682 4th St E
Duplex · 2 units: 1 bed / 1 bath ×2 unit split estimated · 2,888 sq ft
Saint Paul, MN · Dayton's Bluff · View the listing ↗
Photos, via Realtor.com.
- Asking price
- $345,000 2 units · $172K per unit
- Monthly cash flow
- −$535 at 20% down, 7%
- Estimated rent
- $2,750/mo medium confidence
- Break-even price
- $244,506 where cash flow hits $0
First look
This is a 1874 side-by-side duplex asking $345,000 with no rents, no lease terms and no repair history in the listing. Our underwriting shows about -$535 a month at ask and a 4.5% cap rate, and break-even is near $245,000. That gap is too big to close with a small negotiation. Unless the seller shows rents far above our $1,375 per unit estimate, it doesn't work at today's rates. If you still want a look, get the rent roll, 12 months of utility bills, the special assessment details and the rental license status before a showing. Then walk it for foundation, wiring and heat.
Things to consider
- Price is far above what rents support At $345K the deal loses roughly $535 a month in our model. It needs a much lower price or much higher rents.
- Income is unverified With no rents or leases stated, you're relying on our estimate of about $1,375 per unit. Get the rent roll.
- Utility costs are unclear and RUBS is only a plan Owner-paid utilities eat cash flow, and billing tenants back may be restricted by the 3% cap.Listing says: “ownership implementing a RUBS utility reimbursement program across the portfolio beginning Q3 2026”
- Old building with dated finishes An 1874 build and a dated kitchen mean you should budget for capex before raising rents.From photo 8
- Special assessments and pending license The $1,263 assessment adds to carrying costs, and a pending license could mean required repairs.
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
- $345,000
- Cash to close
- $44,850
- Price per unit
- $172,500
- GRM
- 10.5
Each month
- Cash flow
- −$958/mo
- Cash-on-cash
- −25.6%
- Cap rate
- 4.5%
- DSCR
- 0.58×
Break-even
- Price that breaks even
- $198,675
- Rent that breaks even
- $3,995/mo
Long run
- Year 30: property vs stocks
- $852K vs $859K
- Cash flow turns positive
- year 19
The deal
- Price
- $345,000
- Cash to close
- $44,850
- Price per unit
- $172,500
- GRM
- 10.5
Each month
- Cash flow
- −$1,191/mo
- Cash-on-cash
- −31.9%
- Cap rate
- 3.7%
- DSCR
- 0.47×
Break-even
- Price that breaks even
- $163,157
- Rent that breaks even
- $4,488/mo
Long run
- Year 30: property vs stocks
- $791K vs $1.16M
- Cash flow turns positive
- year 27
The deal
- Price
- $335,000
- Cash to close
- $43,550
- Price per unit
- $167,500
- GRM
- 10.2
Each month
- Cash flow
- −$893/mo
- Cash-on-cash
- −24.6%
- Cap rate
- 4.7%
- DSCR
- 0.59×
Break-even
- Price that breaks even
- $198,675
- Rent that breaks even
- $3,910/mo
Long run
- Year 30: property vs stocks
- $843K vs $793K
- Cash flow turns positive
- year 18
The deal
- Price
- $335,000
- Cash to close
- $43,550
- Price per unit
- $167,500
- GRM
- 10.2
Each month
- Cash flow
- −$1,126/mo
- Cash-on-cash
- −31.0%
- Cap rate
- 3.8%
- DSCR
- 0.49×
Break-even
- Price that breaks even
- $163,157
- Rent that breaks even
- $4,392/mo
Long run
- Year 30: property vs stocks
- $772K vs $1.08M
- Cash flow turns positive
- year 26
The deal
- Price
- $345,000
- Cash to close
- $79,350
- Price per unit
- $172,500
- GRM
- 10.5
Each month
- Cash flow
- −$535/mo
- Cash-on-cash
- −8.1%
- Cap rate
- 4.5%
- DSCR
- 0.71×
Break-even
- Price that breaks even
- $244,506
- Rent that breaks even
- $3,445/mo
Long run
- Year 30: property vs stocks
- $916K vs $865K
- Cash flow turns positive
- year 15
The deal
- Price
- $345,000
- Cash to close
- $79,350
- Price per unit
- $172,500
- GRM
- 10.5
Each month
- Cash flow
- −$768/mo
