684 Virginia St
Duplex · 2 units: 2 bed / 1 bath ×2 unit split estimated · 2,904 sq ft
Saint Paul, MN · Frogtown (Thomas-Dale) · View the listing ↗
Photos, via Realtor.com.
- Asking price
- $270,000 2 units · $135K per unit
- Monthly cash flow
- $5 at 20% down, 7%
- Break-even price
- $271,005 where cash flow hits $0
First look
This is a 2-bed/2-bed up/down in Frogtown at $270K, 143 days on market. Our underwriting shows about $5/month cash flow and a 6.4% cap at ask, using $1,475 mid rents, but the listing gives no actual rents, so that figure is only as good as our estimate. The listing mentions a portfolio-wide RUBS program, which points to a seller selling off several properties; ask for the rent roll and 12 months of expenses. The city shows a 2-unit license as Pending and a separate 4-unit license at the neighboring 686 address, so confirm the license and legal unit count. Photos show a dated but livable interior, a painted brick exterior and a stone foundation, so get a structural and roof inspection before you offer. Worth a showing only if the actual rents hold up and the price comes down.
Things to consider
- Rents are unverified Cash flow of $5/month rests on our $1,475 estimate, which leaves no cushion. If actual rents are lower, the deal does not work at ask.
- RUBS is a projection, not income Utility bill-backs may count toward the St. Paul 3% cap, and the seller's current owner-paid utilities are an unknown expense.Listing says: “ownership implementing a RUBS utility reimbursement program across the portfolio beginning Q3 2026”
- Price versus county value The $270K ask is well above the $206K county market value, and break-even is about $271K only on our rent estimate, so there is no room at ask. Negotiate down.
- Old building, systems unknown A 1900 build with a stone foundation and aged roof can mean big costs. Budget for inspections before pricing.From photo 2
- Licensing and unit count The 2-unit license is pending and the neighboring 4-unit license is expired. A licensing issue could delay or limit rental income.
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
- $270,000
- Cash to close
- $35,100
- Price per unit
- $135,000
- GRM
- 7.6
Each month
- Cash flow
- −$326/mo
- Cash-on-cash
- −11.2%
- Cap rate
- 6.4%
- DSCR
- 0.82×
Break-even
- Price that breaks even
- $220,207
- Rent that breaks even
- $3,374/mo
Long run
- Year 30: property vs stocks
- $988K vs $351K
- Cash flow turns positive
- year 6
The deal
- Price
- $270,000
- Cash to close
- $35,100
- Price per unit
- $135,000
- GRM
- 7.6
Each month
- Cash flow
- −$576/mo
- Cash-on-cash
- −19.7%
- Cap rate
- 5.3%
- DSCR
- 0.67×
Break-even
- Price that breaks even
- $182,106
- Rent that breaks even
- $3,790/mo
Long run
- Year 30: property vs stocks
- $753K vs $505K
- Cash flow turns positive
- year 13
The deal
- Price
- $260,000
- Cash to close
- $33,800
- Price per unit
- $130,000
- GRM
- 7.3
Each month
- Cash flow
- −$261/mo
- Cash-on-cash
- −9.3%
- Cap rate
- 6.7%
- DSCR
- 0.85×
Break-even
- Price that breaks even
- $220,207
- Rent that breaks even
- $3,289/mo
Long run
- Year 30: property vs stocks
- $1.01M vs $321K
- Cash flow turns positive
- year 5
The deal
- Price
- $260,000
- Cash to close
- $33,800
- Price per unit
- $130,000
- GRM
- 7.3
Each month
- Cash flow
- −$510/mo
- Cash-on-cash
- −18.1%
- Cap rate
- 5.5%
- DSCR
- 0.70×
Break-even
- Price that breaks even
- $182,106
- Rent that breaks even
- $3,694/mo
Long run
- Year 30: property vs stocks
- $756K vs $451K
- Cash flow turns positive
- year 12
The deal
- Price
- $270,000
- Cash to close
- $62,100
- Price per unit
- $135,000
- GRM
- 7.6
Each month
- Cash flow
- $5/mo
- Cash-on-cash
- 0.1%
- Cap rate
- 6.4%
- DSCR
- 1.00×
Break-even
- Price that breaks even
- $271,005
- Rent that breaks even
- $2,943/mo
Long run
- Year 30: property vs stocks
- $1.15M vs $473K
- Cash flow turns positive
- year 1
The deal
- Price
- $270,000
- Cash to close
- $62,100
- Price per unit
- $135,000
- GRM
- 7.6
Each month
- Cash flow
