768 Lafond Ave
Duplex · 2 units: 1 bed / 1 bath ×2 unit split estimated · 1,552 sq ft
Saint Paul, MN · Frogtown (Thomas-Dale) · View the listing ↗
Photos courtesy of Kris Lindahl Real Estate - Broker, via Realtor.com.
- Asking price
- $285,000 2 units · $142K per unit
- Monthly cash flow
- −$687 at 20% down, 7%
- Break-even price
- $155,831 where cash flow hits $0
First look
This is a 1886 up/down in Frogtown at $285K, and the numbers don't work. Our underwriting shows about -$687/month and a 3.5% cap rate, and break-even is near $156K. The listing gives no rents, and the nearly 30-year upper tenant is likely paying well under market, with St. Paul's 3% cap limiting how fast that rent can rise. Get the rent roll, lease dates and the unit layout before anything else. It only merits a showing if the seller will come down hard or the rents are far above our $1,075 per unit estimates.
Things to consider
- The price is far above what the income supports Our model shows negative cash flow of about $687 a month and a break-even price near $156K. You would need a big price cut or much higher rents.
- Rent growth is capped for the long-term tenant The 3% cap on sitting tenants limits how fast a below-market rent can be brought up. The upside comes mainly through turnover.
- Taxes will rise for an investor The seller's homestead tax is lower than what you will pay as a non-homestead owner, which cuts into returns.
- Tenants cover utilities and yard work Lower owner expenses help net income, though one shared garage and shared lawn work are worth confirming in the leases.Listing says: “Tenants pay gas and electric, manage lawn care and snow removal, and share the garage.”
- Recent updates reduce near-term capex A newer roof and windows are the costly items, though ask for dates and permits to confirm.Listing says: “newer roof/windows and brand-new exterior paint”
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 windowsListing says: newer roof/windows and brand-new exterior paint
- doneExterior repaintListing says: brand-new exterior paint
- doneLower unit kitchen flooring, fresh paint and upgraded bathroomListing says: fresh paint, modern kitchen, in-unit laundry, upgraded bathroom, and new kitchen flooring
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
- $285,000
- Cash to close
- $37,050
- Price per unit
- $142,500
- GRM
- 11.0
Each month
- Cash flow
- −$1,037/mo
- Cash-on-cash
- −33.6%
- Cap rate
- 3.5%
- DSCR
- 0.44×
Break-even
- Price that breaks even
- $126,621
- Rent that breaks even
- $3,497/mo
Long run
- Year 30: property vs stocks
- $650K vs $1.05M
- Cash flow turns positive
- not within 30 years
The deal
- Price
- $285,000
- Cash to close
- $37,050
- Price per unit
- $142,500
- GRM
- 11.0
Each month
- Cash flow
- −$1,219/mo
- Cash-on-cash
- −39.5%
- Cap rate
- 2.7%
- DSCR
- 0.35×
Break-even
- Price that breaks even
- $98,852
- Rent that breaks even
- $3,929/mo
Long run
- Year 30: property vs stocks
- $650K vs $1.33M
- Cash flow turns positive
- not within 30 years
The deal
- Price
- $275,000
- Cash to close
- $35,750
- Price per unit
- $137,500
- GRM
- 10.7
Each month
- Cash flow
- −$972/mo
- Cash-on-cash
- −32.6%
- Cap rate
- 3.6%
- DSCR
- 0.46×
Break-even
- Price that breaks even
- $126,621
- Rent that breaks even
- $3,412/mo
Long run
- Year 30: property vs stocks
- $628K vs $973K
- Cash flow turns positive
- year 30
The deal
- Price
- $275,000
- Cash to close
- $35,750
- Price per unit
- $137,500
- GRM
- 10.7
Each month
- Cash flow
- −$1,154/mo
- Cash-on-cash
- −38.7%
- Cap rate
- 2.8%
- DSCR
- 0.36×
Break-even
- Price that breaks even
- $98,852
- Rent that breaks even
- $3,833/mo
Long run
- Year 30: property vs stocks
