829 Brown Ave
Duplex · 2 units: 2 bed / 1 bath ×2 unit split estimated · 1,842 sq ft
Saint Paul, MN · West Side (Cherokee Heights, District del Sol) · View the listing ↗
Photos courtesy of Metzen Realty And Associates Co. - Broker, via Realtor.com.
- Asking price
- $345,000 2 units · $172K per unit
- Monthly cash flow
- −$550 at 20% down, 7%
- Break-even price
- $241,627 where cash flow hits $0
First look
This is a clean, updated side-by-side with boilers (2017), roof (2018) and a chimney liner (2023) already done, but the price is the problem. At $345K the model shows about -$550/month and a 4.5% cap rate, and break-even is near $242K, so asking is roughly $103K too high. Our rent estimate is only $1,425 per side, and St. Paul's 3% cap limits how fast sitting-tenant rents can climb. The listing gives no rents, lease status or utility info, so get the rent roll and heat/water arrangement first. The rental license shows as Pending, which is another early check. Unless the seller is far more flexible, this is hard to justify as an investment at today's rates, though the condition is better than most.
Things to consider
- Price is far above what the rents support Our model shows negative cash flow of about $550/month and break-even near $242K. Even good condition doesn't close a $103K gap.
- Rent growth is limited by St. Paul's cap If tenants are in place at below-market rents, you can only raise them 3% a year, so the gap to our $1,425 estimate closes slowly.
- Taxes will rise for an investor The current bill reflects the seller's homestead status. Our underwriting already uses a higher non-homestead estimate, so the listed tax understates your cost.
- Recent system updates reduce near-term capex New roof, boilers and chimney liner remove several big-ticket items, so repair reserves can be lower than typical for a 1937 building.Listing says: “new boilers for both units in 2017”
- Owner-occupy is the best-fitting strategy Living in one side changes the financing and cost picture compared with a pure investment purchase. Verify loan terms with a lender.Listing says: “live in one side while generating income from the other”
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 roof (2018)Listing says: a new roof in 2018
- doneNew boilers for both units (2017)Listing says: new boilers for both units in 2017
- doneNew chimney liner (2023)Listing says: a new chimney liner in 2023
- doneNew water heater in 829 unit (2022)Listing says: a new water heater in the 829 unit in 2022
- doneNew kitchen flooring in 831 unit (2024)Listing says: new kitchen flooring in the 831 unit in 2024
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
- $345,000
- Cash to close
- $44,850
- Price per unit
- $172,500
- GRM
- 10.1
Each month
- Cash flow
- −$974/mo
- Cash-on-cash
- −26.1%
- Cap rate
- 4.5%
- DSCR
- 0.57×
Break-even
- Price that breaks even
- $196,335
- Rent that breaks even
- $4,098/mo
Long run
- Year 30: property vs stocks
- $840K vs $882K
- Cash flow turns positive
- year 20
The deal
- Price
- $345,000
- Cash to close
- $44,850
- Price per unit
- $172,500
- GRM
- 10.1
Each month
- Cash flow
- −$1,215/mo
- Cash-on-cash
- −32.5%
- Cap rate
- 3.6%
- DSCR
- 0.46×
Break-even
- Price that breaks even
- $159,526
- Rent that breaks even
- $4,597/mo
Long run
- Year 30: property vs stocks
- $788K vs $1.20M
- Cash flow turns positive
- year 29
The deal
- Price
- $335,000
- Cash to close
- $43,550
- Price per unit
- $167,500
- GRM
- 9.8
Each month
- Cash flow
- −$908/mo
- Cash-on-cash