- −$244/mo
- Cash-on-cash
- −4.7%
- Cap rate
- 5.3%
- DSCR
- 0.83×
Break-even
- Price that breaks even
- $224,115
- Rent that breaks even
- $3,306/mo
Long run
- Year 30: property vs stocks
- $842K vs $549K
- Cash flow turns positive
- year 9
The deal
- Price
- $260,000
- Cash to close
- $59,800
- Price per unit
- $130,000
- GRM
- 7.3
Each month
- Cash flow
- $59/mo
- Cash-on-cash
- 1.2%
- Cap rate
- 6.7%
- DSCR
- 1.04×
Break-even
- Price that breaks even
- $271,005
- Rent that breaks even
- $2,874/mo
Long run
- Year 30: property vs stocks
- $1.19M vs $455K
- Cash flow turns positive
- year 1
The deal
- Price
- $260,000
- Cash to close
- $59,800
- Price per unit
- $130,000
- GRM
- 7.3
Each month
- Cash flow
- −$191/mo
- Cash-on-cash
- −3.8%
- Cap rate
- 5.5%
- DSCR
- 0.86×
Break-even
- Price that breaks even
- $224,115
- Rent that breaks even
- $3,229/mo
Long run
- Year 30: property vs stocks
- $854K vs $506K
- Cash flow turns positive
- year 7
The deal
- Price
- $270,000
- Cash to close
- $75,600
- Price per unit
- $135,000
- GRM
- 7.6
Each month
- Cash flow
- $95/mo
- Cash-on-cash
- 1.5%
- Cap rate
- 6.4%
- DSCR
- 1.07×
Break-even
- Price that breaks even
- $289,073
- Rent that breaks even
- $2,826/mo
Long run
- Year 30: property vs stocks
- $1.26M vs $575K
- Cash flow turns positive
- year 1
The deal
- Price
- $270,000
- Cash to close
- $75,600
- Price per unit
- $135,000
- GRM
- 7.6
Each month
- Cash flow
- −$154/mo
- Cash-on-cash
- −2.5%
- Cap rate
- 5.3%
- DSCR
- 0.89×
Break-even
- Price that breaks even
- $239,056
- Rent that breaks even
- $3,175/mo
Long run
- Year 30: property vs stocks
- $903K vs $611K
- Cash flow turns positive
- year 6
The deal
- Price
- $260,000
- Cash to close
- $72,800
- Price per unit
- $130,000
- GRM
- 7.3
Each month
- Cash flow
- $145/mo
- Cash-on-cash
- 2.4%
- Cap rate
- 6.7%
- DSCR
- 1.11×
Break-even
- Price that breaks even
- $289,073
- Rent that breaks even
- $2,762/mo
Long run
- Year 30: property vs stocks
- $1.29M vs $554K
- Cash flow turns positive
- year 1
The deal
- Price
- $260,000
- Cash to close
- $72,800
- Price per unit
- $130,000
- GRM
- 7.3
Each month
- Cash flow
- −$105/mo
- Cash-on-cash
- −1.7%
- Cap rate
- 5.5%
- DSCR
- 0.92×
Break-even
- Price that breaks even
- $239,056
- Rent that breaks even
- $3,102/mo
Long run
- Year 30: property vs stocks
- $920K vs $572K
- Cash flow turns positive
- year 5
Monthly
Monthly breakdown
| Rent | $2,950 |
| Vacancy (6%) | −$177 |
| Collected | $2,773 |
| Property tax Public record | −$368 |
| Insurance Estimate | −$232 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$236 |
| Capital reserve (9% of rent) | −$266 |
| Net operating income | $1,442 |
| Mortgage (principal + interest) | −$1,617 |
| PMI | −$152 |
| Cash flow | −$326 |
| Principal paid down (equity, not cash) | $206 |
| Rent | $2,950 |
| Vacancy (6%) | −$177 |
| Collected | $2,773 |
| Property tax Public record | −$368 |
| Insurance Estimate | −$232 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$236 |
| Capital reserve (9% of rent) | −$266 |
| Property management | −$250 |
| Net operating income | $1,193 |
| Mortgage (principal + interest) | −$1,617 |
| PMI | −$152 |
| Cash flow | −$576 |
| Principal paid down (equity, not cash) | $206 |
| Rent | $2,950 |
| Vacancy (6%) | −$177 |
| Collected | $2,773 |
| Property tax Public record | −$368 |
| Insurance Estimate | −$232 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$236 |
| Capital reserve (9% of rent) | −$266 |
| Net operating income | $1,442 |
| Mortgage (principal + interest) | −$1,557 |
| PMI | −$146 |
| Cash flow | −$261 |
| Principal paid down (equity, not cash) | $198 |
| Rent | $2,950 |
| Vacancy (6%) | −$177 |
| Collected | $2,773 |
| Property tax Public record | −$368 |
| Insurance Estimate | −$232 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$236 |
| Capital reserve (9% of rent) | −$266 |
| Property management | −$250 |
| Net operating income | $1,193 |
| Mortgage (principal + interest) | −$1,557 |
| PMI | −$146 |
