790 Geranium Ave E
Duplex · 2 units: 2 bed / 1 bath ×2 unit split estimated · 1,960 sq ft
Saint Paul, MN · Payne – Phalen (Railroad Island) · View the listing ↗
Photos courtesy of Exp Realty - Broker, via Realtor.com.
- Asking price
- $285,000 2 units · $142K per unit
- Monthly cash flow
- −$439 at 20% down, 7%
- Break-even price
- $202,574 where cash flow hits $0
First look
This is a 1914 up/down duplex in Payne-Phalen, asking $285K after 176 days on market. Our underwriting at the ask shows about -$440/mo cash flow and a 4.5% cap rate, with a break-even price near $202.6K, so the price is roughly $82K too high for the rents. The description gives no rents, no lease status and no utility details, so the rent roll comes first. The roof and furnace are described as new in 2023, which is good if permits and receipts back it up. Photos show a tired interior in at least one unit, so I'd only see it if the seller will move toward the low $200Ks.
Things to consider
- Price vs. rents Our numbers show negative cash flow at ask and a break-even near $202.6K, so a meaningful price cut is needed for this to work.
- Rent roll is missing Without actual rents and lease terms you can't verify income. St. Paul's cap limits increases for sitting tenants.
- Condition vs. 'updated' claim The roof and furnace are new, but interiors in the photos look dated and worn, so budget for turnover work before rents rise.From photo 7
- Special assessments and tax reset The seller's homestead tax is lower than an investor's bill, and $796 in assessments needs to be explained or paid at closing.
- Negotiating leverage 176 days on market and a $65K 1998 purchase mean the seller can take a lower offer.
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
- doneNew furnace (listing spells it 'Furnes')Listing says: New Furnes 2023 and new roof 2023.
- doneNew roofListing says: New Furnes 2023 and new roof 2023.
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
- 9.5
Each month
- Cash flow
- −$789/mo
- Cash-on-cash
- −25.5%
- Cap rate
- 4.5%
- DSCR
- 0.58×
Break-even
- Price that breaks even
- $164,603
- Rent that breaks even
- $3,524/mo
Long run
- Year 30: property vs stocks
- $697K vs $713K
- Cash flow turns positive
- year 20
The deal
- Price
- $285,000
- Cash to close
- $37,050
- Price per unit
- $142,500
- GRM
- 9.5
Each month
- Cash flow
- −$1,000/mo
- Cash-on-cash
- −32.4%
- Cap rate
- 3.6%
- DSCR
- 0.46×
Break-even
- Price that breaks even
- $132,314
- Rent that breaks even
- $3,959/mo
Long run
- Year 30: property vs stocks
- $651K vs $996K
- Cash flow turns positive
- year 30
The deal
- Price
- $275,000
- Cash to close
- $35,750
- Price per unit
- $137,500
- GRM
- 9.2
Each month
- Cash flow
- −$723/mo
- Cash-on-cash
- −24.3%
- Cap rate
- 4.7%
- DSCR
- 0.60×
Break-even
- Price that breaks even
- $164,603
- Rent that breaks even
- $3,439/mo
Long run
- Year 30: property vs stocks
- $687K vs $647K
- Cash flow turns positive
- year 18
The deal
- Price
- $275,000
- Cash to close
- $35,750
- Price per unit
- $137,500
- GRM
- 9.2
Each month
- Cash flow
- −$935/mo
- Cash-on-cash
- −31.4%
- Cap rate
- 3.8%
- DSCR
- 0.48×
Break-even
- Price that breaks even
- $132,314
- Rent that breaks even
- $3,864/mo
Long run
- Year 30: property vs stocks
- $630K vs $918K
- Cash flow turns positive
- year 28
The deal
- Price
- $285,000
- Cash to close
- $65,550
- Price per unit
- $142,500
- GRM
- 9.5
Each month
- Cash flow
- −$439/mo
- Cash-on-cash
- −8.0%
- Cap rate
- 4.5%
- DSCR
- 0.71×