- −25.0%
- Cap rate
- 4.6%
- DSCR
- 0.59×
Break-even
- Price that breaks even
- $196,335
- Rent that breaks even
- $4,014/mo
Long run
- Year 30: property vs stocks
- $830K vs $815K
- Cash flow turns positive
- year 19
The deal
- Price
- $335,000
- Cash to close
- $43,550
- Price per unit
- $167,500
- GRM
- 9.8
Each month
- Cash flow
- −$1,149/mo
- Cash-on-cash
- −31.7%
- Cap rate
- 3.7%
- DSCR
- 0.48×
Break-even
- Price that breaks even
- $159,526
- Rent that breaks even
- $4,503/mo
Long run
- Year 30: property vs stocks
- $767K vs $1.13M
- Cash flow turns positive
- year 28
The deal
- Price
- $345,000
- Cash to close
- $79,350
- Price per unit
- $172,500
- GRM
- 10.1
Each month
- Cash flow
- −$550/mo
- Cash-on-cash
- −8.3%
- Cap rate
- 4.5%
- DSCR
- 0.70×
Break-even
- Price that breaks even
- $241,627
- Rent that breaks even
- $3,555/mo
Long run
- Year 30: property vs stocks
- $898K vs $883K
- Cash flow turns positive
- year 15
The deal
- Price
- $345,000
- Cash to close
- $79,350
- Price per unit
- $172,500
- GRM
- 10.1
Each month
- Cash flow
- −$791/mo
- Cash-on-cash
- −12.0%
- Cap rate
- 3.6%
- DSCR
- 0.57×
Break-even
- Price that breaks even
- $196,326
- Rent that breaks even
- $3,988/mo
Long run
- Year 30: property vs stocks
- $801K vs $1.16M
- Cash flow turns positive
- year 24
The deal
- Price
- $335,000
- Cash to close
- $77,050
- Price per unit
- $167,500
- GRM
- 9.8
Each month
- Cash flow
- −$497/mo
- Cash-on-cash
- −7.7%
- Cap rate
- 4.6%
- DSCR
- 0.72×
Break-even
- Price that breaks even
- $241,627
- Rent that breaks even
- $3,487/mo
Long run
- Year 30: property vs stocks
- $894K vs $823K
- Cash flow turns positive
- year 14
The deal
- Price
- $335,000
- Cash to close
- $77,050
- Price per unit
- $167,500
- GRM
- 9.8
Each month
- Cash flow
- −$738/mo
- Cash-on-cash
- −11.5%
- Cap rate
- 3.7%
- DSCR
- 0.59×
Break-even
- Price that breaks even
- $196,326
- Rent that breaks even
- $3,911/mo
Long run
- Year 30: property vs stocks
- $784K vs $1.09M
- Cash flow turns positive
- year 23
The deal
- Price
- $345,000
- Cash to close
- $96,600
- Price per unit
- $172,500
- GRM
- 10.1
Each month
- Cash flow
- −$435/mo
- Cash-on-cash
- −5.4%
- Cap rate
- 4.5%
- DSCR
- 0.75×
Break-even
- Price that breaks even
- $257,735
- Rent that breaks even
- $3,408/mo
Long run
- Year 30: property vs stocks
- $941K vs $926K
- Cash flow turns positive
- year 13
The deal
- Price
- $345,000
- Cash to close
- $96,600
- Price per unit
- $172,500
- GRM
- 10.1
Each month
- Cash flow
- −$677/mo
- Cash-on-cash
- −8.4%
- Cap rate
- 3.6%
- DSCR
- 0.61×
Break-even
- Price that breaks even
- $209,414
- Rent that breaks even
- $3,823/mo
Long run
- Year 30: property vs stocks
- $815K vs $1.18M
- Cash flow turns positive
- year 22
The deal
- Price
- $335,000
- Cash to close
- $93,800
- Price per unit
- $167,500
- GRM
- 9.8
Each month
- Cash flow
- −$386/mo
- Cash-on-cash
- −4.9%
- Cap rate
- 4.6%
- DSCR
- 0.77×
Break-even
- Price that breaks even
- $257,735
- Rent that breaks even
- $3,344/mo
Long run
- Year 30: property vs stocks
- $940K vs $870K
- Cash flow turns positive
- year 12
The deal
- Price
- $335,000
- Cash to close
- $93,800
- Price per unit
- $167,500
- GRM
- 9.8
Each month
- Cash flow
- −$627/mo
- Cash-on-cash
- −8.0%
- Cap rate
- 3.7%
- DSCR
- 0.63×
Break-even
- Price that breaks even
- $209,414
- Rent that breaks even
- $3,751/mo
Long run
- Year 30: property vs stocks
- $801K vs $1.11M
- Cash flow turns positive
- year 20
Monthly
Monthly breakdown
| Rent | $2,850 |
