899 Parkview Ave
Duplex · 2 units: 3 bed / 2 bath and 2 bed / 2 bath unit split estimated · 3,080 sq ft
Saint Paul, MN · Como Park · View the listing ↗
Photos, via Realtor.com.
- Asking price
- $549,900 2 units · $275K per unit
- Monthly cash flow
- −$1,476 at 20% down, 7%
- Break-even price
- $272,566 where cash flow hits $0
First look
This is a nice-looking 1941 up/down in Como Park, but the numbers don't work at $549,900. Our estimates put rents around $1,925 and $1,550, and underwriting shows about -$1,476/month with a 3.2% cap rate. It is priced like an owner-occupant home (the listing pitches it as a 5-bed single-family option), not a rental. Tax is $9,788 at the non-homestead rate, which hurts. Check the rental license first, since the city record shows it as pending with an expired date. Get actual rents and lease status. Unless the price drops a lot, I would not spend time on a showing as an investment.
Things to consider
- Price is far above what rents support The break-even price is about $273K versus $549,900 ask, so cash flow is deeply negative at current rates.
- Rent growth is capped for sitting tenants St. Paul limits increases to 3% a year, so you cannot easily raise rents to close the gap.
- Owner-occupant pricing The home is priced as a large single-family or live-in duplex. An investor is competing with end users.Listing says: “Both units together could also be used as an oversized 5 bedroom , 4 bathroom home”
- High non-homestead taxes The investor tax bill is about $9,788 a year, a large share of income from roughly $3,475 a month in rents.
- Separate systems are a plus Separate furnaces, water heaters and panels make tenant-paid utilities simple and reduce owner expenses.Listing says: “*2 furnaces, 2 water heaters, 2 separate electric panels.*”
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
- neededSeller and buyer to split remaining special assessment balanceListing says: Seller and buyer to split remaining assessment balance
- doneNew microwave in first-floor unit by closingListing says: New first floor microwave by closing included with sale
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
- $549,900
- Cash to close
- $71,487
- Price per unit
- $274,950
- GRM
- 13.2
Each month
- Cash flow
- −$2,151/mo
- Cash-on-cash
- −36.1%
- Cap rate
- 3.2%
- DSCR
- 0.40×
Break-even
- Price that breaks even
- $221,475
- Rent that breaks even
- $6,233/mo
Long run
- Year 30: property vs stocks
- $1.25M vs $2.23M
- Cash flow turns positive
- not within 30 years
The deal
- Price
- $549,900
- Cash to close
- $71,487
- Price per unit
- $274,950
- GRM
- 13.2
Each month
- Cash flow
- −$2,445/mo
- Cash-on-cash
- −41.0%
- Cap rate
- 2.5%
- DSCR
- 0.32×
Break-even
- Price that breaks even
- $176,593
- Rent that breaks even
- $6,991/mo
Long run
- Year 30: property vs stocks
- $1.25M vs $2.69M
- Cash flow turns positive
- not within 30 years
The deal
- Price
- $539,900
- Cash to close
- $70,187
- Price per unit
- $269,950
- GRM
- 12.9
Each month
- Cash flow
- −$2,086/mo
- Cash-on-cash
- −35.7%
- Cap rate
- 3.2%
- DSCR
- 0.41×
Break-even
- Price that breaks even
- $221,475
- Rent that breaks even
- $6,149/mo
Long run
- Year 30: property vs stocks
- $1.23M vs $2.15M
- Cash flow turns positive
- not within 30 years
The deal
- Price
- $539,900
- Cash to close
- $70,187
- Price per unit
- $269,950
- GRM
- 12.9
Each month
- Cash flow
- −$2,380/mo
- Cash-on-cash
- −40.7%
- Cap rate
- 2.6%
- DSCR
- 0.33×
Break-even
- Price that breaks even
- $176,593
- Rent that breaks even
- $6,897/mo
Long run
- Year 30: property vs stocks
- $1.23M vs $2.61M
- Cash flow turns positive
- not within 30 years
The deal
- Price
- $549,900
- Cash to close
- $126,477
- Price per unit
- $274,950
- GRM
- 13.2
Each month
- Cash flow
- −$1,476/mo
- Cash-on-cash
- −14.0%
- Cap rate
- 3.2%
- DSCR
- 0.50×
Break-even
- Price that breaks even
- $272,566
- Rent that breaks even
- $5,367/mo
Long run
