833 3rd St E
Duplex · 2 units: 3 bed and 2 bed · 2,304 sq ft
Saint Paul, MN · Dayton's Bluff · View the listing ↗
Photos courtesy of RE/MAX Results, via Realtor.com.
- Asking price
- $265,000 2 units · $132K per unit
- Monthly cash flow
- $110 at 20% down, 7%
- Break-even price
- $285,667 where cash flow hits $0
First look
This is an up/down in Dayton's Bluff at $265K, listed 74 days, and our underwriting lands at modestly positive (+$110/mo, 6.9% cap) at 20% down and the asking price. Nothing about the price looks like a bargain: the seller paid $265,800 in 2022, so there's no gain for them to give back and little reason to expect a drop without pushing. The big plus is separate gas and electric meters and separate water heaters, so tenants likely pay their own utilities. The description pitches it as owner-occupied, but the lower unit is rented with no rent or lease terms stated, so ask for the lease and rent first. Also confirm rental licensing, since the city shows no certificate. Worth a showing if the real rents hold up against our estimates, and a lower price would add cushion.
Things to consider
- Price is below break-even Cash flow is about +$110/mo at asking with 20% down, so there is only a thin cushion for repairs, vacancy or higher rates. Break-even is around $286K, so a lower price would add more margin.
- Rental licensing is unverified No certificate is on file. An unlicensed rental can mean an inspection, repair orders and delays in collecting rent.
- Tax is higher for an investor and assessments are due The 2026 bill is $5,487 non-homestead plus $1,175 in special assessments. Confirm what they are and who pays.
- Separate meters and water heaters reduce owner costs Tenants likely pay their own gas and electric, which keeps expenses predictable and makes the numbers easier to trust.Listing says: “Separate gas and electrical meters for both units and each unit has their own water heater.”
- Rent growth is limited for existing tenants St. Paul caps increases at 3% a year for sitting tenants, so a below-market lower rent will take years to catch up to our $1,375 estimate.
- Building is from 1900 and the photos skip systems Expect older wiring, plumbing and foundation questions. Budget for an inspection before relying on the numbers.
From the photos
Based on 10 of the listing photos. Photos can hide as much as they show; an inspection is the real answer.
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
- $265,000
- Cash to close
- $34,450
- Price per unit
- $132,500
- GRM
- 7.0
Each month
- Cash flow
- −$215/mo
- Cash-on-cash
- −7.5%
- Cap rate
- 6.9%
- DSCR
- 0.88×
Break-even
- Price that breaks even
- $232,120
- Rent that breaks even
- $3,430/mo
Long run
- Year 30: property vs stocks
- $1.09M vs $311K
- Cash flow turns positive
- year 5
The deal
- Price
- $265,000
- Cash to close
- $34,450
- Price per unit
- $132,500
- GRM
- 7.0
Each month
- Cash flow
- −$482/mo
- Cash-on-cash
- −16.8%
- Cap rate
- 5.7%
- DSCR
- 0.72×
Break-even
- Price that breaks even
- $191,436
- Rent that breaks even
- $3,853/mo
Long run
- Year 30: property vs stocks
- $797K vs $433K
- Cash flow turns positive
- year 11
The deal
- Price
- $255,000
- Cash to close
- $33,150
- Price per unit
- $127,500
- GRM
- 6.7
Each month
- Cash flow
- −$150/mo
- Cash-on-cash
- −5.4%
- Cap rate
- 7.2%
- DSCR
- 0.91×
Break-even
- Price that breaks even
- $232,120
- Rent that breaks even
- $3,345/mo
Long run
- Year 30: property vs stocks
- $1.12M vs $280K
- Cash flow turns positive
- year 5
The deal
- Price
- $255,000
- Cash to close
- $33,150
- Price per unit
- $127,500
- GRM
- 6.7
Each month
- Cash flow
- −$416/mo
- Cash-on-cash
- −15.1%
- Cap rate
- 5.9%
- DSCR
- 0.75×
Break-even
- Price that breaks even
- $191,436
- Rent that breaks even
- $3,757/mo
Long run
- Year 30: property vs stocks
- $808K vs $386K
- Cash flow turns positive
- year 9
The deal
- Price
- $265,000
- Cash to close
- $60,950
- Price per unit