- Cash-on-cash
- −11.6%
- Cap rate
- 3.7%
- DSCR
- 0.58×
Break-even
- Price that breaks even
- $200,795
- Rent that breaks even
- $3,870/mo
Long run
- Year 30: property vs stocks
- $811K vs $1.12M
- Cash flow turns positive
- year 23
The deal
- Price
- $335,000
- Cash to close
- $77,050
- Price per unit
- $167,500
- GRM
- 10.2
Each month
- Cash flow
- −$482/mo
- Cash-on-cash
- −7.5%
- Cap rate
- 4.7%
- DSCR
- 0.73×
Break-even
- Price that breaks even
- $244,506
- Rent that breaks even
- $3,376/mo
Long run
- Year 30: property vs stocks
- $913K vs $807K
- Cash flow turns positive
- year 13
The deal
- Price
- $335,000
- Cash to close
- $77,050
- Price per unit
- $167,500
- GRM
- 10.2
Each month
- Cash flow
- −$714/mo
- Cash-on-cash
- −11.1%
- Cap rate
- 3.8%
- DSCR
- 0.60×
Break-even
- Price that breaks even
- $200,795
- Rent that breaks even
- $3,792/mo
Long run
- Year 30: property vs stocks
- $795K vs $1.05M
- Cash flow turns positive
- year 22
The deal
- Price
- $345,000
- Cash to close
- $96,600
- Price per unit
- $172,500
- GRM
- 10.5
Each month
- Cash flow
- −$420/mo
- Cash-on-cash
- −5.2%
- Cap rate
- 4.5%
- DSCR
- 0.76×
Break-even
- Price that breaks even
- $260,807
- Rent that breaks even
- $3,296/mo
Long run
- Year 30: property vs stocks
- $961K vs $912K
- Cash flow turns positive
- year 12
The deal
- Price
- $345,000
- Cash to close
- $96,600
- Price per unit
- $172,500
- GRM
- 10.5
Each month
- Cash flow
- −$653/mo
- Cash-on-cash
- −8.1%
- Cap rate
- 3.7%
- DSCR
- 0.62×
Break-even
- Price that breaks even
- $214,181
- Rent that breaks even
- $3,702/mo
Long run
- Year 30: property vs stocks
- $829K vs $1.14M
- Cash flow turns positive
- year 20
The deal
- Price
- $335,000
- Cash to close
- $93,800
- Price per unit
- $167,500
- GRM
- 10.2
Each month
- Cash flow
- −$370/mo
- Cash-on-cash
- −4.7%
- Cap rate
- 4.7%
- DSCR
- 0.78×
Break-even
- Price that breaks even
- $260,807
- Rent that breaks even
- $3,231/mo
Long run
- Year 30: property vs stocks
- $962K vs $857K
- Cash flow turns positive
- year 11
The deal
- Price
- $335,000
- Cash to close
- $93,800
- Price per unit
- $167,500
- GRM
- 10.2
Each month
- Cash flow
- −$603/mo
- Cash-on-cash
- −7.7%
- Cap rate
- 3.8%
- DSCR
- 0.64×
Break-even
- Price that breaks even
- $214,181
- Rent that breaks even
- $3,630/mo
Long run
- Year 30: property vs stocks
- $816K vs $1.07M
- Cash flow turns positive
- year 19
Monthly
Monthly breakdown
| Rent | $2,750 |
| Vacancy (6%) | −$165 |
| Collected | $2,585 |
| Property tax Public record | −$355 |
| Insurance Estimate | −$231 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$220 |
| Capital reserve (9% of rent) | −$248 |
| Net operating income | $1,301 |
| Mortgage (principal + interest) | −$2,066 |
| PMI | −$194 |
| Cash flow | −$958 |
| Principal paid down (equity, not cash) | $263 |
| Rent | $2,750 |
| Vacancy (6%) | −$165 |
| Collected | $2,585 |
| Property tax Public record | −$355 |
| Insurance Estimate | −$231 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$220 |
| Capital reserve (9% of rent) | −$248 |
| Property management | −$233 |
| Net operating income | $1,069 |
| Mortgage (principal + interest) | −$2,066 |
| PMI | −$194 |
| Cash flow | −$1,191 |
| Principal paid down (equity, not cash) | $263 |
| Rent | $2,750 |
| Vacancy (6%) | −$165 |
| Collected | $2,585 |
| Property tax Public record | −$355 |
| Insurance Estimate | −$231 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$220 |
| Capital reserve (9% of rent) | −$248 |
| Net operating income | $1,301 |
| Mortgage (principal + interest) | −$2,006 |
| PMI | −$188 |
| Cash flow | −$893 |
| Principal paid down (equity, not cash) | $255 |
| Rent | $2,750 |
| Vacancy (6%) | −$165 |
| Collected | $2,585 |
| Property tax Public record | −$355 |
