733 Bradley St
Fourplex · 4 units: 3 bed / 1 bath ×2 and 2 bed / 1 bath ×2 unit split estimated · 4,100 sq ft
Saint Paul, MN · Payne – Phalen (Railroad Island) · View the listing ↗
Photos, via Realtor.com.
- Asking price
- $579,000 4 units · $145K per unit
- Monthly cash flow
- $94 at 20% down, 7%
- Estimated rent
- $6,450/mo medium confidence
- Break-even price
- $596,600 where cash flow hits $0
First look
This is a 4-unit St. Paul building asking $579K, and our numbers say it makes about $94 a month with 20% down. Break-even price is about $597K, so the ask is roughly $18K below it. The seller paid $512K in 2022, so there is little room for gain. The description says 'rented in 3 units' but calls it a 4-plex, so one unit may be vacant or off the books. It gives no rents, so get a rent roll and leases first. The updates sound cosmetic, and the photos only show the exterior. Worth a showing only if the rents are verified.
Things to consider
- Cash flow is barely positive at asking price Our underwriting shows about $94 a month with 20% down and a break-even near $597K. The thin margin leaves little cushion, so the rents must hold up against our estimates.
- Rents and occupancy are unverified The listing gives no rents and says only 3 units are rented. Income is the whole case for a 4-plex.Listing says: “This property is currently rented in 3 units, turnkey 4-plex”
- Special assessments are high $6,184 on the tax bill is a real cost unless the seller pays it off. Taxes of $10,832 already weigh on cash flow.
- St. Paul 3% rent cap limits upside Sitting tenants can't be moved to market quickly, so low current rents will stay low for a while.
- Updates look cosmetic Flooring, a vanity and doors don't address big systems like the roof, boiler, wiring and foundation, which are the costly items in a 1915 building.Listing says: “new bathroom flooring and a new toilet”
- C-grade fire inspection Expect repair orders and more frequent inspections, which add cost and risk.
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
- doneUnit 2 bathroom flooring and vanityListing says: Unit 2 features light renovations, including new bathroom flooring and vanity
- doneUnit 2 new lower kitchen cabinets and sink baseListing says: new lower kitchen cabinets and sink base
- doneUnit 3 bathroom flooring and new toiletListing says: Unit 3 has been updated with new bathroom flooring and a new toilet
- doneNew interior and exterior doors and frames throughoutListing says: new interior and exterior doors and frames throughout
- doneNewly built basement staircaseListing says: a newly constructed staircase leading to the basement
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
- $579,000
- Cash to close
- $75,270
- Price per unit
- $144,750
- GRM
- 7.5
Each month
- Cash flow
- −$617/mo
- Cash-on-cash
- −9.8%
- Cap rate
- 6.6%
- DSCR
- 0.84×
Break-even
- Price that breaks even
- $484,771
- Rent that breaks even
- $7,262/mo
Long run
- Year 30: property vs stocks
- $2.22M vs $725K
- Cash flow turns positive
- year 5
The deal
- Price
- $579,000
- Cash to close
- $75,270
- Price per unit
- $144,750
- GRM
- 7.5
Each month
- Cash flow
- −$1,163/mo
- Cash-on-cash
- −18.5%
- Cap rate
- 5.5%
- DSCR
- 0.69×
Break-even
- Price that breaks even
- $401,465
- Rent that breaks even
- $8,172/mo
Long run
- Year 30: property vs stocks
- $1.67M vs $1.02M
- Cash flow turns positive
- year 12
The deal
- Price
- $569,000
- Cash to close
- $73,970
- Price per unit
- $142,250
- GRM
- 7.4
Each month
- Cash flow
- −$552/mo