- $627K vs $1.26M
- Cash flow turns positive
- not within 30 years
The deal
- Price
- $285,000
- Cash to close
- $65,550
- Price per unit
- $142,500
- GRM
- 11.0
Each month
- Cash flow
- −$687/mo
- Cash-on-cash
- −12.6%
- Cap rate
- 3.5%
- DSCR
- 0.55×
Break-even
- Price that breaks even
- $155,831
- Rent that breaks even
- $3,043/mo
Long run
- Year 30: property vs stocks
- $655K vs $1.01M
- Cash flow turns positive
- year 27
The deal
- Price
- $285,000
- Cash to close
- $65,550
- Price per unit
- $142,500
- GRM
- 11.0
Each month
- Cash flow
- −$869/mo
- Cash-on-cash
- −15.9%
- Cap rate
- 2.7%
- DSCR
- 0.43×
Break-even
- Price that breaks even
- $121,656
- Rent that breaks even
- $3,418/mo
Long run
- Year 30: property vs stocks
- $650K vs $1.29M
- Cash flow turns positive
- not within 30 years
The deal
- Price
- $275,000
- Cash to close
- $63,250
- Price per unit
- $137,500
- GRM
- 10.7
Each month
- Cash flow
- −$634/mo
- Cash-on-cash
- −12.0%
- Cap rate
- 3.6%
- DSCR
- 0.57×
Break-even
- Price that breaks even
- $155,831
- Rent that breaks even
- $2,974/mo
Long run
- Year 30: property vs stocks
- $636K vs $935K
- Cash flow turns positive
- year 25
The deal
- Price
- $275,000
- Cash to close
- $63,250
- Price per unit
- $137,500
- GRM
- 10.7
Each month
- Cash flow
- −$816/mo
- Cash-on-cash
- −15.5%
- Cap rate
- 2.8%
- DSCR
- 0.44×
Break-even
- Price that breaks even
- $121,656
- Rent that breaks even
- $3,341/mo
Long run
- Year 30: property vs stocks
- $627K vs $1.21M
- Cash flow turns positive
- not within 30 years
The deal
- Price
- $285,000
- Cash to close
- $79,800
- Price per unit
- $142,500
- GRM
- 11.0
Each month
- Cash flow
- −$593/mo
- Cash-on-cash
- −8.9%
- Cap rate
- 3.5%
- DSCR
- 0.58×
Break-even
- Price that breaks even
- $166,219
- Rent that breaks even
- $2,920/mo
Long run
- Year 30: property vs stocks
- $663K vs $1.02M
- Cash flow turns positive
- year 24
The deal
- Price
- $285,000
- Cash to close
- $79,800
- Price per unit
- $142,500
- GRM
- 11.0
Each month
- Cash flow
- −$775/mo
- Cash-on-cash
- −11.6%
- Cap rate
- 2.7%
- DSCR
- 0.46×
Break-even
- Price that breaks even
- $129,767
- Rent that breaks even
- $3,280/mo
Long run
- Year 30: property vs stocks
- $650K vs $1.29M
- Cash flow turns positive
- not within 30 years
The deal
- Price
- $275,000
- Cash to close
- $77,000
- Price per unit
- $137,500
- GRM
- 10.7
Each month
- Cash flow
- −$543/mo
- Cash-on-cash
- −8.5%
- Cap rate
- 3.6%
- DSCR
- 0.60×
Break-even
- Price that breaks even
- $166,219
- Rent that breaks even
- $2,855/mo
Long run
- Year 30: property vs stocks
- $646K vs $946K
- Cash flow turns positive
- year 22
The deal
- Price
- $275,000
- Cash to close
- $77,000
- Price per unit
- $137,500
- GRM
- 10.7
Each month
- Cash flow
- −$725/mo
- Cash-on-cash
- −11.3%
- Cap rate
- 2.8%
- DSCR
- 0.47×
Break-even
- Price that breaks even
- $129,767
- Rent that breaks even
- $3,207/mo
Long run
- Year 30: property vs stocks
- $627K vs $1.21M
- Cash flow turns positive
- not within 30 years
Monthly
Monthly breakdown
| Rent | $2,150 |
| Vacancy (6%) | −$129 |
| Collected | $2,021 |
| Property tax Estimate | −$396 |
| Insurance Estimate | −$201 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$172 |
| Capital reserve (9% of rent) | −$194 |
| Net operating income | $829 |
| Mortgage (principal + interest) | −$1,707 |
| PMI | −$160 |
| Cash flow | −$1,037 |
| Principal paid down (equity, not cash) | $217 |
| Rent | $2,150 |
| Vacancy (6%) | −$129 |
| Collected | $2,021 |
| Property tax Estimate | −$396 |
| Insurance Estimate | −$201 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$172 |
| Capital reserve (9% of rent) | −$194 |