| Vacancy (6%) | −$171 |
| Collected | $2,679 |
| Property tax Estimate | −$519 |
| Insurance Estimate | −$188 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$228 |
| Capital reserve (8% of rent) | −$228 |
| Net operating income | $1,286 |
| Mortgage (principal + interest) | −$2,066 |
| PMI | −$194 |
| Cash flow | −$974 |
| Principal paid down (equity, not cash) | $263 |
| Rent | $2,850 |
| Vacancy (6%) | −$171 |
| Collected | $2,679 |
| Property tax Estimate | −$519 |
| Insurance Estimate | −$188 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$228 |
| Capital reserve (8% of rent) | −$228 |
| Property management | −$241 |
| Net operating income | $1,045 |
| Mortgage (principal + interest) | −$2,066 |
| PMI | −$194 |
| Cash flow | −$1,215 |
| Principal paid down (equity, not cash) | $263 |
| Rent | $2,850 |
| Vacancy (6%) | −$171 |
| Collected | $2,679 |
| Property tax Estimate | −$519 |
| Insurance Estimate | −$188 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$228 |
| Capital reserve (8% of rent) | −$228 |
| Net operating income | $1,286 |
| Mortgage (principal + interest) | −$2,006 |
| PMI | −$188 |
| Cash flow | −$908 |
| Principal paid down (equity, not cash) | $255 |
| Rent | $2,850 |
| Vacancy (6%) | −$171 |
| Collected | $2,679 |
| Property tax Estimate | −$519 |
| Insurance Estimate | −$188 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$228 |
| Capital reserve (8% of rent) | −$228 |
| Property management | −$241 |
| Net operating income | $1,045 |
| Mortgage (principal + interest) | −$2,006 |
| PMI | −$188 |
| Cash flow | −$1,149 |
| Principal paid down (equity, not cash) | $255 |
| Rent | $2,850 |
| Vacancy (6%) | −$171 |
| Collected | $2,679 |
| Property tax Estimate | −$519 |
| Insurance Estimate | −$188 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$228 |
| Capital reserve (8% of rent) | −$228 |
| Net operating income | $1,286 |
| Mortgage (principal + interest) | −$1,836 |
| Cash flow | −$550 |
| Principal paid down (equity, not cash) | $234 |
| Rent | $2,850 |
| Vacancy (6%) | −$171 |
| Collected | $2,679 |
| Property tax Estimate | −$519 |
| Insurance Estimate | −$188 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$228 |
| Capital reserve (8% of rent) | −$228 |
| Property management | −$241 |
| Net operating income | $1,045 |
| Mortgage (principal + interest) | −$1,836 |
| Cash flow | −$791 |
| Principal paid down (equity, not cash) | $234 |
| Rent | $2,850 |
| Vacancy (6%) | −$171 |
| Collected | $2,679 |
| Property tax Estimate | −$519 |
| Insurance Estimate | −$188 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$228 |
| Capital reserve (8% of rent) | −$228 |
| Net operating income | $1,286 |
| Mortgage (principal + interest) | −$1,783 |
| Cash flow | −$497 |
| Principal paid down (equity, not cash) | $227 |
| Rent | $2,850 |
| Vacancy (6%) | −$171 |
| Collected | $2,679 |
| Property tax Estimate | −$519 |
| Insurance Estimate | −$188 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$228 |
| Capital reserve (8% of rent) | −$228 |
| Property management | −$241 |
| Net operating income | $1,045 |
| Mortgage (principal + interest) | −$1,783 |
| Cash flow | −$738 |
| Principal paid down (equity, not cash) | $227 |
| Rent | $2,850 |
| Vacancy (6%) | −$171 |
| Collected | $2,679 |
| Property tax Estimate | −$519 |
| Insurance Estimate | −$188 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$228 |
| Capital reserve (8% of rent) | −$228 |
| Net operating income | $1,286 |
| Mortgage (principal + interest) | −$1,721 |