| Insurance Estimate | −$231 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$220 |
| Capital reserve (9% of rent) | −$248 |
| Property management | −$233 |
| Net operating income | $1,069 |
| Mortgage (principal + interest) | −$2,006 |
| PMI | −$188 |
| Cash flow | −$1,126 |
| Principal paid down (equity, not cash) | $255 |
| Rent | $2,750 |
| Vacancy (6%) | −$165 |
| Collected | $2,585 |
| Property tax Public record | −$355 |
| Insurance Estimate | −$231 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$220 |
| Capital reserve (9% of rent) | −$248 |
| Net operating income | $1,301 |
| Mortgage (principal + interest) | −$1,836 |
| Cash flow | −$535 |
| Principal paid down (equity, not cash) | $234 |
| Rent | $2,750 |
| Vacancy (6%) | −$165 |
| Collected | $2,585 |
| Property tax Public record | −$355 |
| Insurance Estimate | −$231 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$220 |
| Capital reserve (9% of rent) | −$248 |
| Property management | −$233 |
| Net operating income | $1,069 |
| Mortgage (principal + interest) | −$1,836 |
| Cash flow | −$768 |
| Principal paid down (equity, not cash) | $234 |
| Rent | $2,750 |
| Vacancy (6%) | −$165 |
| Collected | $2,585 |
| Property tax Public record | −$355 |
| Insurance Estimate | −$231 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$220 |
| Capital reserve (9% of rent) | −$248 |
| Net operating income | $1,301 |
| Mortgage (principal + interest) | −$1,783 |
| Cash flow | −$482 |
| Principal paid down (equity, not cash) | $227 |
| Rent | $2,750 |
| Vacancy (6%) | −$165 |
| Collected | $2,585 |
| Property tax Public record | −$355 |
| Insurance Estimate | −$231 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$220 |
| Capital reserve (9% of rent) | −$248 |
| Property management | −$233 |
| Net operating income | $1,069 |
| Mortgage (principal + interest) | −$1,783 |
| Cash flow | −$714 |
| Principal paid down (equity, not cash) | $227 |
| Rent | $2,750 |
| Vacancy (6%) | −$165 |
| Collected | $2,585 |
| Property tax Public record | −$355 |
| Insurance Estimate | −$231 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$220 |
| Capital reserve (9% of rent) | −$248 |
| Net operating income | $1,301 |
| Mortgage (principal + interest) | −$1,721 |
| Cash flow | −$420 |
| Principal paid down (equity, not cash) | $219 |
| Rent | $2,750 |
| Vacancy (6%) | −$165 |
| Collected | $2,585 |
| Property tax Public record | −$355 |
| Insurance Estimate | −$231 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$220 |
| Capital reserve (9% of rent) | −$248 |
| Property management | −$233 |
| Net operating income | $1,069 |
| Mortgage (principal + interest) | −$1,721 |
| Cash flow | −$653 |
| Principal paid down (equity, not cash) | $219 |
| Rent | $2,750 |
| Vacancy (6%) | −$165 |
| Collected | $2,585 |
| Property tax Public record | −$355 |
| Insurance Estimate | −$231 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$220 |
| Capital reserve (9% of rent) | −$248 |
| Net operating income | $1,301 |
| Mortgage (principal + interest) | −$1,672 |
| Cash flow | −$370 |
| Principal paid down (equity, not cash) | $213 |
| Rent | $2,750 |
| Vacancy (6%) | −$165 |
| Collected | $2,585 |
| Property tax Public record | −$355 |
| Insurance Estimate | −$231 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$220 |
| Capital reserve (9% of rent) | −$248 |
| Property management | −$233 |
| Net operating income | $1,069 |
| Mortgage (principal + interest) | −$1,672 |
| Cash flow | −$603 |
| Principal paid down (equity, not cash) | $213 |
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
- $787,162
- Rental profits, invested at 7%
- $65,116
Sells for $837,406 (value up 3% a year), minus 6% selling cost ($50,244). Rent paid down $310,500 of loan.