- Cash-on-cash
- −9.0%
- Cap rate
- 6.7%
- DSCR
- 0.85×
Break-even
- Price that breaks even
- $484,771
- Rent that breaks even
- $7,176/mo
Long run
- Year 30: property vs stocks
- $2.25M vs $695K
- Cash flow turns positive
- year 5
The deal
- Price
- $569,000
- Cash to close
- $73,970
- Price per unit
- $142,250
- GRM
- 7.4
Each month
- Cash flow
- −$1,097/mo
- Cash-on-cash
- −17.8%
- Cap rate
- 5.5%
- DSCR
- 0.71×
Break-even
- Price that breaks even
- $401,465
- Rent that breaks even
- $8,075/mo
Long run
- Year 30: property vs stocks
- $1.68M vs $971K
- Cash flow turns positive
- year 11
The deal
- Price
- $579,000
- Cash to close
- $133,170
- Price per unit
- $144,750
- GRM
- 7.5
Each month
- Cash flow
- $94/mo
- Cash-on-cash
- 0.8%
- Cap rate
- 6.6%
- DSCR
- 1.03×
Break-even
- Price that breaks even
- $596,600
- Rent that breaks even
- $6,327/mo
Long run
- Year 30: property vs stocks
- $2.61M vs $1.01M
- Cash flow turns positive
- year 1
The deal
- Price
- $579,000
- Cash to close
- $133,170
- Price per unit
- $144,750
- GRM
- 7.5
Each month
- Cash flow
- −$452/mo
- Cash-on-cash
- −4.1%
- Cap rate
- 5.5%
- DSCR
- 0.85×
Break-even
- Price that breaks even
- $494,077
- Rent that breaks even
- $7,119/mo
Long run
- Year 30: property vs stocks
- $1.88M vs $1.14M
- Cash flow turns positive
- year 8
The deal
- Price
- $569,000
- Cash to close
- $130,870
- Price per unit
- $142,250
- GRM
- 7.4
Each month
- Cash flow
- $147/mo
- Cash-on-cash
- 1.3%
- Cap rate
- 6.7%
- DSCR
- 1.05×
Break-even
- Price that breaks even
- $596,600
- Rent that breaks even
- $6,257/mo
Long run
- Year 30: property vs stocks
- $2.65M vs $996K
- Cash flow turns positive
- year 1
The deal
- Price
- $569,000
- Cash to close
- $130,870
- Price per unit
- $142,250
- GRM
- 7.4
Each month
- Cash flow
- −$399/mo
- Cash-on-cash
- −3.7%
- Cap rate
- 5.5%
- DSCR
- 0.87×
Break-even
- Price that breaks even
- $494,077
- Rent that breaks even
- $7,040/mo
Long run
- Year 30: property vs stocks
- $1.90M vs $1.10M
- Cash flow turns positive
- year 7
The deal
- Price
- $579,000
- Cash to close
- $162,120
- Price per unit
- $144,750
- GRM
- 7.5
Each month
- Cash flow
- $286/mo
- Cash-on-cash
- 2.1%
- Cap rate
- 6.6%
- DSCR
- 1.10×
Break-even
- Price that breaks even
- $636,374
- Rent that breaks even
- $6,073/mo
Long run
- Year 30: property vs stocks
- $2.83M vs $1.23M
- Cash flow turns positive
- year 1
The deal
- Price
- $579,000
- Cash to close
- $162,120
- Price per unit
- $144,750
- GRM
- 7.5
Each month
- Cash flow
- −$259/mo
- Cash-on-cash
- −1.9%
- Cap rate
- 5.5%
- DSCR
- 0.91×
Break-even
- Price that breaks even
- $527,016
- Rent that breaks even
- $6,834/mo
Long run
- Year 30: property vs stocks
- $2.03M vs $1.28M
- Cash flow turns positive
- year 5
The deal
- Price
- $569,000
- Cash to close
- $159,320
- Price per unit
- $142,250
- GRM
- 7.4
Each month
- Cash flow
- $336/mo
- Cash-on-cash
- 2.5%
- Cap rate
- 6.7%
- DSCR
- 1.12×
Break-even
- Price that breaks even
- $636,374
- Rent that breaks even
- $6,008/mo
Long run
- Year 30: property vs stocks
- $2.86M vs $1.21M
- Cash flow turns positive
- year 1
The deal
- Price
- $569,000
- Cash to close
- $159,320
- Price per unit
- $142,250
- GRM
- 7.4
Each month
- Cash flow
- −$209/mo
- Cash-on-cash
- −1.6%
- Cap rate
- 5.5%
- DSCR
- 0.93×
Break-even
- Price that breaks even
- $527,016
- Rent that breaks even
- $6,760/mo
Long run
- Year 30: property vs stocks
- $2.05M vs $1.25M
- Cash flow turns positive
- year 4
Monthly
Monthly breakdown
| Rent | $6,450 |
