895 Rose Ave E
Duplex · 2 units: 3 bed / 1.5 bath and 2 bed / 1.5 bath unit split estimated · 2,532 sq ft
Saint Paul, MN · Payne – Phalen (Railroad Island) · View the listing ↗
Photos courtesy of NRT-Minnesota (CB Burnet), via Realtor.com.
- Asking price
- $244,999 2 units · $122K per unit
- Monthly cash flow
- $240 at 20% down, 7%
- Break-even price
- $290,003 where cash flow hits $0
First look
The listing calls this a duplex 'that actually has three units,' but the county records it as a two-family up/down and the city shows no rental license. The third unit is a finished basement, and it may not be legal to rent. Our numbers show about $240/mo cash flow and a 7.6% cap at the ask, but that assumes two units and rents near our estimates. The house sold in June and was relisted within three months, so find out why. Check the unit count, the license and the basement egress before going further. It's worth a showing only if the seller can document the third unit.
Things to consider
- Unit count and legality Income and value depend on whether this is two or three legal units. An unlicensed basement unit can mean fines or a forced shutdown.
- Rental license is missing With no rental certificate on file, you may inherit compliance work and an inspection before you can legally rent.
- Numbers work only on modest cash flow About $240/mo and a 7.6% cap leave little cushion for repairs or vacancy, and that is before any basement income.
- Special assessments and taxes Taxes run $4,685 plus $432 in assessments, and the bill is the non-homestead rate an investor pays.
- Recent sale and relist The house changed hands in June and hit the market again in September, which may point to a flip or hidden problems.
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
- $244,999
- Cash to close
- $31,850
- Price per unit
- $122,500
- GRM
- 6.6
Each month
- Cash flow
- −$61/mo
- Cash-on-cash
- −2.3%
- Cap rate
- 7.6%
- DSCR
- 0.96×
Break-even
- Price that breaks even
- $235,643
- Rent that breaks even
- $3,180/mo
Long run
- Year 30: property vs stocks
- $1.18M vs $249K
- Cash flow turns positive
- year 3
The deal
- Price
- $244,999
- Cash to close
- $31,850
- Price per unit
- $122,500
- GRM
- 6.6
Each month
- Cash flow
- −$324/mo
- Cash-on-cash
- −12.2%
- Cap rate
- 6.3%
- DSCR
- 0.80×
Break-even
- Price that breaks even
- $195,605
- Rent that breaks even
- $3,572/mo
Long run
- Year 30: property vs stocks
- $857K vs $330K
- Cash flow turns positive
- year 7
The deal
- Price
- $234,999
- Cash to close
- $30,550
- Price per unit
- $117,500
- GRM
- 6.3
Each month
- Cash flow
- $4/mo
- Cash-on-cash
- 0.2%
- Cap rate
- 7.9%
- DSCR
- 1.00×
Break-even
- Price that breaks even
- $235,643
- Rent that breaks even
- $3,095/mo
Long run
- Year 30: property vs stocks
- $1.22M vs $233K
- Cash flow turns positive
- year 1
The deal
- Price
- $234,999
- Cash to close
- $30,550
- Price per unit
- $117,500
- GRM
- 6.3
Each month
- Cash flow
- −$258/mo
- Cash-on-cash
- −10.1%
- Cap rate
- 6.5%
- DSCR
- 0.83×
Break-even
- Price that breaks even
- $195,605
- Rent that breaks even
- $3,476/mo
Long run
- Year 30: property vs stocks
- $880K vs $297K
- Cash flow turns positive
- year 5
The deal
- Price
- $244,999
- Cash to close
- $56,350
- Price per unit
- $122,500
- GRM
- 6.6
Each month
- Cash flow
- $240/mo
- Cash-on-cash
- 5.1%
- Cap rate
- 7.6%
- DSCR
- 1.18×
Break-even
- Price that breaks even
- $290,003
- Rent that breaks even
- $2,789/mo
Long run
- Year 30: property vs stocks
- $1.40M vs $429K
- Cash flow turns positive
- year 1
The deal
- Price
- $244,999
- Cash to close
- $56,350
- Price per unit
- $122,500
- GRM
- 6.6
Each month
- Cash flow
- −$23/mo
- Cash-on-cash
- −0.5%
- Cap rate
- 6.3%
- DSCR