- $132,500
- GRM
- 7.0
Each month
- Cash flow
- $110/mo
- Cash-on-cash
- 2.2%
- Cap rate
- 6.9%
- DSCR
- 1.08×
Break-even
- Price that breaks even
- $285,667
- Rent that breaks even
- $3,007/mo
Long run
- Year 30: property vs stocks
- $1.29M vs $464K
- Cash flow turns positive
- year 1
The deal
- Price
- $265,000
- Cash to close
- $60,950
- Price per unit
- $132,500
- GRM
- 7.0
Each month
- Cash flow
- −$156/mo
- Cash-on-cash
- −3.1%
- Cap rate
- 5.7%
- DSCR
- 0.89×
Break-even
- Price that breaks even
- $235,598
- Rent that breaks even
- $3,378/mo
Long run
- Year 30: property vs stocks
- $908K vs $499K
- Cash flow turns positive
- year 6
The deal
- Price
- $255,000
- Cash to close
- $58,650
- Price per unit
- $127,500
- GRM
- 6.7
Each month
- Cash flow
- $163/mo
- Cash-on-cash
- 3.3%
- Cap rate
- 7.2%
- DSCR
- 1.12×
Break-even
- Price that breaks even
- $285,667
- Rent that breaks even
- $2,938/mo
Long run
- Year 30: property vs stocks
- $1.33M vs $446K
- Cash flow turns positive
- year 1
The deal
- Price
- $255,000
- Cash to close
- $58,650
- Price per unit
- $127,500
- GRM
- 6.7
Each month
- Cash flow
- −$103/mo
- Cash-on-cash
- −2.1%
- Cap rate
- 5.9%
- DSCR
- 0.92×
Break-even
- Price that breaks even
- $235,598
- Rent that breaks even
- $3,301/mo
Long run
- Year 30: property vs stocks
- $928K vs $464K
- Cash flow turns positive
- year 5
The deal
- Price
- $265,000
- Cash to close
- $74,200
- Price per unit
- $132,500
- GRM
- 7.0
Each month
- Cash flow
- $198/mo
- Cash-on-cash
- 3.2%
- Cap rate
- 6.9%
- DSCR
- 1.15×
Break-even
- Price that breaks even
- $304,712
- Rent that breaks even
- $2,893/mo
Long run
- Year 30: property vs stocks
- $1.39M vs $565K
- Cash flow turns positive
- year 1
The deal
- Price
- $265,000
- Cash to close
- $74,200
- Price per unit
- $132,500
- GRM
- 7.0
Each month
- Cash flow
- −$68/mo
- Cash-on-cash
- −1.1%
- Cap rate
- 5.7%
- DSCR
- 0.95×
Break-even
- Price that breaks even
- $251,304
- Rent that breaks even
- $3,250/mo
Long run
- Year 30: property vs stocks
- $982K vs $574K
- Cash flow turns positive
- year 4
The deal
- Price
- $255,000
- Cash to close
- $71,400
- Price per unit
- $127,500
- GRM
- 6.7
Each month
- Cash flow
- $248/mo
- Cash-on-cash
- 4.2%
- Cap rate
- 7.2%
- DSCR
- 1.19×
Break-even
- Price that breaks even
- $304,712
- Rent that breaks even
- $2,828/mo
Long run
- Year 30: property vs stocks
- $1.42M vs $544K
- Cash flow turns positive
- year 1
The deal
- Price
- $255,000
- Cash to close
- $71,400
- Price per unit
- $127,500
- GRM
- 6.7
Each month
- Cash flow
- −$18/mo
- Cash-on-cash
- −0.3%
- Cap rate
- 5.9%
- DSCR
- 0.99×
Break-even
- Price that breaks even
- $251,304
- Rent that breaks even
- $3,177/mo
Long run
- Year 30: property vs stocks
- $1.01M vs $545K
- Cash flow turns positive
- year 2
Monthly
Monthly breakdown
| Rent | $3,150 |
| Vacancy (6%) | −$189 |
| Collected | $2,961 |
| Property tax Public record | −$457 |
| Insurance Estimate | −$218 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$252 |
| Capital reserve (9% of rent) | −$284 |
| Net operating income | $1,520 |
| Mortgage (principal + interest) | −$1,587 |
| PMI | −$149 |
| Cash flow | −$215 |
| Principal paid down (equity, not cash) | $202 |
| Rent | $3,150 |
| Vacancy (6%) | −$189 |
| Collected | $2,961 |
| Property tax Public record | −$457 |
| Insurance Estimate | −$218 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$252 |
| Capital reserve (9% of rent) | −$284 |
| Property management | −$266 |
| Net operating income | $1,254 |
| Mortgage (principal + interest) | −$1,587 |
| PMI | −$149 |
| Cash flow | −$482 |
| Principal paid down (equity, not cash) | $202 |
| Rent | $3,150 |
| Vacancy (6%) | −$189 |
| Collected | $2,961 |
| Property tax Public record | −$457 |
| Insurance Estimate | −$218 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$252 |
| Capital reserve (9% of rent) | −$284 |
| Net operating income | $1,520 |
| Mortgage (principal + interest) | −$1,527 |