| Vacancy (6%) | −$387 |
| Collected | $6,063 |
| Property tax Public record | −$903 |
| Insurance Estimate | −$424 |
| Water, sewer, trash Estimate | −$340 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (9% of rent) | −$580 |
| Capital reserve (9% of rent) | −$580 |
| Net operating income | $3,175 |
| Mortgage (principal + interest) | −$3,467 |
| PMI | −$326 |
| Cash flow | −$617 |
| Principal paid down (equity, not cash) | $441 |
| Rent | $6,450 |
| Vacancy (6%) | −$387 |
| Collected | $6,063 |
| Property tax Public record | −$903 |
| Insurance Estimate | −$424 |
| Water, sewer, trash Estimate | −$340 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (9% of rent) | −$580 |
| Capital reserve (9% of rent) | −$580 |
| Property management | −$546 |
| Net operating income | $2,630 |
| Mortgage (principal + interest) | −$3,467 |
| PMI | −$326 |
| Cash flow | −$1,163 |
| Principal paid down (equity, not cash) | $441 |
| Rent | $6,450 |
| Vacancy (6%) | −$387 |
| Collected | $6,063 |
| Property tax Public record | −$903 |
| Insurance Estimate | −$424 |
| Water, sewer, trash Estimate | −$340 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (9% of rent) | −$580 |
| Capital reserve (9% of rent) | −$580 |
| Net operating income | $3,175 |
| Mortgage (principal + interest) | −$3,407 |
| PMI | −$320 |
| Cash flow | −$552 |
| Principal paid down (equity, not cash) | $433 |
| Rent | $6,450 |
| Vacancy (6%) | −$387 |
| Collected | $6,063 |
| Property tax Public record | −$903 |
| Insurance Estimate | −$424 |
| Water, sewer, trash Estimate | −$340 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (9% of rent) | −$580 |
| Capital reserve (9% of rent) | −$580 |
| Property management | −$546 |
| Net operating income | $2,630 |
| Mortgage (principal + interest) | −$3,407 |
| PMI | −$320 |
| Cash flow | −$1,097 |
| Principal paid down (equity, not cash) | $433 |
| Rent | $6,450 |
| Vacancy (6%) | −$387 |
| Collected | $6,063 |
| Property tax Public record | −$903 |
| Insurance Estimate | −$424 |
| Water, sewer, trash Estimate | −$340 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (9% of rent) | −$580 |
| Capital reserve (9% of rent) | −$580 |
| Net operating income | $3,175 |
| Mortgage (principal + interest) | −$3,082 |
| Cash flow | $94 |
| Principal paid down (equity, not cash) | $392 |
| Rent | $6,450 |
| Vacancy (6%) | −$387 |
| Collected | $6,063 |
| Property tax Public record | −$903 |
| Insurance Estimate | −$424 |
| Water, sewer, trash Estimate | −$340 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (9% of rent) | −$580 |
| Capital reserve (9% of rent) | −$580 |
| Property management | −$546 |
| Net operating income | $2,630 |
| Mortgage (principal + interest) | −$3,082 |
| Cash flow | −$452 |
| Principal paid down (equity, not cash) | $392 |
| Rent | $6,450 |
| Vacancy (6%) | −$387 |
| Collected | $6,063 |
| Property tax Public record | −$903 |
| Insurance Estimate | −$424 |
| Water, sewer, trash Estimate | −$340 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (9% of rent) | −$580 |
| Capital reserve (9% of rent) | −$580 |
| Net operating income | $3,175 |
| Mortgage (principal + interest) | −$3,028 |
| Cash flow | $147 |
| Principal paid down (equity, not cash) | $385 |
| Rent | $6,450 |
| Vacancy (6%) | −$387 |
| Collected | $6,063 |
| Property tax Public record | −$903 |
| Insurance Estimate | −$424 |
| Water, sewer, trash Estimate | −$340 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (9% of rent) | −$580 |
| Capital reserve (9% of rent) | −$580 |