| Cash flow | −$510 |
| Principal paid down (equity, not cash) | $198 |
| Rent | $2,950 |
| Vacancy (6%) | −$177 |
| Collected | $2,773 |
| Property tax Public record | −$368 |
| Insurance Estimate | −$232 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$236 |
| Capital reserve (9% of rent) | −$266 |
| Net operating income | $1,442 |
| Mortgage (principal + interest) | −$1,437 |
| Cash flow | $5 |
| Principal paid down (equity, not cash) | $183 |
| Rent | $2,950 |
| Vacancy (6%) | −$177 |
| Collected | $2,773 |
| Property tax Public record | −$368 |
| Insurance Estimate | −$232 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$236 |
| Capital reserve (9% of rent) | −$266 |
| Property management | −$250 |
| Net operating income | $1,193 |
| Mortgage (principal + interest) | −$1,437 |
| Cash flow | −$244 |
| Principal paid down (equity, not cash) | $183 |
| Rent | $2,950 |
| Vacancy (6%) | −$177 |
| Collected | $2,773 |
| Property tax Public record | −$368 |
| Insurance Estimate | −$232 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$236 |
| Capital reserve (9% of rent) | −$266 |
| Net operating income | $1,442 |
| Mortgage (principal + interest) | −$1,384 |
| Cash flow | $59 |
| Principal paid down (equity, not cash) | $176 |
| Rent | $2,950 |
| Vacancy (6%) | −$177 |
| Collected | $2,773 |
| Property tax Public record | −$368 |
| Insurance Estimate | −$232 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$236 |
| Capital reserve (9% of rent) | −$266 |
| Property management | −$250 |
| Net operating income | $1,193 |
| Mortgage (principal + interest) | −$1,384 |
| Cash flow | −$191 |
| Principal paid down (equity, not cash) | $176 |
| Rent | $2,950 |
| Vacancy (6%) | −$177 |
| Collected | $2,773 |
| Property tax Public record | −$368 |
| Insurance Estimate | −$232 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$236 |
| Capital reserve (9% of rent) | −$266 |
| Net operating income | $1,442 |
| Mortgage (principal + interest) | −$1,347 |
| Cash flow | $95 |
| Principal paid down (equity, not cash) | $171 |
| Rent | $2,950 |
| Vacancy (6%) | −$177 |
| Collected | $2,773 |
| Property tax Public record | −$368 |
| Insurance Estimate | −$232 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$236 |
| Capital reserve (9% of rent) | −$266 |
| Property management | −$250 |
| Net operating income | $1,193 |
| Mortgage (principal + interest) | −$1,347 |
| Cash flow | −$154 |
| Principal paid down (equity, not cash) | $171 |
| Rent | $2,950 |
| Vacancy (6%) | −$177 |
| Collected | $2,773 |
| Property tax Public record | −$368 |
| Insurance Estimate | −$232 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$236 |
| Capital reserve (9% of rent) | −$266 |
| Net operating income | $1,442 |
| Mortgage (principal + interest) | −$1,297 |
| Cash flow | $145 |
| Principal paid down (equity, not cash) | $165 |
| Rent | $2,950 |
| Vacancy (6%) | −$177 |
| Collected | $2,773 |
| Property tax Public record | −$368 |
| Insurance Estimate | −$232 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$236 |
| Capital reserve (9% of rent) | −$266 |
| Property management | −$250 |
| Net operating income | $1,193 |
| Mortgage (principal + interest) | −$1,297 |
| Cash flow | −$105 |
| Principal paid down (equity, not cash) | $165 |
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
- $616,039
- Rental profits, invested at 7%
- $371,990
Sells for $655,361 (value up 3% a year), minus 6% selling cost ($39,322). Rent paid down $243,000 of loan.
$206,839 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $267,190
- Monthly shortfalls, invested
- $84,235
$35,100 put into an index fund instead of the down payment and closing costs.
$12,927 you'd have paid in while the building lost money, invested instead.
The building comes out $636,604 ahead after 30 years.
- Your equity when you sell
- $616,039
- Rental profits, invested at 7%
- $137,227
Sells for $655,361 (value up 3% a year), minus 6% selling cost ($39,322). Rent paid down $243,000 of loan.