| Property management | −$182 |
| Net operating income | $648 |
| Mortgage (principal + interest) | −$1,707 |
| PMI | −$160 |
| Cash flow | −$1,219 |
| Principal paid down (equity, not cash) | $217 |
| Rent | $2,150 |
| Vacancy (6%) | −$129 |
| Collected | $2,021 |
| Property tax Estimate | −$396 |
| Insurance Estimate | −$201 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$172 |
| Capital reserve (9% of rent) | −$194 |
| Net operating income | $829 |
| Mortgage (principal + interest) | −$1,647 |
| PMI | −$155 |
| Cash flow | −$972 |
| Principal paid down (equity, not cash) | $210 |
| Rent | $2,150 |
| Vacancy (6%) | −$129 |
| Collected | $2,021 |
| Property tax Estimate | −$396 |
| Insurance Estimate | −$201 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$172 |
| Capital reserve (9% of rent) | −$194 |
| Property management | −$182 |
| Net operating income | $648 |
| Mortgage (principal + interest) | −$1,647 |
| PMI | −$155 |
| Cash flow | −$1,154 |
| Principal paid down (equity, not cash) | $210 |
| Rent | $2,150 |
| Vacancy (6%) | −$129 |
| Collected | $2,021 |
| Property tax Estimate | −$396 |
| Insurance Estimate | −$201 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$172 |
| Capital reserve (9% of rent) | −$194 |
| Net operating income | $829 |
| Mortgage (principal + interest) | −$1,517 |
| Cash flow | −$687 |
| Principal paid down (equity, not cash) | $193 |
| Rent | $2,150 |
| Vacancy (6%) | −$129 |
| Collected | $2,021 |
| Property tax Estimate | −$396 |
| Insurance Estimate | −$201 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$172 |
| Capital reserve (9% of rent) | −$194 |
| Property management | −$182 |
| Net operating income | $648 |
| Mortgage (principal + interest) | −$1,517 |
| Cash flow | −$869 |
| Principal paid down (equity, not cash) | $193 |
| Rent | $2,150 |
| Vacancy (6%) | −$129 |
| Collected | $2,021 |
| Property tax Estimate | −$396 |
| Insurance Estimate | −$201 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$172 |
| Capital reserve (9% of rent) | −$194 |
| Net operating income | $829 |
| Mortgage (principal + interest) | −$1,464 |
| Cash flow | −$634 |
| Principal paid down (equity, not cash) | $186 |
| Rent | $2,150 |
| Vacancy (6%) | −$129 |
| Collected | $2,021 |
| Property tax Estimate | −$396 |
| Insurance Estimate | −$201 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$172 |
| Capital reserve (9% of rent) | −$194 |
| Property management | −$182 |
| Net operating income | $648 |
| Mortgage (principal + interest) | −$1,464 |
| Cash flow | −$816 |
| Principal paid down (equity, not cash) | $186 |
| Rent | $2,150 |
| Vacancy (6%) | −$129 |
| Collected | $2,021 |
| Property tax Estimate | −$396 |
| Insurance Estimate | −$201 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$172 |
| Capital reserve (9% of rent) | −$194 |
| Net operating income | $829 |
| Mortgage (principal + interest) | −$1,422 |
| Cash flow | −$593 |
| Principal paid down (equity, not cash) | $181 |
| Rent | $2,150 |
| Vacancy (6%) | −$129 |
| Collected | $2,021 |
| Property tax Estimate | −$396 |
| Insurance Estimate | −$201 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$172 |
| Capital reserve (9% of rent) | −$194 |
| Property management | −$182 |
| Net operating income | $648 |
| Mortgage (principal + interest) | −$1,422 |
| Cash flow | −$775 |
| Principal paid down (equity, not cash) | $181 |
| Rent | $2,150 |
| Vacancy (6%) | −$129 |
| Collected | $2,021 |
| Property tax Estimate | −$396 |
| Insurance Estimate | −$201 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$172 |
| Capital reserve (9% of rent) | −$194 |
| Net operating income | $829 |
| Mortgage (principal + interest) | −$1,372 |