- Year 30: property vs stocks
- $1.26M vs $2.14M
- Cash flow turns positive
- year 30
The deal
- Price
- $549,900
- Cash to close
- $126,477
- Price per unit
- $274,950
- GRM
- 13.2
Each month
- Cash flow
- −$1,770/mo
- Cash-on-cash
- −16.8%
- Cap rate
- 2.5%
- DSCR
- 0.40×
Break-even
- Price that breaks even
- $217,330
- Rent that breaks even
- $6,020/mo
Long run
- Year 30: property vs stocks
- $1.25M vs $2.60M
- Cash flow turns positive
- not within 30 years
The deal
- Price
- $539,900
- Cash to close
- $124,177
- Price per unit
- $269,950
- GRM
- 12.9
Each month
- Cash flow
- −$1,423/mo
- Cash-on-cash
- −13.8%
- Cap rate
- 3.2%
- DSCR
- 0.50×
Break-even
- Price that breaks even
- $272,566
- Rent that breaks even
- $5,299/mo
Long run
- Year 30: property vs stocks
- $1.23M vs $2.06M
- Cash flow turns positive
- year 29
The deal
- Price
- $539,900
- Cash to close
- $124,177
- Price per unit
- $269,950
- GRM
- 12.9
Each month
- Cash flow
- −$1,717/mo
- Cash-on-cash
- −16.6%
- Cap rate
- 2.6%
- DSCR
- 0.40×
Break-even
- Price that breaks even
- $217,330
- Rent that breaks even
- $5,944/mo
Long run
- Year 30: property vs stocks
- $1.23M vs $2.52M
- Cash flow turns positive
- not within 30 years
The deal
- Price
- $549,900
- Cash to close
- $153,972
- Price per unit
- $274,950
- GRM
- 13.2
Each month
- Cash flow
- −$1,293/mo
- Cash-on-cash
- −10.1%
- Cap rate
- 3.2%
- DSCR
- 0.53×
Break-even
- Price that breaks even
- $290,737
- Rent that breaks even
- $5,133/mo
Long run
- Year 30: property vs stocks
- $1.26M vs $2.15M
- Cash flow turns positive
- year 27
The deal
- Price
- $549,900
- Cash to close
- $153,972
- Price per unit
- $274,950
- GRM
- 13.2
Each month
- Cash flow
- −$1,587/mo
- Cash-on-cash
- −12.4%
- Cap rate
- 2.5%
- DSCR
- 0.42×
Break-even
- Price that breaks even
- $231,819
- Rent that breaks even
- $5,757/mo
Long run
- Year 30: property vs stocks
- $1.25M vs $2.60M
- Cash flow turns positive
- not within 30 years
The deal
- Price
- $539,900
- Cash to close
- $151,172
- Price per unit
- $269,950
- GRM
- 12.9
Each month
- Cash flow
- −$1,243/mo
- Cash-on-cash
- −9.9%
- Cap rate
- 3.2%
- DSCR
- 0.54×
Break-even
- Price that breaks even
- $290,737
- Rent that breaks even
- $5,069/mo
Long run
- Year 30: property vs stocks
- $1.24M vs $2.07M
- Cash flow turns positive
- year 26
The deal
- Price
- $539,900
- Cash to close
- $151,172
- Price per unit
- $269,950
- GRM
- 12.9
Each month
- Cash flow
- −$1,537/mo
- Cash-on-cash
- −12.2%
- Cap rate
- 2.6%
- DSCR
- 0.43×
Break-even
- Price that breaks even
- $231,819
- Rent that breaks even
- $5,686/mo
Long run
- Year 30: property vs stocks
- $1.23M vs $2.52M
- Cash flow turns positive
- not within 30 years
Monthly
Monthly breakdown
| Rent | $3,475 |
| Vacancy (6%) | −$208 |
| Collected | $3,266 |
| Property tax Public record | −$816 |
| Insurance Estimate | −$214 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$278 |
| Capital reserve (8% of rent) | −$278 |
| Net operating income | $1,451 |
| Mortgage (principal + interest) | −$3,293 |
| PMI | −$309 |
| Cash flow | −$2,151 |
| Principal paid down (equity, not cash) | $419 |
| Rent | $3,475 |
| Vacancy (6%) | −$208 |
| Collected | $3,266 |
| Property tax Public record | −$816 |
| Insurance Estimate | −$214 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$278 |
| Capital reserve (8% of rent) | −$278 |
| Property management | −$294 |
| Net operating income | $1,157 |
| Mortgage (principal + interest) | −$3,293 |
| PMI | −$309 |
| Cash flow | −$2,445 |
| Principal paid down (equity, not cash) | $419 |
| Rent | $3,475 |
| Vacancy (6%) | −$208 |
| Collected | $3,266 |
| Property tax Public record | −$816 |
| Insurance Estimate | −$214 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$278 |
| Capital reserve (8% of rent) | −$278 |
| Net operating income | $1,451 |
| Mortgage (principal + interest) | −$3,233 |
| PMI | −$304 |
| Cash flow | −$2,086 |
| Principal paid down (equity, not cash) | $411 |