- 0.98×
Break-even
- Price that breaks even
- $240,728
- Rent that breaks even
- $3,133/mo
Long run
- Year 30: property vs stocks
- $998K vs $431K
- Cash flow turns positive
- year 2
The deal
- Price
- $234,999
- Cash to close
- $54,050
- Price per unit
- $117,500
- GRM
- 6.3
Each month
- Cash flow
- $293/mo
- Cash-on-cash
- 6.5%
- Cap rate
- 7.9%
- DSCR
- 1.23×
Break-even
- Price that breaks even
- $290,003
- Rent that breaks even
- $2,720/mo
Long run
- Year 30: property vs stocks
- $1.44M vs $411K
- Cash flow turns positive
- year 1
The deal
- Price
- $234,999
- Cash to close
- $54,050
- Price per unit
- $117,500
- GRM
- 6.3
Each month
- Cash flow
- $30/mo
- Cash-on-cash
- 0.7%
- Cap rate
- 6.5%
- DSCR
- 1.02×
Break-even
- Price that breaks even
- $240,728
- Rent that breaks even
- $3,056/mo
Long run
- Year 30: property vs stocks
- $1.03M vs $411K
- Cash flow turns positive
- year 1
The deal
- Price
- $244,999
- Cash to close
- $68,600
- Price per unit
- $122,500
- GRM
- 6.6
Each month
- Cash flow
- $321/mo
- Cash-on-cash
- 5.6%
- Cap rate
- 7.6%
- DSCR
- 1.26×
Break-even
- Price that breaks even
- $309,336
- Rent that breaks even
- $2,683/mo
Long run
- Year 30: property vs stocks
- $1.50M vs $522K
- Cash flow turns positive
- year 1
The deal
- Price
- $244,999
- Cash to close
- $68,600
- Price per unit
- $122,500
- GRM
- 6.6
Each month
- Cash flow
- $59/mo
- Cash-on-cash
- 1.0%
- Cap rate
- 6.3%
- DSCR
- 1.05×
Break-even
- Price that breaks even
- $256,777
- Rent that breaks even
- $3,014/mo
Long run
- Year 30: property vs stocks
- $1.09M vs $522K
- Cash flow turns positive
- year 1
The deal
- Price
- $234,999
- Cash to close
- $65,800
- Price per unit
- $117,500
- GRM
- 6.3
Each month
- Cash flow
- $371/mo
- Cash-on-cash
- 6.8%
- Cap rate
- 7.9%
- DSCR
- 1.32×
Break-even
- Price that breaks even
- $309,336
- Rent that breaks even
- $2,618/mo
Long run
- Year 30: property vs stocks
- $1.53M vs $501K
- Cash flow turns positive
- year 1
The deal
- Price
- $234,999
- Cash to close
- $65,800
- Price per unit
- $117,500
- GRM
- 6.3
Each month
- Cash flow
- $109/mo
- Cash-on-cash
- 2.0%
- Cap rate
- 6.5%
- DSCR
- 1.09×
Break-even
- Price that breaks even
- $256,777
- Rent that breaks even
- $2,941/mo
Long run
- Year 30: property vs stocks
- $1.12M vs $501K
- Cash flow turns positive
- year 1
Monthly
Monthly breakdown
| Rent | $3,100 |
| Vacancy (6%) | −$186 |
| Collected | $2,914 |
| Property tax Public record | −$390 |
| Insurance Estimate | −$223 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$248 |
| Capital reserve (9% of rent) | −$279 |
| Net operating income | $1,544 |
| Mortgage (principal + interest) | −$1,467 |
| PMI | −$138 |
| Cash flow | −$61 |
| Principal paid down (equity, not cash) | $187 |
| Rent | $3,100 |
| Vacancy (6%) | −$186 |
| Collected | $2,914 |
| Property tax Public record | −$390 |
| Insurance Estimate | −$223 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$248 |
| Capital reserve (9% of rent) | −$279 |
| Property management | −$262 |
| Net operating income | $1,281 |
| Mortgage (principal + interest) | −$1,467 |
| PMI | −$138 |
| Cash flow | −$324 |
| Principal paid down (equity, not cash) | $187 |
| Rent | $3,100 |
| Vacancy (6%) | −$186 |
| Collected | $2,914 |
| Property tax Public record | −$390 |
| Insurance Estimate | −$223 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$248 |
| Capital reserve (9% of rent) | −$279 |
| Net operating income | $1,544 |
| Mortgage (principal + interest) | −$1,407 |
| PMI | −$132 |
| Cash flow | $4 |
| Principal paid down (equity, not cash) | $179 |
| Rent | $3,100 |
| Vacancy (6%) | −$186 |
| Collected | $2,914 |
| Property tax Public record | −$390 |