| Cash flow | −$543 |
| Principal paid down (equity, not cash) | $175 |
| Rent | $2,150 |
| Vacancy (6%) | −$129 |
| Collected | $2,021 |
| Property tax Estimate | −$396 |
| Insurance Estimate | −$201 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$172 |
| Capital reserve (9% of rent) | −$194 |
| Property management | −$182 |
| Net operating income | $648 |
| Mortgage (principal + interest) | −$1,372 |
| Cash flow | −$725 |
| Principal paid down (equity, not cash) | $175 |
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
- $650,264
- Rental profits, invested at 7%
- $0
Sells for $691,770 (value up 3% a year), minus 6% selling cost ($41,506). Rent paid down $256,500 of loan.
$0 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $282,034
- Monthly shortfalls, invested
- $769,924
$37,050 put into an index fund instead of the down payment and closing costs.
$188,651 you'd have paid in while the building lost money, invested instead.
Stocks come out $401,694 ahead after 30 years.
- Your equity when you sell
- $650,264
- Rental profits, invested at 7%
- $0
Sells for $691,770 (value up 3% a year), minus 6% selling cost ($41,506). Rent paid down $256,500 of loan.
$0 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $282,034
- Monthly shortfalls, invested
- $1,052,854
$37,050 put into an index fund instead of the down payment and closing costs.
$292,493 you'd have paid in while the building lost money, invested instead.
Stocks come out $684,624 ahead after 30 years.
- Your equity when you sell
- $627,447
- Rental profits, invested at 7%
- $173
Sells for $667,497 (value up 3% a year), minus 6% selling cost ($40,050). Rent paid down $247,500 of loan.
$173 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $272,138
- Monthly shortfalls, invested
- $700,483
$35,750 put into an index fund instead of the down payment and closing costs.
$166,998 you'd have paid in while the building lost money, invested instead.
Stocks come out $345,002 ahead after 30 years.
- Your equity when you sell
- $627,447
- Rental profits, invested at 7%
- $0
Sells for $667,497 (value up 3% a year), minus 6% selling cost ($40,050). Rent paid down $247,500 of loan.
$0 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $272,138
- Monthly shortfalls, invested
- $983,240
$35,750 put into an index fund instead of the down payment and closing costs.
$270,667 you'd have paid in while the building lost money, invested instead.
Stocks come out $627,932 ahead after 30 years.
- Your equity when you sell
- $650,264
- Rental profits, invested at 7%
- $4,524
Sells for $691,770 (value up 3% a year), minus 6% selling cost ($41,506). Rent paid down $228,000 of loan.
$4,226 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $498,983
- Monthly shortfalls, invested
- $509,916
$65,550 put into an index fund instead of the down payment and closing costs.
$116,922 you'd have paid in while the building lost money, invested instead.
Stocks come out $354,111 ahead after 30 years.
- Your equity when you sell
- $650,264
- Rental profits, invested at 7%
- $0
Sells for $691,770 (value up 3% a year), minus 6% selling cost ($41,506). Rent paid down $228,000 of loan.
$0 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $498,983
- Monthly shortfalls, invested
- $788,321
$65,550 put into an index fund instead of the down payment and closing costs.
$216,538 you'd have paid in while the building lost money, invested instead.
Stocks come out $637,040 ahead after 30 years.
- Your equity when you sell
- $627,447
- Rental profits, invested at 7%
- $8,409
Sells for $667,497 (value up 3% a year), minus 6% selling cost ($40,050). Rent paid down $220,000 of loan.