| Rent | $3,475 |
| Vacancy (6%) | −$208 |
| Collected | $3,266 |
| Property tax Public record | −$816 |
| Insurance Estimate | −$214 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$278 |
| Capital reserve (8% of rent) | −$278 |
| Property management | −$294 |
| Net operating income | $1,157 |
| Mortgage (principal + interest) | −$3,233 |
| PMI | −$304 |
| Cash flow | −$2,380 |
| Principal paid down (equity, not cash) | $411 |
| Rent | $3,475 |
| Vacancy (6%) | −$208 |
| Collected | $3,266 |
| Property tax Public record | −$816 |
| Insurance Estimate | −$214 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$278 |
| Capital reserve (8% of rent) | −$278 |
| Net operating income | $1,451 |
| Mortgage (principal + interest) | −$2,927 |
| Cash flow | −$1,476 |
| Principal paid down (equity, not cash) | $372 |
| Rent | $3,475 |
| Vacancy (6%) | −$208 |
| Collected | $3,266 |
| Property tax Public record | −$816 |
| Insurance Estimate | −$214 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$278 |
| Capital reserve (8% of rent) | −$278 |
| Property management | −$294 |
| Net operating income | $1,157 |
| Mortgage (principal + interest) | −$2,927 |
| Cash flow | −$1,770 |
| Principal paid down (equity, not cash) | $372 |
| Rent | $3,475 |
| Vacancy (6%) | −$208 |
| Collected | $3,266 |
| Property tax Public record | −$816 |
| Insurance Estimate | −$214 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$278 |
| Capital reserve (8% of rent) | −$278 |
| Net operating income | $1,451 |
| Mortgage (principal + interest) | −$2,874 |
| Cash flow | −$1,423 |
| Principal paid down (equity, not cash) | $366 |
| Rent | $3,475 |
| Vacancy (6%) | −$208 |
| Collected | $3,266 |
| Property tax Public record | −$816 |
| Insurance Estimate | −$214 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$278 |
| Capital reserve (8% of rent) | −$278 |
| Property management | −$294 |
| Net operating income | $1,157 |
| Mortgage (principal + interest) | −$2,874 |
| Cash flow | −$1,717 |
| Principal paid down (equity, not cash) | $366 |
| Rent | $3,475 |
| Vacancy (6%) | −$208 |
| Collected | $3,266 |
| Property tax Public record | −$816 |
| Insurance Estimate | −$214 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$278 |
| Capital reserve (8% of rent) | −$278 |
| Net operating income | $1,451 |
| Mortgage (principal + interest) | −$2,744 |
| Cash flow | −$1,293 |
| Principal paid down (equity, not cash) | $349 |
| Rent | $3,475 |
| Vacancy (6%) | −$208 |
| Collected | $3,266 |
| Property tax Public record | −$816 |
| Insurance Estimate | −$214 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$278 |
| Capital reserve (8% of rent) | −$278 |
| Property management | −$294 |
| Net operating income | $1,157 |
| Mortgage (principal + interest) | −$2,744 |
| Cash flow | −$1,587 |
| Principal paid down (equity, not cash) | $349 |
| Rent | $3,475 |
| Vacancy (6%) | −$208 |
| Collected | $3,266 |
| Property tax Public record | −$816 |
| Insurance Estimate | −$214 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$278 |
| Capital reserve (8% of rent) | −$278 |
| Net operating income | $1,451 |
| Mortgage (principal + interest) | −$2,694 |
| Cash flow | −$1,243 |
| Principal paid down (equity, not cash) | $343 |
| Rent | $3,475 |
| Vacancy (6%) | −$208 |
| Collected | $3,266 |
| Property tax Public record | −$816 |
| Insurance Estimate | −$214 |
| Water, sewer, trash Estimate | −$170 |
| Lawn care ($120 × 6 mo ÷ 12) | −$60 |
| Repairs (8% of rent) | −$278 |
| Capital reserve (8% of rent) | −$278 |
| Property management | −$294 |
| Net operating income | $1,157 |
| Mortgage (principal + interest) | −$2,694 |
| Cash flow | −$1,537 |
| Principal paid down (equity, not cash) | $343 |
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
- $1,254,667
- Rental profits, invested at 7%
- $0
Sells for $1,334,752 (value up 3% a year), minus 6% selling cost ($80,085). Rent paid down $494,910 of loan.