$92,458 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $267,190
- Monthly shortfalls, invested
- $237,677
$35,100 put into an index fund instead of the down payment and closing costs.
$41,026 you'd have paid in while the building lost money, invested instead.
The building comes out $248,399 ahead after 30 years.
- Your equity when you sell
- $593,223
- Rental profits, invested at 7%
- $420,587
Sells for $631,088 (value up 3% a year), minus 6% selling cost ($37,865). Rent paid down $234,000 of loan.
$225,383 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $257,294
- Monthly shortfalls, invested
- $63,219
$33,800 put into an index fund instead of the down payment and closing costs.
$9,645 you'd have paid in while the building lost money, invested instead.
The building comes out $693,297 ahead after 30 years.
- Your equity when you sell
- $593,223
- Rental profits, invested at 7%
- $162,936
Sells for $631,088 (value up 3% a year), minus 6% selling cost ($37,865). Rent paid down $234,000 of loan.
$105,770 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $257,294
- Monthly shortfalls, invested
- $193,773
$33,800 put into an index fund instead of the down payment and closing costs.
$32,513 you'd have paid in while the building lost money, invested instead.
The building comes out $305,091 ahead after 30 years.
- Your equity when you sell
- $616,039
- Rental profits, invested at 7%
- $538,365
Sells for $655,361 (value up 3% a year), minus 6% selling cost ($39,322). Rent paid down $216,000 of loan.
$265,870 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $472,721
$62,100 put into an index fund instead of the down payment and closing costs.
The building comes out $681,683 ahead after 30 years.
- Your equity when you sell
- $616,039
- Rental profits, invested at 7%
- $226,376
Sells for $655,361 (value up 3% a year), minus 6% selling cost ($39,322). Rent paid down $216,000 of loan.
$135,647 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $472,721
- Monthly shortfalls, invested
- $76,216
$62,100 put into an index fund instead of the down payment and closing costs.
$12,257 you'd have paid in while the building lost money, invested instead.
The building comes out $293,478 ahead after 30 years.
- Your equity when you sell
- $593,223
- Rental profits, invested at 7%
- $598,696
Sells for $631,088 (value up 3% a year), minus 6% selling cost ($37,865). Rent paid down $208,000 of loan.
$285,031 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $455,213
$59,800 put into an index fund instead of the down payment and closing costs.
The building comes out $736,706 ahead after 30 years.
- Your equity when you sell
- $593,223
- Rental profits, invested at 7%
- $260,872
Sells for $631,088 (value up 3% a year), minus 6% selling cost ($37,865). Rent paid down $208,000 of loan.
$150,410 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $455,213
- Monthly shortfalls, invested
- $50,381
$59,800 put into an index fund instead of the down payment and closing costs.
$7,860 you'd have paid in while the building lost money, invested instead.
The building comes out $348,501 ahead after 30 years.
- Your equity when you sell
- $616,039
- Rental profits, invested at 7%
- $640,174
Sells for $655,361 (value up 3% a year), minus 6% selling cost ($39,322). Rent paid down $202,500 of loan.
$298,204 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $575,486
$75,600 put into an index fund instead of the down payment and closing costs.
The building comes out $680,727 ahead after 30 years.
- Your equity when you sell
- $616,039
- Rental profits, invested at 7%
- $287,149
Sells for $655,361 (value up 3% a year), minus 6% selling cost ($39,322). Rent paid down $202,500 of loan.
$161,093 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $575,486
- Monthly shortfalls, invested
- $35,181
$75,600 put into an index fund instead of the down payment and closing costs.
$5,370 you'd have paid in while the building lost money, invested instead.
The building comes out $292,521 ahead after 30 years.
- Your equity when you sell
- $593,223
- Rental profits, invested at 7%
- $696,734
Sells for $631,088 (value up 3% a year), minus 6% selling cost ($37,865). Rent paid down $195,000 of loan.
$316,167 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $554,172
$72,800 put into an index fund instead of the down payment and closing costs.
The building comes out $735,785 ahead after 30 years.
- Your equity when you sell
- $593,223
- Rental profits, invested at 7%
- $326,777
Sells for $631,088 (value up 3% a year), minus 6% selling cost ($37,865). Rent paid down $195,000 of loan.
$176,386 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $554,172
- Monthly shortfalls, invested
- $18,248
$72,800 put into an index fund instead of the down payment and closing costs.
$2,699 you'd have paid in while the building lost money, invested instead.
The building comes out $347,580 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 $988K, stocks $351K. The property wins.
Year 30 (loan paid off): property $753K, stocks $505K. The property wins.
Year 30 (loan paid off): property $1.01M, stocks $321K. The property wins.