| PMI | −$143 |
| Cash flow | −$150 |
| Principal paid down (equity, not cash) | $194 |
| Rent | $3,150 |
| Vacancy (6%) | −$189 |
| Collected | $2,961 |
| Property tax Public record | −$457 |
| Insurance Estimate | −$218 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$252 |
| Capital reserve (9% of rent) | −$284 |
| Property management | −$266 |
| Net operating income | $1,254 |
| Mortgage (principal + interest) | −$1,527 |
| PMI | −$143 |
| Cash flow | −$416 |
| Principal paid down (equity, not cash) | $194 |
| Rent | $3,150 |
| Vacancy (6%) | −$189 |
| Collected | $2,961 |
| Property tax Public record | −$457 |
| Insurance Estimate | −$218 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$252 |
| Capital reserve (9% of rent) | −$284 |
| Net operating income | $1,520 |
| Mortgage (principal + interest) | −$1,410 |
| Cash flow | $110 |
| Principal paid down (equity, not cash) | $179 |
| Rent | $3,150 |
| Vacancy (6%) | −$189 |
| Collected | $2,961 |
| Property tax Public record | −$457 |
| Insurance Estimate | −$218 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$252 |
| Capital reserve (9% of rent) | −$284 |
| Property management | −$266 |
| Net operating income | $1,254 |
| Mortgage (principal + interest) | −$1,410 |
| Cash flow | −$156 |
| Principal paid down (equity, not cash) | $179 |
| Rent | $3,150 |
| Vacancy (6%) | −$189 |
| Collected | $2,961 |
| Property tax Public record | −$457 |
| Insurance Estimate | −$218 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$252 |
| Capital reserve (9% of rent) | −$284 |
| Net operating income | $1,520 |
| Mortgage (principal + interest) | −$1,357 |
| Cash flow | $163 |
| Principal paid down (equity, not cash) | $173 |
| Rent | $3,150 |
| Vacancy (6%) | −$189 |
| Collected | $2,961 |
| Property tax Public record | −$457 |
| Insurance Estimate | −$218 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$252 |
| Capital reserve (9% of rent) | −$284 |
| Property management | −$266 |
| Net operating income | $1,254 |
| Mortgage (principal + interest) | −$1,357 |
| Cash flow | −$103 |
| Principal paid down (equity, not cash) | $173 |
| Rent | $3,150 |
| Vacancy (6%) | −$189 |
| Collected | $2,961 |
| Property tax Public record | −$457 |
| Insurance Estimate | −$218 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$252 |
| Capital reserve (9% of rent) | −$284 |
| Net operating income | $1,520 |
| Mortgage (principal + interest) | −$1,322 |
| Cash flow | $198 |
| Principal paid down (equity, not cash) | $168 |
| Rent | $3,150 |
| Vacancy (6%) | −$189 |
| Collected | $2,961 |
| Property tax Public record | −$457 |
| Insurance Estimate | −$218 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$252 |
| Capital reserve (9% of rent) | −$284 |
| Property management | −$266 |
| Net operating income | $1,254 |
| Mortgage (principal + interest) | −$1,322 |
| Cash flow | −$68 |
| Principal paid down (equity, not cash) | $168 |
| Rent | $3,150 |
| Vacancy (6%) | −$189 |
| Collected | $2,961 |
| Property tax Public record | −$457 |
| Insurance Estimate | −$218 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$252 |
| Capital reserve (9% of rent) | −$284 |
| Net operating income | $1,520 |
| Mortgage (principal + interest) | −$1,272 |
| Cash flow | $248 |
| Principal paid down (equity, not cash) | $162 |
| Rent | $3,150 |
| Vacancy (6%) | −$189 |
| Collected | $2,961 |
| Property tax Public record | −$457 |
| Insurance Estimate | −$218 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$252 |
| Capital reserve (9% of rent) | −$284 |
| Property management | −$266 |
| Net operating income | $1,254 |
| Mortgage (principal + interest) | −$1,272 |
| Cash flow | −$18 |
| Principal paid down (equity, not cash) | $162 |
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
- $604,632
- Rental profits, invested at 7%
- $485,285
Sells for $643,225 (value up 3% a year), minus 6% selling cost ($38,593). Rent paid down $238,500 of loan.