| Insurance Estimate | −$223 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$248 |
| Capital reserve (9% of rent) | −$279 |
| Property management | −$262 |
| Net operating income | $1,281 |
| Mortgage (principal + interest) | −$1,407 |
| PMI | −$132 |
| Cash flow | −$258 |
| Principal paid down (equity, not cash) | $179 |
| Rent | $3,100 |
| Vacancy (6%) | −$186 |
| Collected | $2,914 |
| Property tax Public record | −$390 |
| Insurance Estimate | −$223 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$248 |
| Capital reserve (9% of rent) | −$279 |
| Net operating income | $1,544 |
| Mortgage (principal + interest) | −$1,304 |
| Cash flow | $240 |
| Principal paid down (equity, not cash) | $166 |
| Rent | $3,100 |
| Vacancy (6%) | −$186 |
| Collected | $2,914 |
| Property tax Public record | −$390 |
| Insurance Estimate | −$223 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$248 |
| Capital reserve (9% of rent) | −$279 |
| Property management | −$262 |
| Net operating income | $1,281 |
| Mortgage (principal + interest) | −$1,304 |
| Cash flow | −$23 |
| Principal paid down (equity, not cash) | $166 |
| Rent | $3,100 |
| Vacancy (6%) | −$186 |
| Collected | $2,914 |
| Property tax Public record | −$390 |
| Insurance Estimate | −$223 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$248 |
| Capital reserve (9% of rent) | −$279 |
| Net operating income | $1,544 |
| Mortgage (principal + interest) | −$1,251 |
| Cash flow | $293 |
| Principal paid down (equity, not cash) | $159 |
| Rent | $3,100 |
| Vacancy (6%) | −$186 |
| Collected | $2,914 |
| Property tax Public record | −$390 |
| Insurance Estimate | −$223 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$248 |
| Capital reserve (9% of rent) | −$279 |
| Property management | −$262 |
| Net operating income | $1,281 |
| Mortgage (principal + interest) | −$1,251 |
| Cash flow | $30 |
| Principal paid down (equity, not cash) | $159 |
| Rent | $3,100 |
| Vacancy (6%) | −$186 |
| Collected | $2,914 |
| Property tax Public record | −$390 |
| Insurance Estimate | −$223 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$248 |
| Capital reserve (9% of rent) | −$279 |
| Net operating income | $1,544 |
| Mortgage (principal + interest) | −$1,222 |
| Cash flow | $321 |
| Principal paid down (equity, not cash) | $156 |
| Rent | $3,100 |
| Vacancy (6%) | −$186 |
| Collected | $2,914 |
| Property tax Public record | −$390 |
| Insurance Estimate | −$223 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$248 |
| Capital reserve (9% of rent) | −$279 |
| Property management | −$262 |
| Net operating income | $1,281 |
| Mortgage (principal + interest) | −$1,222 |
| Cash flow | $59 |
| Principal paid down (equity, not cash) | $156 |
| Rent | $3,100 |
| Vacancy (6%) | −$186 |
| Collected | $2,914 |
| Property tax Public record | −$390 |
| Insurance Estimate | −$223 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$248 |
| Capital reserve (9% of rent) | −$279 |
| Net operating income | $1,544 |
| Mortgage (principal + interest) | −$1,173 |
| Cash flow | $371 |
| Principal paid down (equity, not cash) | $149 |
| Rent | $3,100 |
| Vacancy (6%) | −$186 |
| Collected | $2,914 |
| Property tax Public record | −$390 |
| Insurance Estimate | −$223 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$248 |
| Capital reserve (9% of rent) | −$279 |
| Property management | −$262 |
| Net operating income | $1,281 |
| Mortgage (principal + interest) | −$1,173 |
| Cash flow | $109 |
| Principal paid down (equity, not cash) | $149 |
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
- $558,996
- Rental profits, invested at 7%
- $624,512
Sells for $594,677 (value up 3% a year), minus 6% selling cost ($35,681). Rent paid down $220,499 of loan.