$50,828 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $341,410
- Monthly shortfalls, invested
- $517,652
$44,850 put into an index fund instead of the down payment and closing costs.
$100,500 you'd have paid in while the building lost money, invested instead.
Stocks come out $6,785 ahead after 30 years.
- Your equity when you sell
- $787,162
- Rental profits, invested at 7%
- $4,139
Sells for $837,406 (value up 3% a year), minus 6% selling cost ($50,244). Rent paid down $310,500 of loan.
$3,945 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $341,410
- Monthly shortfalls, invested
- $818,562
$44,850 put into an index fund instead of the down payment and closing costs.
$186,438 you'd have paid in while the building lost money, invested instead.
Stocks come out $368,672 ahead after 30 years.
- Your equity when you sell
- $764,345
- Rental profits, invested at 7%
- $78,762
Sells for $813,133 (value up 3% a year), minus 6% selling cost ($48,788). Rent paid down $301,500 of loan.
$59,802 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $331,514
- Monthly shortfalls, invested
- $461,685
$43,550 put into an index fund instead of the down payment and closing costs.
$87,648 you'd have paid in while the building lost money, invested instead.
The building comes out $49,907 ahead after 30 years.
- Your equity when you sell
- $764,345
- Rental profits, invested at 7%
- $7,516
Sells for $813,133 (value up 3% a year), minus 6% selling cost ($48,788). Rent paid down $301,500 of loan.
$6,961 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $331,514
- Monthly shortfalls, invested
- $752,326
$43,550 put into an index fund instead of the down payment and closing costs.
$167,628 you'd have paid in while the building lost money, invested instead.
Stocks come out $311,978 ahead after 30 years.
- Your equity when you sell
- $787,162
- Rental profits, invested at 7%
- $128,466
Sells for $837,406 (value up 3% a year), minus 6% selling cost ($50,244). Rent paid down $276,000 of loan.
$89,720 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $604,032
- Monthly shortfalls, invested
- $260,779
$79,350 put into an index fund instead of the down payment and closing costs.
$47,446 you'd have paid in while the building lost money, invested instead.
The building comes out $50,816 ahead after 30 years.
- Your equity when you sell
- $787,162
- Rental profits, invested at 7%
- $23,628
Sells for $837,406 (value up 3% a year), minus 6% selling cost ($50,244). Rent paid down $276,000 of loan.
$20,149 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $604,032
- Monthly shortfalls, invested
- $517,827
$79,350 put into an index fund instead of the down payment and closing costs.
$110,696 you'd have paid in while the building lost money, invested instead.
Stocks come out $311,071 ahead after 30 years.
- Your equity when you sell
- $764,345
- Rental profits, invested at 7%
- $148,163
Sells for $813,133 (value up 3% a year), minus 6% selling cost ($48,788). Rent paid down $268,000 of loan.
$100,575 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $586,524
- Monthly shortfalls, invested
- $220,145
$77,050 put into an index fund instead of the down payment and closing costs.
$39,140 you'd have paid in while the building lost money, invested instead.
The building comes out $105,839 ahead after 30 years.