| Cash flow | −$435 |
| Principal paid down (equity, not cash) | $219 |
| Rent | $2,850 |
| Vacancy (6%) | −$171 |
| Collected | $2,679 |
| Property tax Estimate | −$519 |
| Insurance Estimate | −$188 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$228 |
| Capital reserve (8% of rent) | −$228 |
| Property management | −$241 |
| Net operating income | $1,045 |
| Mortgage (principal + interest) | −$1,721 |
| Cash flow | −$677 |
| Principal paid down (equity, not cash) | $219 |
| Rent | $2,850 |
| Vacancy (6%) | −$171 |
| Collected | $2,679 |
| Property tax Estimate | −$519 |
| Insurance Estimate | −$188 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$228 |
| Capital reserve (8% of rent) | −$228 |
| Net operating income | $1,286 |
| Mortgage (principal + interest) | −$1,672 |
| Cash flow | −$386 |
| Principal paid down (equity, not cash) | $213 |
| Rent | $2,850 |
| Vacancy (6%) | −$171 |
| Collected | $2,679 |
| Property tax Estimate | −$519 |
| Insurance Estimate | −$188 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$228 |
| Capital reserve (8% of rent) | −$228 |
| Property management | −$241 |
| Net operating income | $1,045 |
| Mortgage (principal + interest) | −$1,672 |
| Cash flow | −$627 |
| Principal paid down (equity, not cash) | $213 |
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
- $787,162
- Rental profits, invested at 7%
- $53,164
Sells for $837,406 (value up 3% a year), minus 6% selling cost ($50,244). Rent paid down $310,500 of loan.
$42,350 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $341,410
- Monthly shortfalls, invested
- $540,667
$44,850 put into an index fund instead of the down payment and closing costs.
$106,640 you'd have paid in while the building lost money, invested instead.
Stocks come out $41,752 ahead after 30 years.
- Your equity when you sell
- $787,162
- Rental profits, invested at 7%
- $941
Sells for $837,406 (value up 3% a year), minus 6% selling cost ($50,244). Rent paid down $310,500 of loan.
$929 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $341,410
- Monthly shortfalls, invested
- $863,490
$44,850 put into an index fund instead of the down payment and closing costs.
$202,870 you'd have paid in while the building lost money, invested instead.
Stocks come out $416,798 ahead after 30 years.
- Your equity when you sell
- $764,345
- Rental profits, invested at 7%
- $65,470
Sells for $813,133 (value up 3% a year), minus 6% selling cost ($48,788). Rent paid down $301,500 of loan.
$50,712 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $331,514
- Monthly shortfalls, invested
- $483,361
$43,550 put into an index fund instead of the down payment and closing costs.
$93,176 you'd have paid in while the building lost money, invested instead.
The building comes out $14,940 ahead after 30 years.
- Your equity when you sell
- $764,345
- Rental profits, invested at 7%
- $2,764
Sells for $813,133 (value up 3% a year), minus 6% selling cost ($48,788). Rent paid down $301,500 of loan.
$2,660 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $331,514
- Monthly shortfalls, invested
- $795,701
$43,550 put into an index fund instead of the down payment and closing costs.
$182,775 you'd have paid in while the building lost money, invested instead.
Stocks come out $360,105 ahead after 30 years.
- Your equity when you sell
- $787,162
- Rental profits, invested at 7%
- $111,287
Sells for $837,406 (value up 3% a year), minus 6% selling cost ($50,244). Rent paid down $276,000 of loan.