Year 30 (loan paid off): property $756K, stocks $451K. The property wins.
Year 30 (loan paid off): property $1.15M, stocks $473K. The property wins.
Year 30 (loan paid off): property $842K, stocks $549K. The property wins.
Year 30 (loan paid off): property $1.19M, stocks $455K. The property wins.
Year 30 (loan paid off): property $854K, stocks $506K. The property wins.
Year 30 (loan paid off): property $1.26M, stocks $575K. The property wins.
Year 30 (loan paid off): property $903K, stocks $611K. The property wins.
Year 30 (loan paid off): property $1.29M, stocks $554K. The property wins.
Year 30 (loan paid off): property $920K, stocks $572K. The property wins.
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 $1,475/mo · range $1,250–$1,550 · 6 rentals within 0.75 mi
| Address | Rent | Bd / Ba | Distance |
|---|---|---|---|
| 409 Lafond Ave Apt 2, Saint Paul | $1,450 | 2 / 1 | 0.2 mi |
| 336 Edmund Ave Unit 1, Saint Paul | $1,400 | 2 / 1 | 0.2 mi |
| 490 Charles Ave Apt 3, Saint Paul | $1,400 | 2 / 1 | 0.4 mi |
| 579 Van Buren Ave, Saint Paul | $1,275 | 2 / 1 | 0.5 mi |
| 581 Park St, Saint Paul | $1,549 | 2 / 1 | 0.6 mi |
| 375 Marion St, Saint Paul | $915 | 2 / 1 | 0.7 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
- 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. That affects expenses and cash flow. Listing says: Utilities are currently partially owner-paid · AI review
- mediumRental license for 684 is still Pending, and the 686 neighbor's 4-unit license is expired. Verify the legal unit count and license status. Based on: data: city.rental_license · AI review
- mediumTaxes are billed as non-homestead at $4,410 plus assessments, and the county market value of $206K is well below the $270K ask. Based on: data: county.market_value · AI review
- mediumPainted brick on a visible stone foundation at a 1900 build; check for moisture and settling. Based on: photo 2 · AI review
- low$863 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 362923120049: special assessments (payable 2026) = $863.46
Opportunities
- Long time on market: room to negotiate. Based on: Listing data: 143 days on market
- Long time on market gives room to negotiate toward the break-even price or lower. Based on: data: listing.days_on_market · AI review
- Rents are not stated, so there may be upside if current rents are below our $1,575 mid estimate. Sitting tenants are capped at 3% per year in St. Paul. Based on: data: rent_estimate · AI review
- Separate private entrances for each unit help tenant privacy and keep utilities separable. Listing says: each with private entrances, providing added tenant privacy · AI review
Questions for the agent
- What are the actual rents, lease end dates and security deposits for each unit? Are any tenants month-to-month?
- Which utilities does the owner pay now, and what were the 12-month totals? Are meters separate?
- What are the $863 in special assessments for, and does the seller pay them at closing?
- Roof age, boiler/furnace type and age, and electrical panel type?
- Why has it sat 143 days, and is this part of a portfolio sale with a rent roll available?
- Is the rental license for 2 units issued, and does it match the legal unit count?
Bottom line
A plain 2x2 duplex that only works if actual rents match our estimate, and the price should come down given 143 days on market. AI-assisted summary
What the records say
Where each number comes from
| Property tax / yr Public recordRamsey County record, payable 2026 (non-homestead) | $4,411 |
| Insurance / yr Estimateestimate. from units, square feet and age; get a quote | $2,779 |
| 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 1900: +1 pt capital reserve | 8% / 9% |
Price history Realtor.com
On the market since 2026-05-15 (143 days); down $76,750 (22.1%) from the first ask of $346,750.
| Date | Event | Price |
|---|---|---|
| Price changed | $270,000 | |
| Price changed | $315,000 | |
| Relisted | $346,750 | |
| Removed | — | |
| Listed | $346,750 |
County record Public record
| Recorded as | two family dwelling - up/dwn |
| Living units | 2 |
| Year built | 1900 |
| Market value (2026) | $206,400 |
| Property tax, payable 2026 | $4,411 |
| Special assessments | $863 |
| Homestead | no |
| Last sale | — |
Source: Ramsey County parcel records.
City rental certificate (CofO)
Residential 2 Units: 2 unit(s), A, status pending, renews 2030-02-14.Residential 3+ Units: 4 unit(s), A, status renewal due, renews 2024-09-19.
Nearest highway
I 94, about 1190 m away.
Crime in Frogtown
824 incidents in the last 12 months (53 per 1,000 residents), −26% vs. the year before. St. Paul police incidents, excluding proactive visits and community events.