$253,014 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $262,242
- Monthly shortfalls, invested
- $48,335
$34,450 put into an index fund instead of the down payment and closing costs.
$7,327 you'd have paid in while the building lost money, invested instead.
The building comes out $779,338 ahead after 30 years.
- Your equity when you sell
- $604,632
- Rental profits, invested at 7%
- $192,798
Sells for $643,225 (value up 3% a year), minus 6% selling cost ($38,593). Rent paid down $238,500 of loan.
$121,515 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $262,242
- Monthly shortfalls, invested
- $170,373
$34,450 put into an index fund instead of the down payment and closing costs.
$27,968 you'd have paid in while the building lost money, invested instead.
The building comes out $364,813 ahead after 30 years.
- Your equity when you sell
- $581,815
- Rental profits, invested at 7%
- $534,631
Sells for $618,952 (value up 3% a year), minus 6% selling cost ($37,137). Rent paid down $229,500 of loan.
$271,696 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $252,346
- Monthly shortfalls, invested
- $28,068
$33,150 put into an index fund instead of the down payment and closing costs.
$4,183 you'd have paid in while the building lost money, invested instead.
The building comes out $836,031 ahead after 30 years.
- Your equity when you sell
- $581,815
- Rental profits, invested at 7%
- $225,695
Sells for $618,952 (value up 3% a year), minus 6% selling cost ($37,137). Rent paid down $229,500 of loan.
$136,761 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $252,346
- Monthly shortfalls, invested
- $133,657
$33,150 put into an index fund instead of the down payment and closing costs.
$21,389 you'd have paid in while the building lost money, invested instead.
The building comes out $421,506 ahead after 30 years.
- Your equity when you sell
- $604,632
- Rental profits, invested at 7%
- $682,918
Sells for $643,225 (value up 3% a year), minus 6% selling cost ($38,593). Rent paid down $212,000 of loan.
$316,312 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $463,967
$60,950 put into an index fund instead of the down payment and closing costs.
The building comes out $823,582 ahead after 30 years.
- Your equity when you sell
- $604,632
- Rental profits, invested at 7%
- $303,321
Sells for $643,225 (value up 3% a year), minus 6% selling cost ($38,593). Rent paid down $212,000 of loan.
$169,488 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $463,967
- Monthly shortfalls, invested
- $34,928
$60,950 put into an index fund instead of the down payment and closing costs.
$5,317 you'd have paid in while the building lost money, invested instead.
The building comes out $409,057 ahead after 30 years.
- Your equity when you sell
- $581,815
- Rental profits, invested at 7%
- $743,249
Sells for $618,952 (value up 3% a year), minus 6% selling cost ($37,137). Rent paid down $204,000 of loan.
$335,472 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $446,459
$58,650 put into an index fund instead of the down payment and closing costs.
The building comes out $878,605 ahead after 30 years.
- Your equity when you sell
- $581,815
- Rental profits, invested at 7%
- $345,945
Sells for $618,952 (value up 3% a year), minus 6% selling cost ($37,137). Rent paid down $204,000 of loan.
$185,866 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $446,459
- Monthly shortfalls, invested
- $17,220
$58,650 put into an index fund instead of the down payment and closing costs.
$2,534 you'd have paid in while the building lost money, invested instead.
The building comes out $464,080 ahead after 30 years.