| Property management | −$546 |
| Net operating income | $2,630 |
| Mortgage (principal + interest) | −$3,028 |
| Cash flow | −$399 |
| Principal paid down (equity, not cash) | $385 |
| Rent | $6,450 |
| Vacancy (6%) | −$387 |
| Collected | $6,063 |
| Property tax Public record | −$903 |
| Insurance Estimate | −$424 |
| Water, sewer, trash Estimate | −$340 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (9% of rent) | −$580 |
| Capital reserve (9% of rent) | −$580 |
| Net operating income | $3,175 |
| Mortgage (principal + interest) | −$2,889 |
| Cash flow | $286 |
| Principal paid down (equity, not cash) | $368 |
| Rent | $6,450 |
| Vacancy (6%) | −$387 |
| Collected | $6,063 |
| Property tax Public record | −$903 |
| Insurance Estimate | −$424 |
| Water, sewer, trash Estimate | −$340 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (9% of rent) | −$580 |
| Capital reserve (9% of rent) | −$580 |
| Property management | −$546 |
| Net operating income | $2,630 |
| Mortgage (principal + interest) | −$2,889 |
| Cash flow | −$259 |
| Principal paid down (equity, not cash) | $368 |
| Rent | $6,450 |
| Vacancy (6%) | −$387 |
| Collected | $6,063 |
| Property tax Public record | −$903 |
| Insurance Estimate | −$424 |
| Water, sewer, trash Estimate | −$340 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (9% of rent) | −$580 |
| Capital reserve (9% of rent) | −$580 |
| Net operating income | $3,175 |
| Mortgage (principal + interest) | −$2,839 |
| Cash flow | $336 |
| Principal paid down (equity, not cash) | $361 |
| Rent | $6,450 |
| Vacancy (6%) | −$387 |
| Collected | $6,063 |
| Property tax Public record | −$903 |
| Insurance Estimate | −$424 |
| Water, sewer, trash Estimate | −$340 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (9% of rent) | −$580 |
| Capital reserve (9% of rent) | −$580 |
| Property management | −$546 |
| Net operating income | $2,630 |
| Mortgage (principal + interest) | −$2,839 |
| Cash flow | −$209 |
| Principal paid down (equity, not cash) | $361 |
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
- $1,321,062
- Rental profits, invested at 7%
- $902,039
Sells for $1,405,385 (value up 3% a year), minus 6% selling cost ($84,323). Rent paid down $521,100 of loan.
$488,534 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $572,974
- Monthly shortfalls, invested
- $152,379
$75,270 put into an index fund instead of the down payment and closing costs.
$23,279 you'd have paid in while the building lost money, invested instead.
The building comes out $1,497,748 ahead after 30 years.
- Your equity when you sell
- $1,321,062
- Rental profits, invested at 7%
- $351,110
Sells for $1,405,385 (value up 3% a year), minus 6% selling cost ($84,323). Rent paid down $521,100 of loan.
$229,750 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $572,974
- Monthly shortfalls, invested
- $450,238
$75,270 put into an index fund instead of the down payment and closing costs.
$76,021 you'd have paid in while the building lost money, invested instead.
The building comes out $648,960 ahead after 30 years.
- Your equity when you sell
- $1,298,245
- Rental profits, invested at 7%
- $951,385
Sells for $1,381,112 (value up 3% a year), minus 6% selling cost ($82,867). Rent paid down $512,100 of loan.
$507,215 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $563,079
- Monthly shortfalls, invested
- $132,112
$73,970 put into an index fund instead of the down payment and closing costs.
$20,134 you'd have paid in while the building lost money, invested instead.