Break-even
- Price that breaks even
- $202,574
- Rent that breaks even
- $3,070/mo
Long run
- Year 30: property vs stocks
- $747K vs $716K
- Cash flow turns positive
- year 15
The deal
- Price
- $285,000
- Cash to close
- $65,550
- Price per unit
- $142,500
- GRM
- 9.5
Each month
- Cash flow
- −$650/mo
- Cash-on-cash
- −11.9%
- Cap rate
- 3.6%
- DSCR
- 0.57×
Break-even
- Price that breaks even
- $162,837
- Rent that breaks even
- $3,449/mo
Long run
- Year 30: property vs stocks
- $661K vs $959K
- Cash flow turns positive
- year 25
The deal
- Price
- $275,000
- Cash to close
- $63,250
- Price per unit
- $137,500
- GRM
- 9.2
Each month
- Cash flow
- −$385/mo
- Cash-on-cash
- −7.3%
- Cap rate
- 4.7%
- DSCR
- 0.74×
Break-even
- Price that breaks even
- $202,574
- Rent that breaks even
- $3,001/mo
Long run
- Year 30: property vs stocks
- $744K vs $658K
- Cash flow turns positive
- year 13
The deal
- Price
- $275,000
- Cash to close
- $63,250
- Price per unit
- $137,500
- GRM
- 9.2
Each month
- Cash flow
- −$597/mo
- Cash-on-cash
- −11.3%
- Cap rate
- 3.8%
- DSCR
- 0.59×
Break-even
- Price that breaks even
- $162,837
- Rent that breaks even
- $3,371/mo
Long run
- Year 30: property vs stocks
- $643K vs $886K
- Cash flow turns positive
- year 23
The deal
- Price
- $285,000
- Cash to close
- $79,800
- Price per unit
- $142,500
- GRM
- 9.5
Each month
- Cash flow
- −$344/mo
- Cash-on-cash
- −5.2%
- Cap rate
- 4.5%
- DSCR
- 0.76×
Break-even
- Price that breaks even
- $216,079
- Rent that breaks even
- $2,947/mo
Long run
- Year 30: property vs stocks
- $784K vs $754K
- Cash flow turns positive
- year 12
The deal
- Price
- $285,000
- Cash to close
- $79,800
- Price per unit
- $142,500
- GRM
- 9.5
Each month
- Cash flow
- −$555/mo
- Cash-on-cash
- −8.4%
- Cap rate
- 3.6%
- DSCR
- 0.61×
Break-even
- Price that breaks even
- $173,692
- Rent that breaks even
- $3,310/mo
Long run
- Year 30: property vs stocks
- $672K vs $971K
- Cash flow turns positive
- year 22
The deal
- Price
- $275,000
- Cash to close
- $77,000
- Price per unit
- $137,500
- GRM
- 9.2
Each month
- Cash flow
- −$294/mo
- Cash-on-cash
- −4.6%
- Cap rate
- 4.7%
- DSCR
- 0.79×
Break-even
- Price that breaks even
- $216,079
- Rent that breaks even
- $2,882/mo
Long run
- Year 30: property vs stocks
- $784K vs $699K
- Cash flow turns positive
- year 11
The deal
- Price
- $275,000
- Cash to close
- $77,000
- Price per unit
- $137,500
- GRM
- 9.2
Each month
- Cash flow
- −$506/mo
- Cash-on-cash
- −7.9%
- Cap rate
- 3.8%
- DSCR
- 0.63×
Break-even
- Price that breaks even
- $173,692
- Rent that breaks even
- $3,238/mo
Long run
- Year 30: property vs stocks
- $657K vs $901K
- Cash flow turns positive
- year 20
Monthly
Monthly breakdown
| Rent | $2,500 |
| Vacancy (6%) | −$150 |
| Collected | $2,350 |
| Property tax Estimate | −$407 |
| Insurance Estimate | −$210 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$200 |
| Capital reserve (9% of rent) | −$225 |
| Net operating income | $1,078 |
| Mortgage (principal + interest) | −$1,707 |
| PMI | −$160 |
| Cash flow | −$789 |
| Principal paid down (equity, not cash) | $217 |
| Rent | $2,500 |
| Vacancy (6%) | −$150 |
| Collected | $2,350 |
| Property tax Estimate | −$407 |
| Insurance Estimate | −$210 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$200 |
| Capital reserve (9% of rent) | −$225 |
| Property management | −$212 |
| Net operating income | $867 |
| Mortgage (principal + interest) | −$1,707 |
| PMI | −$160 |
| Cash flow | −$1,000 |