- Your equity when you sell
- $604,632
- Rental profits, invested at 7%
- $782,842
Sells for $643,225 (value up 3% a year), minus 6% selling cost ($38,593). Rent paid down $198,750 of loan.
$348,047 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $564,829
$74,200 put into an index fund instead of the down payment and closing costs.
The building comes out $822,644 ahead after 30 years.
- Your equity when you sell
- $604,632
- Rental profits, invested at 7%
- $377,062
Sells for $643,225 (value up 3% a year), minus 6% selling cost ($38,593). Rent paid down $198,750 of loan.
$197,165 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $564,829
- Monthly shortfalls, invested
- $8,745
$74,200 put into an index fund instead of the down payment and closing costs.
$1,259 you'd have paid in while the building lost money, invested instead.
The building comes out $408,119 ahead after 30 years.
- Your equity when you sell
- $581,815
- Rental profits, invested at 7%
- $839,402
Sells for $618,952 (value up 3% a year), minus 6% selling cost ($37,137). Rent paid down $191,250 of loan.
$366,010 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $543,515
$71,400 put into an index fund instead of the down payment and closing costs.
The building comes out $877,702 ahead after 30 years.
- Your equity when you sell
- $581,815
- Rental profits, invested at 7%
- $426,452
Sells for $618,952 (value up 3% a year), minus 6% selling cost ($37,137). Rent paid down $191,250 of loan.
$214,091 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $543,515
- Monthly shortfalls, invested
- $1,574
$71,400 put into an index fund instead of the down payment and closing costs.
$221 you'd have paid in while the building lost money, invested instead.
The building comes out $463,178 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 $1.09M, stocks $311K. The property wins.
Year 30 (loan paid off): property $797K, stocks $433K. The property wins.
Year 30 (loan paid off): property $1.12M, stocks $280K. The property wins.
Year 30 (loan paid off): property $808K, stocks $386K. The property wins.
Year 30 (loan paid off): property $1.29M, stocks $464K. The property wins.
Year 30 (loan paid off): property $908K, stocks $499K. The property wins.
Year 30 (loan paid off): property $1.33M, stocks $446K. The property wins.
Year 30 (loan paid off): property $928K, stocks $464K. The property wins.
Year 30 (loan paid off): property $1.39M, stocks $565K. The property wins.
Year 30 (loan paid off): property $982K, stocks $574K. The property wins.
Year 30 (loan paid off): property $1.42M, stocks $544K. The property wins.
Year 30 (loan paid off): property $1.01M, stocks $545K. The property wins.
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.
3 bed estimate $1,775/mo · range $1,400–$1,875 · 8 rentals within 0.75 mi
| Address | Rent | Bd / Ba | Distance |
|---|---|---|---|
| 283-289 Bates Ave, Saint Paul | $1,249 | 3 / 1 | 0.2 mi |
| 880 Wilson Ave, Saint Paul | $1,425 | 3 / 1 | 0.2 mi |
| 1056 3rd St E, Saint Paul | $1,695 | 3 / 1 | 0.5 mi |
| 1056 3rd St E, Saint Paul | $1,695 | 3 / 1 | 0.5 mi |
| 595 Minnehaha Ave E, Saint Paul | $1,155 | 3 / 1 | 0.7 mi |
| 586 Reaney Ave E Unit 586U2, Saint Paul | $1,614 | 3 / 1 | 0.7 mi |
| 691 Bedford St Unit A, Saint Paul | $2,052 | 3 / 1 | 0.7 mi |
| 1124 Minnehaha Ave E Apt 1, Saint Paul | $1,750 | 3 / 1 | 0.7 mi |
2 bed estimate $1,375/mo · range $1,225–$1,500 · 8 rentals within 0.75 mi
| Address | Rent | Bd / Ba | Distance |
|---|---|---|---|
| 283-289 Bates Ave, Saint Paul | $1,124 | 2 / 1 | 0.2 mi |
| 701 E 3rd St, Saint Paul | $1,099 | 2 / 1 | 0.2 mi |
| 207 N Maple St, Saint Paul | $1,150 | 2 / 1 | 0.2 mi |
| 948 Euclid St Unit 1, Saint Paul | $1,400 | 2 / 1 | 0.3 mi |
| 1000 McLean Ave, Saint Paul | $1,299 | 2 / 1 | 0.6 mi |
| 1034 Suburban Ave E Unit 307, Saint Paul | $1,270 | 2 / 1 | 0.7 mi |
| 1034 Suburban Ave E Unit 301, Saint Paul | $1,270 | 2 / 1 | 0.7 mi |
| 665 Bedford St Unit 2, Saint Paul | $1,400 | 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