$79,100 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $604,032
- Monthly shortfalls, invested
- $278,567
$79,350 put into an index fund instead of the down payment and closing costs.
$51,445 you'd have paid in while the building lost money, invested instead.
The building comes out $15,849 ahead after 30 years.
- Your equity when you sell
- $787,162
- Rental profits, invested at 7%
- $14,058
Sells for $837,406 (value up 3% a year), minus 6% selling cost ($50,244). Rent paid down $276,000 of loan.
$12,446 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $604,032
- Monthly shortfalls, invested
- $556,384
$79,350 put into an index fund instead of the down payment and closing costs.
$122,441 you'd have paid in while the building lost money, invested instead.
Stocks come out $359,197 ahead after 30 years.
- Your equity when you sell
- $764,345
- Rental profits, invested at 7%
- $129,672
Sells for $813,133 (value up 3% a year), minus 6% selling cost ($48,788). Rent paid down $268,000 of loan.
$89,513 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $586,524
- Monthly shortfalls, invested
- $236,620
$77,050 put into an index fund instead of the down payment and closing costs.
$42,697 you'd have paid in while the building lost money, invested instead.
The building comes out $70,872 ahead after 30 years.
- Your equity when you sell
- $764,345
- Rental profits, invested at 7%
- $19,920
Sells for $813,133 (value up 3% a year), minus 6% selling cost ($48,788). Rent paid down $268,000 of loan.
$17,125 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $586,524
- Monthly shortfalls, invested
- $501,914
$77,050 put into an index fund instead of the down payment and closing costs.
$107,960 you'd have paid in while the building lost money, invested instead.
Stocks come out $304,175 ahead after 30 years.
- Your equity when you sell
- $787,162
- Rental profits, invested at 7%
- $153,667
Sells for $837,406 (value up 3% a year), minus 6% selling cost ($50,244). Rent paid down $258,750 of loan.
$102,454 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $735,344
- Monthly shortfalls, invested
- $190,857
$96,600 put into an index fund instead of the down payment and closing costs.
$33,483 you'd have paid in while the building lost money, invested instead.
The building comes out $14,627 ahead after 30 years.
- Your equity when you sell
- $787,162
- Rental profits, invested at 7%
- $28,235
Sells for $837,406 (value up 3% a year), minus 6% selling cost ($50,244). Rent paid down $258,750 of loan.
$23,463 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $735,344
- Monthly shortfalls, invested
- $440,472
$96,600 put into an index fund instead of the down payment and closing costs.
$92,143 you'd have paid in while the building lost money, invested instead.
Stocks come out $360,420 ahead after 30 years.
- Your equity when you sell
- $764,345
- Rental profits, invested at 7%
- $175,551
Sells for $813,133 (value up 3% a year), minus 6% selling cost ($48,788). Rent paid down $251,250 of loan.
$113,683 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $714,030
- Monthly shortfalls, invested
- $156,181
$93,800 put into an index fund instead of the down payment and closing costs.
$26,749 you'd have paid in while the building lost money, invested instead.
The building comes out $69,685 ahead after 30 years.
- Your equity when you sell
- $764,345
- Rental profits, invested at 7%
- $36,425
Sells for $813,133 (value up 3% a year), minus 6% selling cost ($48,788). Rent paid down $251,250 of loan.
$29,403 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $714,030
- Monthly shortfalls, invested
- $392,101
$93,800 put into an index fund instead of the down payment and closing costs.
$80,120 you'd have paid in while the building lost money, invested instead.
Stocks come out $305,361 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 $840K, stocks $882K. Stocks win.
Year 30 (loan paid off): property $788K, stocks $1.20M. Stocks win.
Year 30 (loan paid off): property $830K, stocks $815K. The property wins.
Year 30 (loan paid off): property $767K, stocks $1.13M. Stocks win.
Year 30 (loan paid off): property $898K, stocks $883K. The property wins.
Year 30 (loan paid off): property $801K, stocks $1.16M. Stocks win.