- Your equity when you sell
- $764,345
- Rental profits, invested at 7%
- $31,059
Sells for $813,133 (value up 3% a year), minus 6% selling cost ($48,788). Rent paid down $268,000 of loan.
$25,769 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $586,524
- Monthly shortfalls, invested
- $464,927
$77,050 put into an index fund instead of the down payment and closing costs.
$97,156 you'd have paid in while the building lost money, invested instead.
Stocks come out $256,047 ahead after 30 years.
- Your equity when you sell
- $787,162
- Rental profits, invested at 7%
- $174,005
Sells for $837,406 (value up 3% a year), minus 6% selling cost ($50,244). Rent paid down $258,750 of loan.
$114,085 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $735,344
- Monthly shortfalls, invested
- $176,229
$96,600 put into an index fund instead of the down payment and closing costs.
$30,496 you'd have paid in while the building lost money, invested instead.
The building comes out $49,593 ahead after 30 years.
- Your equity when you sell
- $787,162
- Rental profits, invested at 7%
- $41,547
Sells for $837,406 (value up 3% a year), minus 6% selling cost ($50,244). Rent paid down $258,750 of loan.
$33,297 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $735,344
- Monthly shortfalls, invested
- $405,658
$96,600 put into an index fund instead of the down payment and closing costs.
$82,529 you'd have paid in while the building lost money, invested instead.
Stocks come out $312,293 ahead after 30 years.
- Your equity when you sell
- $764,345
- Rental profits, invested at 7%
- $197,382
Sells for $813,133 (value up 3% a year), minus 6% selling cost ($48,788). Rent paid down $251,250 of loan.
$125,737 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $714,030
- Monthly shortfalls, invested
- $143,045
$93,800 put into an index fund instead of the down payment and closing costs.
$24,184 you'd have paid in while the building lost money, invested instead.
The building comes out $104,652 ahead after 30 years.
- Your equity when you sell
- $764,345
- Rental profits, invested at 7%
- $51,536
Sells for $813,133 (value up 3% a year), minus 6% selling cost ($48,788). Rent paid down $251,250 of loan.
$40,139 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $714,030
- Monthly shortfalls, invested
- $359,086
$93,800 put into an index fund instead of the down payment and closing costs.
$71,408 you'd have paid in while the building lost money, invested instead.
Stocks come out $257,234 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 $852K, stocks $859K. Stocks win.
Year 30 (loan paid off): property $791K, stocks $1.16M. Stocks win.
Year 30 (loan paid off): property $843K, stocks $793K. The property wins.
Year 30 (loan paid off): property $772K, stocks $1.08M. Stocks win.
Year 30 (loan paid off): property $916K, stocks $865K. The property wins.
Year 30 (loan paid off): property $811K, stocks $1.12M. Stocks win.
Year 30 (loan paid off): property $913K, stocks $807K. The property wins.
Year 30 (loan paid off): property $795K, stocks $1.05M. Stocks win.
Year 30 (loan paid off): property $961K, stocks $912K. The property wins.
Year 30 (loan paid off): property $829K, stocks $1.14M. Stocks win.
Year 30 (loan paid off): property $962K, stocks $857K. The property wins.
Year 30 (loan paid off): property $816K, stocks $1.07M. 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.