| Principal paid down (equity, not cash) | $217 |
| Rent | $2,500 |
| Vacancy (6%) | −$150 |
| Collected | $2,350 |
| Property tax Estimate | −$407 |
| Insurance Estimate | −$210 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$200 |
| Capital reserve (9% of rent) | −$225 |
| Net operating income | $1,078 |
| Mortgage (principal + interest) | −$1,647 |
| PMI | −$155 |
| Cash flow | −$723 |
| Principal paid down (equity, not cash) | $210 |
| Rent | $2,500 |
| Vacancy (6%) | −$150 |
| Collected | $2,350 |
| Property tax Estimate | −$407 |
| Insurance Estimate | −$210 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$200 |
| Capital reserve (9% of rent) | −$225 |
| Property management | −$212 |
| Net operating income | $867 |
| Mortgage (principal + interest) | −$1,647 |
| PMI | −$155 |
| Cash flow | −$935 |
| Principal paid down (equity, not cash) | $210 |
| Rent | $2,500 |
| Vacancy (6%) | −$150 |
| Collected | $2,350 |
| Property tax Estimate | −$407 |
| Insurance Estimate | −$210 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$200 |
| Capital reserve (9% of rent) | −$225 |
| Net operating income | $1,078 |
| Mortgage (principal + interest) | −$1,517 |
| Cash flow | −$439 |
| Principal paid down (equity, not cash) | $193 |
| Rent | $2,500 |
| Vacancy (6%) | −$150 |
| Collected | $2,350 |
| Property tax Estimate | −$407 |
| Insurance Estimate | −$210 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$200 |
| Capital reserve (9% of rent) | −$225 |
| Property management | −$212 |
| Net operating income | $867 |
| Mortgage (principal + interest) | −$1,517 |
| Cash flow | −$650 |
| Principal paid down (equity, not cash) | $193 |
| Rent | $2,500 |
| Vacancy (6%) | −$150 |
| Collected | $2,350 |
| Property tax Estimate | −$407 |
| Insurance Estimate | −$210 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$200 |
| Capital reserve (9% of rent) | −$225 |
| Net operating income | $1,078 |
| Mortgage (principal + interest) | −$1,464 |
| Cash flow | −$385 |
| Principal paid down (equity, not cash) | $186 |
| Rent | $2,500 |
| Vacancy (6%) | −$150 |
| Collected | $2,350 |
| Property tax Estimate | −$407 |
| Insurance Estimate | −$210 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$200 |
| Capital reserve (9% of rent) | −$225 |
| Property management | −$212 |
| Net operating income | $867 |
| Mortgage (principal + interest) | −$1,464 |
| Cash flow | −$597 |
| Principal paid down (equity, not cash) | $186 |
| Rent | $2,500 |
| Vacancy (6%) | −$150 |
| Collected | $2,350 |
| Property tax Estimate | −$407 |
| Insurance Estimate | −$210 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$200 |
| Capital reserve (9% of rent) | −$225 |
| Net operating income | $1,078 |
| Mortgage (principal + interest) | −$1,422 |
| Cash flow | −$344 |
| Principal paid down (equity, not cash) | $181 |
| Rent | $2,500 |
| Vacancy (6%) | −$150 |
| Collected | $2,350 |
| Property tax Estimate | −$407 |
| Insurance Estimate | −$210 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$200 |
| Capital reserve (9% of rent) | −$225 |
| Property management | −$212 |
| Net operating income | $867 |
| Mortgage (principal + interest) | −$1,422 |
| Cash flow | −$555 |
| Principal paid down (equity, not cash) | $181 |
| Rent | $2,500 |
| Vacancy (6%) | −$150 |
| Collected | $2,350 |
| Property tax Estimate | −$407 |
| Insurance Estimate | −$210 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$200 |
| Capital reserve (9% of rent) | −$225 |