The building comes out $1,554,441 ahead after 30 years.
- Your equity when you sell
- $1,298,245
- Rental profits, invested at 7%
- $378,485
Sells for $1,381,112 (value up 3% a year), minus 6% selling cost ($82,867). Rent paid down $512,100 of loan.
$243,546 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $563,079
- Monthly shortfalls, invested
- $408,000
$73,970 put into an index fund instead of the down payment and closing costs.
$67,991 you'd have paid in while the building lost money, invested instead.
The building comes out $705,652 ahead after 30 years.
- Your equity when you sell
- $1,321,062
- Rental profits, invested at 7%
- $1,287,079
Sells for $1,405,385 (value up 3% a year), minus 6% selling cost ($84,323). Rent paid down $463,200 of loan.
$619,564 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $1,013,724
$133,170 put into an index fund instead of the down payment and closing costs.
The building comes out $1,594,417 ahead after 30 years.
- Your equity when you sell
- $1,321,062
- Rental profits, invested at 7%
- $562,419
Sells for $1,405,385 (value up 3% a year), minus 6% selling cost ($84,323). Rent paid down $463,200 of loan.
$327,524 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $1,013,724
- Monthly shortfalls, invested
- $124,129
$133,170 put into an index fund instead of the down payment and closing costs.
$19,486 you'd have paid in while the building lost money, invested instead.
The building comes out $745,628 ahead after 30 years.
- Your equity when you sell
- $1,298,245
- Rental profits, invested at 7%
- $1,347,410
Sells for $1,381,112 (value up 3% a year), minus 6% selling cost ($82,867). Rent paid down $455,200 of loan.
$638,724 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $996,216
$130,870 put into an index fund instead of the down payment and closing costs.
The building comes out $1,649,440 ahead after 30 years.
- Your equity when you sell
- $1,298,245
- Rental profits, invested at 7%
- $599,435
Sells for $1,381,112 (value up 3% a year), minus 6% selling cost ($82,867). Rent paid down $455,200 of loan.
$342,822 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $996,216
- Monthly shortfalls, invested
- $100,813
$130,870 put into an index fund instead of the down payment and closing costs.
$15,624 you'd have paid in while the building lost money, invested instead.
The building comes out $800,652 ahead after 30 years.
- Your equity when you sell
- $1,321,062
- Rental profits, invested at 7%
- $1,505,403
Sells for $1,405,385 (value up 3% a year), minus 6% selling cost ($84,323). Rent paid down $434,250 of loan.
$688,901 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $1,234,099
$162,120 put into an index fund instead of the down payment and closing costs.
The building comes out $1,592,365 ahead after 30 years.
- Your equity when you sell
- $1,321,062
- Rental profits, invested at 7%
- $705,586
Sells for $1,405,385 (value up 3% a year), minus 6% selling cost ($84,323). Rent paid down $434,250 of loan.
$384,681 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $1,234,099
- Monthly shortfalls, invested
- $48,971
$162,120 put into an index fund instead of the down payment and closing costs.
$7,305 you'd have paid in while the building lost money, invested instead.
The building comes out $743,577 ahead after 30 years.
- Your equity when you sell
- $1,298,245
- Rental profits, invested at 7%
- $1,561,963
Sells for $1,381,112 (value up 3% a year), minus 6% selling cost ($82,867). Rent paid down $426,750 of loan.
$706,865 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $1,212,784
$159,320 put into an index fund instead of the down payment and closing costs.
The building comes out $1,647,425 ahead after 30 years.
- Your equity when you sell
- $1,298,245
- Rental profits, invested at 7%
- $747,177
Sells for $1,381,112 (value up 3% a year), minus 6% selling cost ($82,867). Rent paid down $426,750 of loan.
$400,330 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $1,212,784
- Monthly shortfalls, invested
- $34,002
$159,320 put into an index fund instead of the down payment and closing costs.
$4,991 you'd have paid in while the building lost money, invested instead.
The building comes out $798,635 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 $2.22M, stocks $725K. The property wins.
Year 30 (loan paid off): property $1.67M, stocks $1.02M. The property wins.
