763 Tuscarora Ave

Duplex · 2 units: mix unknown ×2 · 1,741 sq ft

Saint Paul, MN · West Seventh – Fort Road (West 7th, Irvine Park) · View the listing ↗

Overpriced

14 photos

Photos courtesy of NRT-Minnesota (CB Burnet), via Realtor.com.

Asking price: $339,000
Monthly cash flow: −$694
Estimated rent: $2,800/mo
Break-even price: $208,552

Adjust the numbers See the full breakdown

First look

This is a 1889 up/down in West Seventh, listed at $339K with almost no operating detail. Our rent estimate is about $1,400 per unit, and at that price cash flow is roughly -$694 a month with a 3.9% cap rate. Break-even is near $208.5K, so the ask is far out of line. The photos show an old but tidy interior with original woodwork, an old kitchen and radiator heat, while the listing says 'central' heat, so find out what actually heats each unit. The listing reads like an owner-occupant pitch ('live cheaper than rent') and gives no rents, leases or utilities. I would only tour if the seller will talk well under $250K and share a rent roll, boiler details and roof and siding dates.

Things to consider

Price is far above what the rents support Cash flow is about -$694 a month and break-even is $130K below ask. Rents are capped at 3% a year for sitting tenants, so growth won't close the gap.
Income is unverified With no rents or leases stated, you can't underwrite. Our estimate is $1,400 per unit, but actual leases may differ.Listing says: “Great investment opportunity to live cheaper than rent.”
Heat and mechanicals are unclear Radiators imply a boiler. One boiler usually means the owner pays heat, which cuts income noticeably.From photo 6
Seller has a big gain cushion Bought for $70K in 2013 and has sat 49 days, so a sharp low offer is realistic.
Licensing and assessments need checking A pending license and $572 in assessments can bring costs or compliance issues at closing.

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

doneNewer roof and sidingListing says: Well maintained with newer roof and siding.

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: $339,000
Cash to close: $77,970
Price per unit: $169,500
GRM: 10.1

Each month

Cash flow: −$694/mo
Cash-on-cash: −10.7%
Cap rate: 3.9%
DSCR: 0.62×

Break-even

Price that breaks even: $208,552
Rent that breaks even: $3,702/mo

Long run

Year 30: property vs stocks: $805K vs $1.04M
Cash flow turns positive: year 21

Monthly

Monthly breakdown

Rent	$2,800
Vacancy (6%)	−$168
Collected	$2,632
Property tax Public record	−$421
Insurance Our research	−$217
Water, sewer, trash Our research	−$180
Heat Our research	−$168
Lawn care ($120 × 6 mo ÷ 12)	−$60
Repairs (8% of rent)	−$224
Capital reserve (9% of rent)	−$252
Net operating income	$1,110
Mortgage (principal + interest)	−$1,804
Cash flow	−$694
Principal paid down (equity, not cash)	$230

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

If you buy this building$805,229

Your equity when you sell: $773,471
Rental profits, invested at 7%: $31,758

Same money in stocks$1,040,233

Cash to close, invested at 7%: $593,528
Monthly shortfalls, invested: $446,705

Stocks come out $235,004 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

This propertyStocks at 7%

Year 30 (loan paid off): property $805K, stocks $1.04M. Stocks win.

Red flags and opportunities

Watch for

highNo rents, lease terms or utility split given; income is unverified. Listing says: Great investment opportunity to live cheaper than rent. · AI review
mediumAsking is $130,448 above the price where cash flow breaks even ($208,552) at the default scenario. Based on: Derived: price $339,000 vs. break-even $208,552
mediumWood foundation on an 1889 house — structural inspection first. Source: Our research notes
mediumSeller bought at $70K out of a 2013 sheriff's sale; $339K is far above what these rents support. Source: Our research notes
mediumHeat type conflicts: records say central, but photos show cast-iron radiators, which suggests a boiler. Could mean a shared system and owner-paid heat. Based on: photo 10 · AI review
mediumRental license shows Pending with an expiry date already passed; confirm the building is legally licensed as two units. Based on: data: city.rental_license · AI review
mediumBuilt 1889; foundation and wiring age unknown. Window AC visible suggests no central cooling. Listing says: Classic 1880's Charm with Natural woodwork, stained glass windows, French doors and generous room sizes. · AI review
low$572 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 112823420201: special assessments (payable 2026) = $572.02

Opportunities

The seller bought for $70,240 in Aug 2013, so they can take a lower offer and still come out well ahead. Public record: Ramsey County parcel 112823420201: last sale 2013-08-02, $70,240
Seller bought cheaply in 2013 and the listing has sat 49 days, so there is room to negotiate hard. Based on: data: listing.days_on_market · AI review
Original woodwork and stained glass give character that can support rents if the kitchens are refreshed. Based on: photo 5 · AI review

Questions for the agent

What are the current rents, lease end dates and security deposits for each unit?
Is the heat one boiler or separate systems, and who pays heat, water and trash?
How old are the roof, siding, boiler, water heater and electrical panels?
What is the $572 special assessment for, and will the seller pay it at closing?
Is the rental license current and for two units?
Is the owner living in one unit, and will it be delivered vacant?

Bottom line

Charming old up/down, but at $339K it loses about $700 a month and only works near $210K. AI-assisted summary

What the records say

Listing summary

Up/down, 1,741 sq ft, natural woodwork, stained glass, roof 8 yrs or newer. Owner pays heat (one boiler, $2,016/yr per listing), water, sewer, trash.

Research notes

On-street parking only.

Where each number comes from

Property tax / yr Public recordRamsey County record, payable 2026 (non-homestead). Our earlier figure was $5,342.	$5,056
Insurance / yr Our researchour research. quote-based estimate	$2,600
Water, sewer, trash / mo Our researchour research	$180
Heat / mo Our researchour research	$168
Lawn care / mo Assumptionassumption. $120/mo for 6 months, spread over 12; no snow removal	$60
Repairs / capital reserve Our researchour research	8% / 9%

Price history Realtor.com

On the market since 2026-08-14 (52 days); last sold for $70,240 on 2013-08-15.

Date	Event	Price
2026-08-14	Listed	$339,000
2021-03-18	Removed	$176,000
2013-08-15	Sold	$70,240
2013-07-23	Price changed	$70,240
2013-07-21	Relisted	$75,240
2013-07-19	Removed	$75,240
2013-06-20	Listed	$75,240
2011-06-13	Removed	$139,900
2009-09-24	Listed	$139,900
2006-01-01	Sold public record	$143,000

County record Public record

Recorded as	two family dwelling - up/dwn
Living units	2
Year built	1889
Market value (2026)	$223,200
Property tax, payable 2026	$5,056
Special assessments	$572
Homestead	no
Last sale	2013-08-02 · $70,240

Source: Ramsey County parcel records.

City rental certificate (CofO)

Residential 2 Units: 2 unit(s), B, status pending, renews 2026-07-27.

Nearest highway

Shepard Road, about 369 m away.

Crime in West Seventh – Fort Road

635 incidents in the last 12 months (49 per 1,000 residents), +6% vs. the year before. St. Paul police incidents, excluding proactive visits and community events.