Year 30 (loan paid off): property $894K, stocks $823K. The property wins.
Year 30 (loan paid off): property $784K, stocks $1.09M. Stocks win.
Year 30 (loan paid off): property $941K, stocks $926K. The property wins.
Year 30 (loan paid off): property $815K, stocks $1.18M. Stocks win.
Year 30 (loan paid off): property $940K, stocks $870K. The property wins.
Year 30 (loan paid off): property $801K, stocks $1.11M. 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 $1,425/mo · range $1,200–$1,700 · 6 rentals within 0.75 mi
| Address | Rent | Bd / Ba | Distance |
|---|---|---|---|
| 504 Belvidere St E Unit 1, Saint Paul | $1,450 | 2 / 1 | 0.4 mi |
| 994 Oakdale Ave Unit 2, Saint Paul | $1,600 | 2 / 1 | 0.4 mi |
| 966 Robert St S Apt 106, West Saint Paul | $1,195 | 2 / 1 | 0.5 mi |
| 966 Robert St S, West Saint Paul | $1,195 | 2 / 1 | 0.5 mi |
| 604 Oakdale Ave Apt 2, Saint Paul | $1,595 | 2 / 1 | 0.6 mi |
| 124 Stanley St E, West Saint Paul | $900 | 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
- highNo rents, lease terms or occupancy stated; income can't be verified Based on: data: rent_estimate · 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 082822430060: homestead=Y
- mediumRental license status is still Pending Based on: data: city.rental_license · AI review
- mediumSeller's listing says nothing about electrical panel type or age on a 1937 building Based on: data: listing.year_built · 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 082822430060: special assessments (payable 2026) = $432.50
- lowWater heater is only noted as replaced in one unit; the other unit's age is unknown Listing says: a new water heater in the 829 unit in 2022 · AI review
Opportunities
- Separate electric meters mean tenants likely pay their own electric Listing says: hardwood floors, comfortable living spaces, basement storage and laundry, and separate electric meters · AI review
- Owner-occupant option: live in one side and rent the other, which can improve financing and cash flow Listing says: live in one side while generating income from the other · AI review
- Major systems are recently updated, so near-term capex should be lower Listing says: Major improvements have already been taken care of · AI review
Questions for the agent
- What are the current rents, lease end dates and are any tenants month-to-month?
- Who pays heat and water, and are the two boilers separately metered?
- Why is the rental license pending, and what is the $432 special assessment for?
- What is the electrical panel type and amperage in each unit?
- Has the roof or chimney had any leaks, and are there inspection records for the 2017-2018 work?
- Is the basement laundry shared or separate, and is there any moisture in the basement?
Bottom line
Well-updated duplex, but at $345K it loses money every month and only works near $242K. 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. $296,700 market value × 2.10% (median for non-homestead duplexes/triplexes in the city). | $6,223 |
| Insurance / yr Estimateestimate. from units, square feet and age; get a quote | $2,260 |
| 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. base rate | 8% / 8% |
Price history Realtor.com
On the market since 2026-09-11 (24 days); last sold for $199,900 on 2017-01-03.
| Date | Event | Price |
|---|---|---|
| Listed | $345,000 | |
| Sold public record | $199,900 | |
| Sold public record | $191,500 |
County record Public record
| Recorded as | two family dwelling - side/side |
| Living units | 2 |
| Year built | 1937 |
| Market value (2026) | $296,700 |
| Property tax, payable 2026 | $4,954 |
| Special assessments | $432 |
| Homestead | yes |
| Last sale | 2016-12-14 · $199,900 |
Source: Ramsey County parcel records.
City rental certificate (CofO)
Residential 2 Units: 2 unit(s), A, status pending, renews 2029-03-03.
Nearest highway
US 52, about 405 m away.
Crime in West Side
708 incidents in the last 12 months (45 per 1,000 residents), −17% vs. the year before. St. Paul police incidents, excluding proactive visits and community events.