Year 30 (loan paid off): property $2.25M, stocks $695K. The property wins.
Year 30 (loan paid off): property $1.68M, stocks $971K. The property wins.
Year 30 (loan paid off): property $2.61M, stocks $1.01M. The property wins.
Year 30 (loan paid off): property $1.88M, stocks $1.14M. The property wins.
Year 30 (loan paid off): property $2.65M, stocks $996K. The property wins.
Year 30 (loan paid off): property $1.90M, stocks $1.10M. The property wins.
Year 30 (loan paid off): property $2.83M, stocks $1.23M. The property wins.
Year 30 (loan paid off): property $2.03M, stocks $1.28M. The property wins.
Year 30 (loan paid off): property $2.86M, stocks $1.21M. The property wins.
Year 30 (loan paid off): property $2.05M, stocks $1.25M. The property wins.
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.
3 bed / 1 bath estimate $1,750/mo · range $1,525–$1,975
| Address | Rent | Bd / Ba | Distance | Match |
|---|---|---|---|---|
| 222 Maple St, Apt 1, Saint Paul 55106 off market | $1,400 | 3 / 1 | 1.0 mi | 92% |
| 880 Wilson Ave, Saint Paul 55106 | $1,425 | 3 / 1 | 1.0 mi | 92% |
| 865 Clark St N, Saint Paul 55130 off market | $1,950 | 3 / 2 | 0.3 mi | 89% |
| 914 Burr Unit-3 Bedroom St N, Apt 1, Saint Paul 55130 off market | $1,400 | 3 / 2 | 0.4 mi | 89% |
| 653 5th St E, Saint Paul 55106 off market | $1,808 | 3 / 1 | 0.6 mi | 84% |
| 754 Payne Ave Apt D, Saint Paul 55130 off market | $1,361 | 2 / 1 | 0.3 mi | 84% |
| 870 E Cook Ave, Unit 4, Saint Paul 55106 off market | $1,050 | 2 / 1 | 1.0 mi | 83% |
| 196 Mounds Blvd, Unit 8, Saint Paul 55106 off market | $1,390 | 2 / 1 | 1.0 mi | 83% |
| 786 7th St E, Saint Paul 55106 off market | $1,599 | 3 / 1 | 0.6 mi | 83% |
| 701 Hawthorne Ave E, Saint Paul 55106 off market | $1,390 | 2 / 1 | 1.1 mi | 83% |
2 bed / 1 bath estimate $1,475/mo · range $1,250–$1,700
| Address | Rent | Bd / Ba | Distance | Match |
|---|---|---|---|---|
| 754 Payne Ave Apt D, Saint Paul 55130 off market | $1,361 | 2 / 1 | 0.3 mi | 94% |
| 870 E Cook Ave, Unit 4, Saint Paul 55106 off market | $1,050 | 2 / 1 | 1.0 mi | 93% |
| 196 Mounds Blvd, Unit 8, Saint Paul 55106 off market | $1,390 | 2 / 1 | 1.0 mi | 92% |
| 701 Hawthorne Ave E, Saint Paul 55106 off market | $1,390 | 2 / 1 | 1.1 mi | 92% |
| 693 Wilson Ave, Saint Paul 55106 off market | $1,199 | 2 / 1 | 0.9 mi | 84% |
| 914 Burr Unit Bedroom St N, Apt 2-1, Saint Paul 55130 off market | $950 | 1 / 1 | 0.4 mi | 84% |
| 556 Jenks Ave E, Unit 4, Saint Paul 55130 | $1,000 | 1 / 1 | 0.5 mi | 84% |
| 794 Case Ave Apt B, Saint Paul 55106 off market | $1,800 | 1 / 1 | 0.8 mi | 83% |
| 813 N Capitol Hts, Saint Paul 55103 off market | $1,145 | 2 / 1 | 1.0 mi | 83% |
| 222 Maple St, Apt 1, Saint Paul 55106 off market | $1,400 | 3 / 1 | 1.0 mi | 83% |
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
- highDescription says 'rented in 3 units' but the building is a 4-plex. One unit may be vacant, or the unit count is unclear. Listing says: This property is currently rented in 3 units, turnkey 4-plex · AI review
- highAsk price is well above the break-even price of about $532K and above the county market value of $516.5K. Based on: data: underwriting.break_even_price · AI review
- mediumFire-inspection grade C: more deficiencies than typical; expect more frequent inspections and repair orders. Public record: St. Paul Certificate of Occupancy – Residential: 733 BRADLEY ST, grade/tier=C, status=Renewal Due