- mediumNo rental certificate (CofO) on file in the city's data. Ask whether the building is licensed as a rental and when it was last inspected. Public record: St. Paul Certificate of Occupancy – Residential: no record for 833 3RD ST E (dataset last updated mid-2025)
- medium$1,175 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 332922230197: special assessments (payable 2026) = $1,174.88
- mediumLower unit is rented but no rent or lease terms are given; the description is framed for an owner-occupant. Listing says: Great for owner occupied with lower level being rented out and upper unit vacant at this time. · AI review
- mediumListed 74 days with the upper unit vacant; income today is only one unit, and the price roughly breaks even on estimated rents. Based on: data: listing.days_on_market · AI review
- lowWall-mounted electric baseboard heaters appear in the upper unit, while county data says central heat. Heat type is unclear and electric heat is costly for tenants. Based on: photo 8 · AI review
Opportunities
- Upper unit is vacant, so an owner-occupant or new tenant can start fresh at market rent. Our mid estimate is $1,350 for a 2-bed. Listing says: upper unit vacant at this time · AI review
- In-unit washer/dryer and separate meters make the units easier to rent and keep utilities off the owner's books. Listing says: Both units have in unit washer/dryer. Separate gas and electrical meters for both units · AI review
Questions for the agent
- What is the lower tenant's rent, lease end date and deposit? Can I see the lease?
- Is the building licensed as a rental with the city, and when was it last inspected?
- What are the $1,175 in special assessments for, and does the seller pay them at closing?
- How is each unit heated? Photos show electric baseboard, county data says central.
- Why has it sat 74 days, and have there been any price cuts or offers?
- What are the roof, windows, and electrical panel ages and the typical utility costs per unit?
Bottom line
Fair-looking up/down with good utility separation, and at $265K it cash flows slightly, but it needs proof of the real rents and ideally a lower price. AI-assisted summary
What the records say
Where each number comes from
| Property tax / yr Public recordRamsey County record, payable 2026 (non-homestead) | $5,487 |
| Insurance / yr Estimateestimate. from units, square feet and age; get a quote | $2,614 |
| 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 1900: +1 pt capital reserve | 8% / 9% |
Price history Realtor.com
On the market since 2026-07-20 (77 days); down $9,900 (3.6%) from the first ask of $274,900; last sold for $265,800 on 2022-05-09; listed for rent at $1,099/mo on 2016-04-05.
| Date | Event | Price |
|---|---|---|
| Price changed | $265,000 | |
| Price changed | $269,900 | |
| Listed | $274,900 | |
| Sold public record | $265,800 | |
| Removed | — | |
| Listed | $274,900 | |
| Sold public record | $128,000 | |
| Sold | $134,900 | |
| Relisted | $134,900 | |
| Removed | $134,900 | |
| Relisted | $134,900 | |
| Removed | $134,900 | |
| Listed | $134,900 | |
| Rental removed | $1,099/mo | |
| Listed for rent | $1,099/mo | |
| Sold | $125,500 | |
| Sold public record | $125,500 | |
| Relisted | $129,900 | |
| Removed | $129,900 | |
| Price changed | $129,900 | |
| Listed | $134,900 | |
| Sold | $50,000 | |
| Price changed | $100,000 | |
| Price changed | $130,000 | |
| Price changed | $150,000 |
County record Public record
| Recorded as | two family dwelling - up/dwn |
| Living units | 2 |
| Year built | 1900 |
| Market value (2026) | $241,000 |
| Property tax, payable 2026 | $5,487 |
| Special assessments | $1,175 |
| Homestead | no |
| Last sale | 2022-05-03 · $265,800 |
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 94;US 10, about 550 m away.
Crime in Dayton's Bluff
970 incidents in the last 12 months (52 per 1,000 residents), −6% vs. the year before. St. Paul police incidents, excluding proactive visits and community events.