$7,569 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $481,475
- Monthly shortfalls, invested
- $453,470
$63,250 put into an index fund instead of the down payment and closing costs.
$101,104 you'd have paid in while the building lost money, invested instead.
Stocks come out $299,088 ahead after 30 years.
- Your equity when you sell
- $627,447
- Rental profits, invested at 7%
- $0
Sells for $667,497 (value up 3% a year), minus 6% selling cost ($40,050). Rent paid down $220,000 of loan.
$0 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $481,475
- Monthly shortfalls, invested
- $727,990
$63,250 put into an index fund instead of the down payment and closing costs.
$197,377 you'd have paid in while the building lost money, invested instead.
Stocks come out $582,018 ahead after 30 years.
- Your equity when you sell
- $650,264
- Rental profits, invested at 7%
- $12,388
Sells for $691,770 (value up 3% a year), minus 6% selling cost ($41,506). Rent paid down $213,750 of loan.
$10,835 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $607,458
- Monthly shortfalls, invested
- $410,314
$79,800 put into an index fund instead of the down payment and closing costs.
$89,401 you'd have paid in while the building lost money, invested instead.
Stocks come out $355,121 ahead after 30 years.
- Your equity when you sell
- $650,264
- Rental profits, invested at 7%
- $0
Sells for $691,770 (value up 3% a year), minus 6% selling cost ($41,506). Rent paid down $213,750 of loan.
$0 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $607,458
- Monthly shortfalls, invested
- $680,856
$79,800 put into an index fund instead of the down payment and closing costs.
$182,408 you'd have paid in while the building lost money, invested instead.
Stocks come out $638,050 ahead after 30 years.
- Your equity when you sell
- $627,447
- Rental profits, invested at 7%
- $18,451
Sells for $667,497 (value up 3% a year), minus 6% selling cost ($40,050). Rent paid down $206,250 of loan.
$15,570 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $586,144
- Monthly shortfalls, invested
- $359,817
$77,000 put into an index fund instead of the down payment and closing costs.
$76,173 you'd have paid in while the building lost money, invested instead.
Stocks come out $300,063 ahead after 30 years.
- Your equity when you sell
- $627,447
- Rental profits, invested at 7%
- $0
Sells for $667,497 (value up 3% a year), minus 6% selling cost ($40,050). Rent paid down $206,250 of loan.
$0 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $586,144
- Monthly shortfalls, invested
- $624,296
$77,000 put into an index fund instead of the down payment and closing costs.
$164,445 you'd have paid in while the building lost money, invested instead.
Stocks come out $582,992 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 $650K, stocks $1.05M. Stocks win.
Year 30 (loan paid off): property $650K, stocks $1.33M. Stocks win.
Year 30 (loan paid off): property $628K, stocks $973K. Stocks win.
Year 30 (loan paid off): property $627K, stocks $1.26M. Stocks win.
Year 30 (loan paid off): property $655K, stocks $1.01M. Stocks win.
Year 30 (loan paid off): property $650K, stocks $1.29M. Stocks win.
Year 30 (loan paid off): property $636K, stocks $935K. Stocks win.
Year 30 (loan paid off): property $627K, stocks $1.21M. Stocks win.
Year 30 (loan paid off): property $663K, stocks $1.02M. Stocks win.
Year 30 (loan paid off): property $650K, stocks $1.29M. Stocks win.
Year 30 (loan paid off): property $646K, stocks $946K. Stocks win.
Year 30 (loan paid off): property $627K, stocks $1.21M. Stocks win.
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.