- medium$6,184 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 292922340063: special assessments (payable 2026) = $6,183.78
- mediumRental license expired April 2025 and shows renewal due. Confirm it is current and that all 4 units are licensed. Based on: data: city.rental_license · AI review
- medium'Turnkey' claim sits beside a list of light, partial updates. The kitchen work is only lower cabinets and sink base. Listing says: new lower kitchen cabinets and sink base · AI review
Opportunities
- Rent upside is unknown because no current rents are given. If they are below our estimates, there may be room to raise them, subject to St. Paul's 3% cap on sitting tenants. Based on: data: rent_estimate · AI review
- The 2022 sale at $512K means the seller's basis is far below the ask. That gives a basis for pushing the price down. Based on: data: county.last_sale_price · AI review
Questions for the agent
- What is the current rent roll for each unit, with lease dates and security deposits?
- Which unit is vacant, and why?
- Is the rental license current for 4 units, and what were the C-grade fire inspection deficiencies?
- What are the $6,184 special assessments for, and will the seller pay them at closing?
- Who pays heat, water and electric, and are there separate meters and heating systems?
- Who did the recent upgrades, were they permitted, and what is the age of the roof, boiler or furnace, and electrical panel?
Bottom line
A 4-plex that barely breaks even at the asking price with no rents disclosed, so it only works if the rents are proven and the building's condition holds up. AI-assisted summary
What the records say
Where each number comes from
| Property tax / yr Public recordRamsey County record, payable 2026 (non-homestead) | $10,832 |
| Insurance / yr Estimateestimate. from units, square feet and age; get a quote | $5,088 |
| Water, sewer, trash / mo Estimateestimate. $85/unit/mo, owner-paid | $340 |
| 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 1915: +1 pt capital reserve; 10 bedrooms: +1 pt repairs for wear | 9% / 9% |
Price history Realtor.com
On the market since 2026-06-18 (109 days); down $40,000 (6.5%) from the first ask of $619,000; last sold for $512,000 on 2022-08-12; listed for rent at $1,195/mo on 2021-01-09.
| Date | Event | Price |
|---|---|---|
| Listed | $579,000 | |
| Removed | $579,000 | |
| Price changed | $579,000 | |
| Listed | $599,000 | |
| Removed | $619,000 | |
| Relisted | $619,000 | |
| Removed | — | |
| Listed | $619,000 | |
| Sold | $512,000 | |
| Listed | $515,000 | |
| Removed | — | |
| Rent changed | $1,195/mo | |
| Listed for rent | $1,200/mo | |
| Removed | — | |
| Listed for rent | $1,200/mo | |
| Rental removed | $1,100/mo | |
| Listed for rent | $1,100/mo | |
| Sold | $275,000 | |
| Listed | $270,000 | |
| Sold | $215,000 | |
| Removed | $220,000 | |
| Relisted | $220,000 | |
| Removed | $220,000 | |
| Listed | $220,000 | |
| Sold public record | $370,000 |
County record Public record
| Recorded as | apartments 4-6 rental units |
| Living units | 4 |
| Year built | 1915 |
| Market value (2026) | $516,500 |
| Property tax, payable 2026 | $10,832 |
| Special assessments | $6,184 |
| Homestead | no |
| Last sale | 2022-08-12 · $512,000 |
Source: Ramsey County parcel records.
City rental certificate (CofO)
Residential 3+ Units: 4 unit(s), C, status renewal due, renews 2025-04-21.
Nearest highway
I 35E;US 10, about 855 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.