1 bed / 1 bath estimate $1,375/mo · range $950–$1,775
| Address | Rent | Bd / Ba | Distance | Match |
|---|---|---|---|---|
| 914 Burr Unit Bedroom St N, Apt 2-1, Saint Paul 55130 off market | $950 | 1 / 1 | 1.0 mi | 92% |
| 794 Case Ave Apt B, Saint Paul 55106 off market | $1,800 | 1 / 1 | 1.0 mi | 92% |
| 1219 Conway St, Unit 2, Saint Paul 55106 off market | $800 | 1 / 1 | 1.1 mi | 92% |
| 556 Jenks Ave E, Unit 4, Saint Paul 55130 | $1,000 | 1 / 1 | 1.1 mi | 92% |
| 308 Prince St, Saint Paul 55101 | $1,395 | 1 / 1 | 0.8 mi | 88% |
| 389 Maple St, Saint Paul 55106 off market | $750 | 0 / 1 | 0.2 mi | 84% |
| 931 Arcade St, Unit C, Saint Paul 55106 off market | $2,200 | 0 / 1 | 1.0 mi | 84% |
| 196 Mounds Blvd, Unit 8, Saint Paul 55106 off market | $1,390 | 2 / 1 | 0.4 mi | 84% |
| 812 7th St E, Saint Paul 55106 off market | $1,125 | 1 / 1 | 0.5 mi | 84% |
| 754 Payne Ave Apt D, Saint Paul 55130 off market | $1,361 | 2 / 1 | 0.6 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
- highUnusual ownership (land trust, ground lease or co-op): resale price limits or lease terms can cap your upside. Listing says: "to downtown St Paul, public transportation, Mississippi Market Co-Op , and the restaurants, shopping, and entertainment along"
- highListing gives no rents, lease terms or expenses, so income can't be verified. Based on: data: rent_estimate · AI review
- medium$1,263 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 322922410002: special assessments (payable 2026) = $1,262.58
- 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"
- mediumOwner pays some utilities but the listing doesn't say which ones or how much. Listing says: Utilities are currently partially owner-paid · AI review
- mediumRental license is only Pending, so check for open inspection items. Based on: data: city.rental_license · AI review
- mediumBuilt 1874, so expect old wiring, plumbing and foundation. Nothing in the listing covers updates. Based on: data: listing.year_built · AI review
- lowInterstate is about 218 m away, so expect road noise that may weigh on rents and resale. Based on: data: highway · AI review
Opportunities
- Long time on market: room to negotiate. Based on: Listing data: 143 days on market
- Utility cost recovery could lift NOI, but only if lease terms and the St. Paul 3% cap allow it. Listing says: Future ownership will have the opportunity to improve NOI through utility cost recovery · AI review
- 140 days on market gives room to push price hard. Based on: data: listing.days_on_market · AI review
- Side-by-side layout is more private for tenants and may help retention. Listing says: The side-by-side layout provides added privacy and functionality · AI review
Questions for the agent
- What are the current rents, lease end dates and deposits for each unit?
- Which utilities does the owner pay, and what were the last 12 months of bills?
- What are the $1,263 special assessments for, and are they paid off at closing?
- Why is the rental license pending, and are there open inspection orders?
- What are the ages of the roof, heating, water heater and electrical panels?
- Why was the property listed with other properties from the same owner, and is the owner motivated?
Bottom line
At $345K this loses about $535 a month on our numbers; it only works near $245K or with rents far above what we estimate. AI-assisted summary
What the records say
Where each number comes from
| Property tax / yr Public recordRamsey County record, payable 2026 (non-homestead) | $4,259 |
| Insurance / yr Estimateestimate. from units, square feet and age; get a quote | $2,774 |
| 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 1874: +1 pt capital reserve | 8% / 9% |
Price history Realtor.com
On the market since 2026-05-15 (143 days); down $96,750 (21.9%) from the first ask of $441,750; last sold for $40,000 on 1990-07-30.
| Date | Event | Price |
|---|---|---|
| Price changed | $345,000 | |
| Price changed | $392,000 | |
| Relisted | $441,750 | |
| Removed | — | |
| Listed | $441,750 | |
| Sold public record | $40,000 |
County record Public record
| Recorded as | two family dwelling - side/side |
| Living units | 2 |
| Year built | 1874 |
| Market value (2026) | $191,500 |
| Property tax, payable 2026 | $4,259 |
| Special assessments | $1,263 |
| Homestead | no |
| Last sale | 2012-01-25 |
Source: Ramsey County parcel records.
City rental certificate (CofO)
Residential 2 Units: 2 unit(s), A, status pending, renews 2026-12-28.
Nearest highway
I 94;US 10, about 218 m away.
Crime in Dayton's Bluff
970 incidents in the last 12 months (52 per 1,000 residents), −6% vs. the year before. St. Paul police incidents, excluding proactive visits and community events.