$306,472 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $242,449
- Monthly shortfalls, invested
- $6,763
$31,850 put into an index fund instead of the down payment and closing costs.
$966 you'd have paid in while the building lost money, invested instead.
The building comes out $934,296 ahead after 30 years.
- Your equity when you sell
- $558,996
- Rental profits, invested at 7%
- $297,847
Sells for $594,677 (value up 3% a year), minus 6% selling cost ($35,681). Rent paid down $220,499 of loan.
$169,393 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $242,449
- Monthly shortfalls, invested
- $88,043
$31,850 put into an index fund instead of the down payment and closing costs.
$13,613 you'd have paid in while the building lost money, invested instead.
The building comes out $526,351 ahead after 30 years.
- Your equity when you sell
- $536,180
- Rental profits, invested at 7%
- $687,362
Sells for $570,404 (value up 3% a year), minus 6% selling cost ($34,224). Rent paid down $211,499 of loan.
$327,332 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $232,553
$30,550 put into an index fund instead of the down payment and closing costs.
The building comes out $990,989 ahead after 30 years.
- Your equity when you sell
- $536,180
- Rental profits, invested at 7%
- $344,019
Sells for $570,404 (value up 3% a year), minus 6% selling cost ($34,224). Rent paid down $211,499 of loan.
$187,486 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $232,553
- Monthly shortfalls, invested
- $64,602
$30,550 put into an index fund instead of the down payment and closing costs.
$9,880 you'd have paid in while the building lost money, invested instead.
The building comes out $583,044 ahead after 30 years.
- Your equity when you sell
- $558,996
- Rental profits, invested at 7%
- $845,153
Sells for $594,677 (value up 3% a year), minus 6% selling cost ($35,681). Rent paid down $195,999 of loan.
$370,800 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $428,949
$56,350 put into an index fund instead of the down payment and closing costs.
The building comes out $975,200 ahead after 30 years.
- Your equity when you sell
- $558,996
- Rental profits, invested at 7%
- $439,149
Sells for $594,677 (value up 3% a year), minus 6% selling cost ($35,681). Rent paid down $195,999 of loan.
$221,347 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $428,949
- Monthly shortfalls, invested
- $1,941
$56,350 put into an index fund instead of the down payment and closing costs.
$273 you'd have paid in while the building lost money, invested instead.
The building comes out $567,256 ahead after 30 years.
- Your equity when you sell
- $536,180
- Rental profits, invested at 7%
- $905,484
Sells for $570,404 (value up 3% a year), minus 6% selling cost ($34,224). Rent paid down $187,999 of loan.
$389,961 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $411,441
$54,050 put into an index fund instead of the down payment and closing costs.
The building comes out $1,030,223 ahead after 30 years.
- Your equity when you sell
- $536,180
- Rental profits, invested at 7%
- $497,539
Sells for $570,404 (value up 3% a year), minus 6% selling cost ($34,224). Rent paid down $187,999 of loan.
$240,235 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $411,441
$54,050 put into an index fund instead of the down payment and closing costs.
The building comes out $622,278 ahead after 30 years.