| Net operating income | $1,078 |
| Mortgage (principal + interest) | −$1,372 |
| Cash flow | −$294 |
| Principal paid down (equity, not cash) | $175 |
| Rent | $2,500 |
| Vacancy (6%) | −$150 |
| Collected | $2,350 |
| Property tax Estimate | −$407 |
| Insurance Estimate | −$210 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$200 |
| Capital reserve (9% of rent) | −$225 |
| Property management | −$212 |
| Net operating income | $867 |
| Mortgage (principal + interest) | −$1,372 |
| Cash flow | −$506 |
| 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%
- $46,561
Sells for $691,770 (value up 3% a year), minus 6% selling cost ($41,506). Rent paid down $256,500 of loan.
$36,792 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $282,034
- Monthly shortfalls, invested
- $431,402
$37,050 put into an index fund instead of the down payment and closing costs.
$84,414 you'd have paid in while the building lost money, invested instead.
Stocks come out $16,611 ahead after 30 years.
- Your equity when you sell
- $650,264
- Rental profits, invested at 7%
- $420
Sells for $691,770 (value up 3% a year), minus 6% selling cost ($41,506). Rent paid down $256,500 of loan.
$420 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $282,034
- Monthly shortfalls, invested
- $714,249
$37,050 put into an index fund instead of the down payment and closing costs.
$168,788 you'd have paid in while the building lost money, invested instead.
Stocks come out $345,599 ahead after 30 years.
- Your equity when you sell
- $627,447
- Rental profits, invested at 7%
- $59,772
Sells for $667,497 (value up 3% a year), minus 6% selling cost ($40,050). Rent paid down $247,500 of loan.
$45,571 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $272,138
- Monthly shortfalls, invested
- $375,000
$35,750 put into an index fund instead of the down payment and closing costs.
$71,367 you'd have paid in while the building lost money, invested instead.
The building comes out $40,081 ahead after 30 years.
- Your equity when you sell
- $627,447
- Rental profits, invested at 7%
- $2,061
Sells for $667,497 (value up 3% a year), minus 6% selling cost ($40,050). Rent paid down $247,500 of loan.
$1,987 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $272,138
- Monthly shortfalls, invested
- $646,276
$35,750 put into an index fund instead of the down payment and closing costs.
$148,530 you'd have paid in while the building lost money, invested instead.
Stocks come out $288,906 ahead after 30 years.
- Your equity when you sell
- $650,264
- Rental profits, invested at 7%
- $96,892
Sells for $691,770 (value up 3% a year), minus 6% selling cost ($41,506). Rent paid down $228,000 of loan.
$68,106 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $498,983
- Monthly shortfalls, invested
- $217,200
$65,550 put into an index fund instead of the down payment and closing costs.
$39,773 you'd have paid in while the building lost money, invested instead.
The building comes out $30,972 ahead after 30 years.
- Your equity when you sell
- $650,264
- Rental profits, invested at 7%
- $10,287
Sells for $691,770 (value up 3% a year), minus 6% selling cost ($41,506). Rent paid down $228,000 of loan.
$9,171 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $498,983
- Monthly shortfalls, invested
- $459,582
$65,550 put into an index fund instead of the down payment and closing costs.
$101,585 you'd have paid in while the building lost money, invested instead.
Stocks come out $298,016 ahead after 30 years.