1 bed estimate $1,075/mo · range $1,050–$1,150 · 6 rentals within 0.5 mi
| Address | Rent | Bd / Ba | Distance |
|---|---|---|---|
| 769 University Ave W, Saint Paul | $925 | 1 / 1 | 0.3 mi |
| 562 Edmund Ave W, Saint Paul | $895 | 1 / 1 | 0.4 mi |
| 937 University Ave W, Saint Paul | $999 | 1 / 1 | 0.4 mi |
| 627 Aurora Ave W, Saint Paul | $1,100 | 1 / 1 | 0.5 mi |
| 984 Van Buren Ave, Saint Paul | $949 | 1 / 1 | 0.5 mi |
| 996 Van Buren Ave, Saint Paul | $949 | 1 / 1 | 0.5 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
- highThe upper tenant of nearly 30 years is likely paying well below market. Long-term rent growth is capped, and the tenant is hard to replace. Listing says: The upper-level unit has been occupied by the same tenant for nearly 30 YEARS · AI review
- mediumThe seller is homesteaded, so the current tax bill is lower than what an investor will pay. We use an estimated non-homestead tax instead. Public record: Ramsey County parcel 352923120203: homestead=Y
- mediumAsking is $129,169 above the price where cash flow breaks even ($155,831) at the default scenario. Based on: Derived: price $285,000 vs. break-even $155,831
- mediumThe rental license is only Pending, so check that it is current for 2 units before you rely on the income. Based on: data: city.rental_license · AI review
- mediumThe 1886 building has a stone foundation that needs inspection, and the unit layout and bedroom count are not given. Based on: data: listing.year_built · AI review
- mediumThe price is far above what the county values the property at and above the 2025 sale price. Based on: data: county.market_value · AI review
- low$432 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 352923120203: special assessments (payable 2026) = $432.50
Opportunities
- Possibly assumable loan at an old, low rate. FHA/VA assumptions come with owner-occupancy rules; ask the agent. Listing says: "paint. Strong rental history + established tenants + FHA -friendly = a smart addition to any investment"
- The roof and windows are newer, so near-term big-ticket capex looks lower. Listing says: newer roof/windows and brand-new exterior paint · AI review
- Tenants pay gas and electric, handle lawn and snow, so owner costs are lower than many duplexes. Listing says: Tenants pay gas and electric, manage lawn care and snow removal, and share the garage. · AI review
- Garage and a large yard add appeal and storage. Based on: photo 8 · AI review
Questions for the agent
- What are the actual rents for each unit, and when do the leases end?
- What does the 30-year tenant pay, and when was the last increase?
- Is each unit on its own furnace, water heater and electric meter?
- What are the $432 special assessments, and are they paid at closing?
- Is the seller's FHA loan assumable, and at what balance and rate?
- Is the rental license for 2 units current, and are there any open city orders?
Bottom line
Newer roof and windows are nice, but at $285K with rents likely near $1,000 a unit, this loses money every month and works only at a much lower price. AI-assisted summary
What the records say
Where each number comes from
| Property tax / yr Estimateestimate. Seller is homesteaded; an investor pays the non-homestead rate. $226,300 market value × 2.10% (median for non-homestead duplexes/triplexes in the city). | $4,746 |
| Insurance / yr Estimateestimate. from units, square feet and age; get a quote | $2,407 |
| 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 1886: +1 pt capital reserve | 8% / 9% |
Price history Realtor.com
On the market since 2026-06-28 (99 days, relisted 1×); last sold for $258,500 on 2025-01-22.
| Date | Event | Price |
|---|---|---|
| Listed | $285,000 | |
| Removed | $258,500 | |
| Removed | $270,000 | |
| Removed | $279,999 | |
| Sold | $258,500 | |
| Listed | $258,500 | |
| Sold public record | $250,000 | |
| Listed | $249,900 | |
| Sold | $250,000 | |
| Listed | $249,900 | |
| Sold | $166,000 | |
| Relisted | $149,900 | |
| Removed | $149,900 | |
| Removed | $149,900 | |
| Listed | $149,900 |
County record Public record
| Recorded as | two family dwelling - up/dwn |
| Living units | 2 |
| Year built | 1886 |
| Market value (2026) | $226,300 |
| Property tax, payable 2026 | $4,012 |
| Special assessments | $432 |
| Homestead | yes |
| Last sale | 2025-01-22 · $258,500 |
Source: Ramsey County parcel records.
City rental certificate (CofO)
Residential 2 Units: 2 unit(s), B, status pending, renews 2027-03-01.
Nearest highway
I 94, about 906 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.