- Your equity when you sell
- $558,996
- Rental profits, invested at 7%
- $937,535
Sells for $594,677 (value up 3% a year), minus 6% selling cost ($35,681). Rent paid down $183,749 of loan.
$400,140 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $522,199
$68,600 put into an index fund instead of the down payment and closing costs.
The building comes out $974,332 ahead after 30 years.
- Your equity when you sell
- $558,996
- Rental profits, invested at 7%
- $529,590
Sells for $594,677 (value up 3% a year), minus 6% selling cost ($35,681). Rent paid down $183,749 of loan.
$250,414 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $522,199
$68,600 put into an index fund instead of the down payment and closing costs.
The building comes out $566,387 ahead after 30 years.
- Your equity when you sell
- $536,180
- Rental profits, invested at 7%
- $994,095
Sells for $570,404 (value up 3% a year), minus 6% selling cost ($34,224). Rent paid down $176,249 of loan.
$418,103 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $500,884
$65,800 put into an index fund instead of the down payment and closing costs.
The building comes out $1,029,391 ahead after 30 years.
- Your equity when you sell
- $536,180
- Rental profits, invested at 7%
- $586,150
Sells for $570,404 (value up 3% a year), minus 6% selling cost ($34,224). Rent paid down $176,249 of loan.
$268,378 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $500,884
$65,800 put into an index fund instead of the down payment and closing costs.
The building comes out $621,446 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 $1.18M, stocks $249K. The property wins.
Year 30 (loan paid off): property $857K, stocks $330K. The property wins.
Year 30 (loan paid off): property $1.22M, stocks $233K. The property wins.
Year 30 (loan paid off): property $880K, stocks $297K. The property wins.
Year 30 (loan paid off): property $1.40M, stocks $429K. The property wins.
Year 30 (loan paid off): property $998K, stocks $431K. The property wins.
Year 30 (loan paid off): property $1.44M, stocks $411K. The property wins.
Year 30 (loan paid off): property $1.03M, stocks $411K. The property wins.
Year 30 (loan paid off): property $1.50M, stocks $522K. The property wins.
Year 30 (loan paid off): property $1.09M, stocks $522K. The property wins.
Year 30 (loan paid off): property $1.53M, stocks $501K. The property wins.
Year 30 (loan paid off): property $1.12M, stocks $501K. 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 $1,850/mo · range $1,725–$2,000 · 9 rentals within 1.5 mi
| Address | Rent | Bd / Ba | Distance |
|---|---|---|---|
| 736 Geranium Ave E Apt A, Saint Paul | $1,600 | 3 / 1 | 0.3 mi |
| 584 Magnolia Ave E Unit 1, Saint Paul | $1,900 | 3 / 2 | 0.7 mi |
| Ross Ave Unit 1090, Saint Paul | $1,910 | 3 / 1 | 0.9 mi |
| 1124 Minnehaha Ave E Apt 1, Saint Paul | $1,750 | 3 / 1 | 1.1 mi |
| 586 Reaney Ave E Unit 586U2, Saint Paul | $1,614 | 3 / 1 | 1.1 mi |
| 691 Bedford St Unit A, Saint Paul | $2,052 | 3 / 1 | 1.3 mi |
| 1428 7th St E, Saint Paul | $1,871 | 3 / 2 | 1.3 mi |
| 1056 3rd St E, Saint Paul | $1,695 | 3 / 1 | 1.4 mi |
| 1056 3rd St E, Saint Paul | $1,695 | 3 / 1 | 1.4 mi |
2 bed estimate $1,250/mo · range $1,125–$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 | 0.6 mi |
| 1360 Payne Ave, Saint Paul | $1,199 | 2 / 1 | 0.6 mi |
| 1270 Magnolia Ave E Apt 205, Saint Paul | $995 | 2 / 1 | 0.8 mi |
| 1267 Cook Ave E, Saint Paul | $995 | 2 / 1 | 0.8 mi |
| 650 Aguirre St, Saint Paul | $1,719 | 2 / 2 | 0.8 mi |
| 1310 Maryland Ave E, Saint Paul | $1,226 | 2 / 1 | 0.9 mi |
| 1180 Prosperity Ave, Saint Paul | $1,411 | 2 / 1 | 1.0 mi |
| 904-906 Burr St, Saint Paul | $999 | 2 / 1 | 1.0 mi |
| 1348 Ames Ave, Saint Paul | $1,275 | 2 / 1 | 1.0 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
- highThird unit is likely not legal. County and city data show a two-family, not three units. Based on: data: county.living_units · AI review