- Your equity when you sell
- $627,447
- Rental profits, invested at 7%
- $116,131
Sells for $667,497 (value up 3% a year), minus 6% selling cost ($40,050). Rent paid down $220,000 of loan.
$78,808 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $481,475
- Monthly shortfalls, invested
- $176,108
$63,250 put into an index fund instead of the down payment and closing costs.
$31,314 you'd have paid in while the building lost money, invested instead.
The building comes out $85,996 ahead after 30 years.
- Your equity when you sell
- $627,447
- Rental profits, invested at 7%
- $16,035
Sells for $667,497 (value up 3% a year), minus 6% selling cost ($40,050). Rent paid down $220,000 of loan.
$13,777 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $481,475
- Monthly shortfalls, invested
- $405,000
$63,250 put into an index fund instead of the down payment and closing costs.
$87,030 you'd have paid in while the building lost money, invested instead.
Stocks come out $242,993 ahead after 30 years.
- Your equity when you sell
- $650,264
- Rental profits, invested at 7%
- $133,349
Sells for $691,770 (value up 3% a year), minus 6% selling cost ($41,506). Rent paid down $213,750 of loan.
$87,864 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $607,458
- Monthly shortfalls, invested
- $146,192
$79,800 put into an index fund instead of the down payment and closing costs.
$25,401 you'd have paid in while the building lost money, invested instead.
The building comes out $29,963 ahead after 30 years.
- Your equity when you sell
- $650,264
- Rental profits, invested at 7%
- $21,599
Sells for $691,770 (value up 3% a year), minus 6% selling cost ($41,506). Rent paid down $213,750 of loan.
$18,028 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $607,458
- Monthly shortfalls, invested
- $363,430
$79,800 put into an index fund instead of the down payment and closing costs.
$76,311 you'd have paid in while the building lost money, invested instead.
Stocks come out $299,025 ahead after 30 years.
- Your equity when you sell
- $627,447
- Rental profits, invested at 7%
- $156,613
Sells for $667,497 (value up 3% a year), minus 6% selling cost ($40,050). Rent paid down $206,250 of loan.
$99,485 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $586,144
- Monthly shortfalls, invested
- $112,896
$77,000 put into an index fund instead of the down payment and closing costs.
$19,059 you'd have paid in while the building lost money, invested instead.
The building comes out $85,021 ahead after 30 years.
- Your equity when you sell
- $627,447
- Rental profits, invested at 7%
- $29,706
Sells for $667,497 (value up 3% a year), minus 6% selling cost ($40,050). Rent paid down $206,250 of loan.
$23,921 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $586,144
- Monthly shortfalls, invested
- $314,976
$77,000 put into an index fund instead of the down payment and closing costs.
$64,242 you'd have paid in while the building lost money, invested instead.
Stocks come out $243,967 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 $697K, stocks $713K. Stocks win.
Year 30 (loan paid off): property $651K, stocks $996K. Stocks win.
Year 30 (loan paid off): property $687K, stocks $647K. The property wins.
Year 30 (loan paid off): property $630K, stocks $918K. Stocks win.
Year 30 (loan paid off): property $747K, stocks $716K. The property wins.
Year 30 (loan paid off): property $661K, stocks $959K. Stocks win.
Year 30 (loan paid off): property $744K, stocks $658K. The property wins.
Year 30 (loan paid off): property $643K, stocks $886K. Stocks win.
Year 30 (loan paid off): property $784K, stocks $754K. The property wins.
Year 30 (loan paid off): property $672K, stocks $971K. Stocks win.
Year 30 (loan paid off): property $784K, stocks $699K. The property wins.
Year 30 (loan paid off): property $657K, stocks $901K. 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.
