813,983 ahead after 30 years.
- Your equity when you sell
- $365,060
- Rental profits, invested at 7%
- $1,226,636
Sells for $388,362 (value up 3% a year), minus 6% selling cost ($23,302). Rent paid down $120,000 of loan.
$482,911 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $341,029
$44,800 put into an index fund instead of the down payment and closing costs.
The building comes out $1,250,667 ahead after 30 years.
- Your equity when you sell
- $365,060
- Rental profits, invested at 7%
- $845,010
Sells for $388,362 (value up 3% a year), minus 6% selling cost ($23,302). Rent paid down $120,000 of loan.
$342,846 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $341,029
$44,800 put into an index fund instead of the down payment and closing costs.
The building comes out $869,041 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 $1.34M, stocks $168K. The property wins.
Year 30 (loan paid off): property $954K, stocks $168K. The property wins.
Year 30 (loan paid off): property $1.38M, stocks $158K. The property wins.
Year 30 (loan paid off): property $1.00M, stocks $158K. The property wins.
Year 30 (loan paid off): property $1.49M, stocks $298K. The property wins.
Year 30 (loan paid off): property $1.11M, stocks $298K. The property wins.
Year 30 (loan paid off): property $1.53M, stocks $280K. The property wins.
Year 30 (loan paid off): property $1.15M, stocks $280K. The property wins.
Year 30 (loan paid off): property $1.56M, stocks $362K. The property wins.
Year 30 (loan paid off): property $1.18M, stocks $362K. The property wins.
Year 30 (loan paid off): property $1.59M, stocks $341K. The property wins.
Year 30 (loan paid off): property $1.21M, stocks $341K. The property wins.
Comparable rentals
Nearby rentals RentCast matched to each unit type, as of 2026-10-02. The estimate above is RentCast's, weighted toward the closest matches.
2 bed / 1 bath estimate $1,450/mo · range $1,275–$1,600
| Address | Rent | Bd / Ba | Distance | Match |
|---|---|---|---|---|
| 754 Payne Ave Apt D, Saint Paul 55130 | $1,361 | 2 / 1 | 0.4 mi | 93% |
| 870 E Cook Ave, Unit 4, Saint Paul 55106 off market | $1,050 | 2 / 1 | 0.6 mi | 93% |
| 701 Hawthorne Ave E, Saint Paul 55106 off market | $1,390 | 2 / 1 | 0.6 mi | 93% |
| 1337 Arkwright St N, Unit 106, Saint Paul 55130 off market | $1,150 | 2 / 1 | 0.9 mi | 93% |
| Case Ave E, Unit 1, Saint Paul 55130 off market | $1,500 | 2 / 1 | 0.2 mi | 92% |
| 709-711 Jessamine Ave E, Saint Paul 55106 off market | $1,250 | 2 / 1 | 0.4 mi | 91% |
| 1039-1041 Arkwright St, Saint Paul 55130 | $1,445 | 2 / 1 | 0.5 mi | 90% |
| 421 Mount Ida St, Saint Paul 55130 off market | $1,549 | 2 / 1 | 0.6 mi | 90% |
| 914 Lawson Ave E, Saint Paul 55106 | $1,490 | 2 / 1 | 0.7 mi | 90% |
| 666 Sims Ave, Saint Paul 55106 off market | $1,160 | 2 / 1 | 0.2 mi | 90% |
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, lease terms or occupancy given. Our cash flow rests on estimated rents, not actual ones. Based on: data: rent_estimate · AI review
- medium$1,701 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 292922420063: special assessments (payable 2026) = $1,701.42
- mediumRental license shows Pending status, so the units may not be fully licensed yet. Confirm both units can legally be rented. Based on: data: city.rental_license · AI review
- mediumBuilt in 1890 with no information on roof, wiring, plumbing or foundation. Expect old-house surprises. Based on: data: listing.year_built · AI review
- lowSells for less than the 2022 purchase price and the county market value. That may mean condition problems or a motivated seller. Based on: data: county.last_sale_price · AI review
Opportunities
- Long time on market: room to negotiate. Based on: Listing data: 36 days on market, 2 price cuts
- Owner-occupy one unit while renting the other. The listing itself pitches this angle. Listing says: explore the possibilities of owner-occupancy · AI review
- Price sits well below the county market value and our break-even price of $266K, leaving room if rents and condition check out. Based on: data: underwriting.break_even_price · AI review
- Detached 2-car garage gives off-street parking, which helps rentability. Listing says: A detached 2-car garage provides additional parking and storage. · AI review
Questions for the agent
- What are the current rents, lease end dates and security deposits for each unit? Are any month-to-month?
- What are the $1,701 in special assessments for, and will the seller pay them at closing?
- Which utilities does the owner pay, and are heat and electric separately metered for each unit?
- What are the ages of the roof, furnace, water heater and electrical panel?
- Why is the rental license pending, and has the city inspected the property?
- Why was it listed under the 2022 sale price, and has there been any price change in 33 days?
Bottom line
Numbers look decent on estimated rents, but with no rent roll, no system details and a pending license, this is a showing-plus-verification candidate, not a sure thing. AI-assisted summary
What the records say
Where each number comes from
| Property tax / yr Public recordRamsey County record, payable 2026 (non-homestead) | $4,553 |
| Insurance / yr Estimateestimate. from units, square feet and age; get a quote | $2,460 |
| 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. built 1890: +1 pt capital reserve | 8% / 9% |
Price history Realtor.com
On the market since 2026-06-24 (103 days, relisted 1×); down $74,900 (30.6%) from the first ask of $244,900; last sold for $207,000 on 2022-03-18.
| Date | Event | Price |
|---|---|---|
| Price changed | $170,000 | |
| Listed | $190,000 | |
| Removed | $244,900 | |
| Sold | $207,000 | |
| Price changed | $219,000 | |
| Listed | $239,999 | |
| Sold | $34,000 | |
| Price changed | $33,000 | |
| Listed | $38,000 |
County record Public record
| Recorded as | two family dwelling - up/dwn |
| Living units | 2 |
| Year built | 1890 |
| Market value (2026) | $249,200 |
| Property tax, payable 2026 | $4,553 |
| Special assessments | $1,701 |
| Homestead | no |
| Last sale | 2022-03-15 · $207,000 |
Source: Ramsey County parcel records.
City rental certificate (CofO)
Residential 2 Units: 2 unit(s), B, status pending, renews 2027-03-30.
Nearest highway
I 35E;US 10, about 1037 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.