- highBasement 'owner's suite' is pitched as both personal space and a rentable unit. Egress, ceiling height and licensing are unknown. Listing says: The finished basement is an additional owner's suite, perfect for personal use or as the third rentable space · AI review
- 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 895 ROSE AVE E (dataset last updated mid-2025)
- mediumDescription claims 'top-of-market rent prices' but gives no rents or lease details. Listing says: an investor seeking strong cash flow at top-of-market rent prices · 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 282922220012: special assessments (payable 2026) = $432.50
- lowChanged hands in Jun 2026; the county record doesn't show a price. Ask what the seller paid and what changed since. Public record: Ramsey County parcel 282922220012: last sale 2026-06-04
- lowPhotos show occupied units, so tenant status and leases need to be confirmed. Sitting tenants fall under St. Paul's 3% rent cap. Based on: data: underwriting.rent_rule · AI review
Opportunities
- Long time on market: room to negotiate. Based on: Listing data: 33 days on market, 2 price cuts
- If the basement can be legally licensed, a third rentable unit adds income beyond what our two-unit underwriting counts. Listing says: the basement has a cozy one-bedroom, one-bath unit · AI review
- The price is below the county market value of $288K, and the listing has sat 30 days, so there is room to negotiate. Based on: data: county.market_value · AI review
Questions for the agent
- Is the basement legally permitted as a rental unit? Does it have egress windows and code ceiling height?
- What are the current rents, lease end dates and security deposits for each unit?
- Is there a St. Paul rental license or certificate of occupancy, and when was the last inspection?
- What are the $432 in special assessments for, and does the seller pay them at closing?
- Who pays heat and utilities, and how many furnaces and meters are there?
- What did the seller pay in June 2026, and why are they relisting so soon?
Bottom line
A two-family priced with a third unit in the pitch; verify the basement is legal and rentable before paying for it. AI-assisted summary
What the records say
Where each number comes from
| Property tax / yr Public recordRamsey County record, payable 2026 (non-homestead) | $4,686 |
| Insurance / yr Estimateestimate. from units, square feet and age; get a quote | $2,676 |
| 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 1910: +1 pt capital reserve | 8% / 9% |
Price history Realtor.com
On the market since 2026-03-27 (192 days); down $80,001 (24.6%) from the first ask of $325,000; last sold for $281,000 on 2023-11-30; listed for rent at $1,100/mo on 2023-06-06.
| Date | Event | Price |
|---|---|---|
| Price changed | $244,999 | |
| Listed | $249,999 | |
| Removed | $315,000 | |
| Removed | $319,000 | |
| Price changed | $315,000 | |
| Price changed | $320,000 | |
| Listed | $325,000 | |
| Sold | $281,000 | |
| Removed | — | |
| Listed for rent | $1,100/mo | |
| Sold | $216,000 | |
| Relisted | $219,900 | |
| Removed | $219,900 | |
| Listed | $219,900 | |
| Sold | $75,000 | |
| Relisted | $80,000 | |
| Removed | $80,000 | |
| Relisted | $80,000 | |
| Removed | $80,000 | |
| Removed | $90,000 | |
| Listed | $80,000 | |
| Price changed | $90,000 | |
| Price changed | $110,000 | |
| Listed | $125,000 | |
| Sold public record | $252,350 |
County record Public record
| Recorded as | two family dwelling - up/dwn |
| Living units | 2 |
| Year built | 1910 |
| Market value (2026) | $288,300 |
| Property tax, payable 2026 | $4,686 |
| Special assessments | $432 |
| Homestead | no |
| Last sale | 2026-06-04 |
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 2038 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.