2 bed estimate $1,250/mo · range $1,100–$1,475 · 25 rentals within 1.5 mi
| Address | Rent | Bd / Ba | Distance |
|---|---|---|---|
| 914 Lawson Ave E, Saint Paul | $1,490 | 2 / 1 | 0.3 mi |
| 734 Sims Ave, Saint Paul | $1,695 | 2 / 1 | 0.5 mi |
| 1360 Payne Ave, Saint Paul | $1,199 | 2 / 1 | 0.6 mi |
| 904-906 Burr St, Saint Paul | $999 | 2 / 1 | 0.8 mi |
| 953 Desoto St, Saint Paul | $950 | 2 / 1 | 0.8 mi |
| 1039-1041 Arkwright St, Saint Paul | $1,445 | 2 / 1 | 0.8 mi |
| 1337 Arkwright St N Unit 112, Saint Paul | $1,050 | 2 / 1 | 0.9 mi |
| 1337 Arkwright St N Unit 216, Saint Paul | $1,215 | 2 / 1 | 0.9 mi |
| 1337 Arkwright St N Unit 114, Saint Paul | $1,075 | 2 / 1 | 0.9 mi |
| 1337 Arkwright St N, Saint Paul | $1,075 | 2 / 1 | 0.9 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
- highPrice is far above what the rents support; negative cash flow at ask Based on: data: underwriting.cash_flow_monthly · 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 292922110106: homestead=Y
- mediumDescription gives no rents, lease status or occupancy, so income can't be verified Listing says: Great investment or wonderful opportunity to live and pay less than rent · AI review
- medium'Updated' claim doesn't match interior photos: worn walls, scuffed paint and dated finishes in the unit shown Based on: photo 7 · AI review
- low$796 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 292922110106: special assessments (payable 2026) = $795.86
- lowWindow AC units suggest no central air; the upper unit has an attic-style sloped ceiling layout Based on: photo 10 · AI review
Opportunities
- The seller bought for $65,000 in May 1998, so they can take a lower offer and still come out well ahead. Public record: Ramsey County parcel 292922110106: last sale 1998-05-29, $65,000
- Long time on market: room to negotiate. Based on: Listing data: 179 days on market
- Long time on market and a seller who bought for $65K in 1998 means room for a big price cut Based on: data: listing.days_on_market · AI review
- New roof and furnace in 2023 should cut near-term capital needs if documented Listing says: New Furnes 2023 and new roof 2023. · AI review
- Rents are likely below market if the unit is dated; a refresh could lift rent toward our $1,350 mid estimate per unit Based on: data: rent_estimate · AI review
Questions for the agent
- What are the current rents, lease end dates and security deposits for each unit?
- Is there a separate furnace and meter for each unit, and who pays heat, water and electric?
- Do you have permits and receipts for the 2023 roof and furnace?
- What are the $796 in special assessments for, and are they paid off at closing?
- Why has it sat 176 days, and has the price been cut?
- Is the upper unit's bedroom space legal with egress and closets, and is the rental license current?
Bottom line
Newer roof and furnace help, but at $285K the rents don't cover the costs; this only works closer to $203K. 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. $232,800 market value × 2.10% (median for non-homestead duplexes/triplexes in the city). | $4,883 |
| Insurance / yr Estimateestimate. from units, square feet and age; get a quote | $2,519 |
| 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 1914: +1 pt capital reserve | 8% / 9% |
Price history Realtor.com
On the market since 2026-04-09 (179 days); last sold for $65,000 on 1998-07-17.
| Date | Event | Price |
|---|---|---|
| Listed | $285,000 | |
| Sold public record | $65,000 | |
| Sold public record | $55,000 | |
| Sold public record | $40,000 |
County record Public record
| Recorded as | two family dwelling - up/dwn |
| Living units | 2 |
| Year built | 1914 |
| Market value (2026) | $232,800 |
| Property tax, payable 2026 | $3,490 |
| Special assessments | $796 |
| Homestead | yes |
| Last sale | 1998-05-29 · $65,000 |
Source: Ramsey County parcel records.
City rental certificate (CofO)
No record in St. Paul Certificate of Occupancy – Residential (dataset last updated mid-2025).
Nearest highway
I 35E;US 10, about 1686 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.