$0 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $544,177
- Monthly shortfalls, invested
- $1,687,460
$71,487 put into an index fund instead of the down payment and closing costs.
$433,169 you'd have paid in while the building lost money, invested instead.
Stocks come out $976,971 ahead after 30 years.
- Your equity when you sell
- $1,254,667
- Rental profits, invested at 7%
- $0
Sells for $1,334,752 (value up 3% a year), minus 6% selling cost ($80,085). Rent paid down $494,910 of loan.
$0 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $544,177
- Monthly shortfalls, invested
- $2,144,753
$71,487 put into an index fund instead of the down payment and closing costs.
$601,006 you'd have paid in while the building lost money, invested instead.
Stocks come out $1,434,264 ahead after 30 years.
- Your equity when you sell
- $1,231,850
- Rental profits, invested at 7%
- $0
Sells for $1,310,479 (value up 3% a year), minus 6% selling cost ($78,629). Rent paid down $485,910 of loan.
$0 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $534,281
- Monthly shortfalls, invested
- $1,617,847
$70,187 put into an index fund instead of the down payment and closing costs.
$411,343 you'd have paid in while the building lost money, invested instead.
Stocks come out $920,279 ahead after 30 years.
- Your equity when you sell
- $1,231,850
- Rental profits, invested at 7%
- $0
Sells for $1,310,479 (value up 3% a year), minus 6% selling cost ($78,629). Rent paid down $485,910 of loan.
$0 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $534,281
- Monthly shortfalls, invested
- $2,075,140
$70,187 put into an index fund instead of the down payment and closing costs.
$579,180 you'd have paid in while the building lost money, invested instead.
Stocks come out $1,377,572 ahead after 30 years.
- Your equity when you sell
- $1,254,667
- Rental profits, invested at 7%
- $531
Sells for $1,334,752 (value up 3% a year), minus 6% selling cost ($80,085). Rent paid down $439,920 of loan.
$531 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $962,775
- Monthly shortfalls, invested
- $1,177,583
$126,477 put into an index fund instead of the down payment and closing costs.
$287,147 you'd have paid in while the building lost money, invested instead.
Stocks come out $885,160 ahead after 30 years.
- Your equity when you sell
- $1,254,667
- Rental profits, invested at 7%
- $0
Sells for $1,334,752 (value up 3% a year), minus 6% selling cost ($80,085). Rent paid down $439,920 of loan.
$0 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $962,775
- Monthly shortfalls, invested
- $1,634,345
$126,477 put into an index fund instead of the down payment and closing costs.
$454,453 you'd have paid in while the building lost money, invested instead.
Stocks come out $1,342,453 ahead after 30 years.
- Your equity when you sell
- $1,231,850
- Rental profits, invested at 7%
- $1,516
Sells for $1,310,479 (value up 3% a year), minus 6% selling cost ($78,629). Rent paid down $431,920 of loan.
$1,494 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $945,267
- Monthly shortfalls, invested
- $1,118,237
$124,177 put into an index fund instead of the down payment and closing costs.
$268,948 you'd have paid in while the building lost money, invested instead.
Stocks come out $830,137 ahead after 30 years.
- Your equity when you sell
- $1,231,850
- Rental profits, invested at 7%
- $0
Sells for $1,310,479 (value up 3% a year), minus 6% selling cost ($78,629). Rent paid down $431,920 of loan.
$0 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $945,267
- Monthly shortfalls, invested
- $1,574,014
$124,177 put into an index fund instead of the down payment and closing costs.
$435,292 you'd have paid in while the building lost money, invested instead.
Stocks come out $1,287,431 ahead after 30 years.
- Your equity when you sell
- $1,254,667
- Rental profits, invested at 7%
- $6,239
Sells for $1,334,752 (value up 3% a year), minus 6% selling cost ($80,085). Rent paid down $412,425 of loan.
$5,901 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $1,172,074
- Monthly shortfalls, invested
- $975,940
$153,972 put into an index fund instead of the down payment and closing costs.
$226,663 you'd have paid in while the building lost money, invested instead.
Stocks come out $887,109 ahead after 30 years.
- Your equity when you sell
- $1,254,667
- Rental profits, invested at 7%
- $0
Sells for $1,334,752 (value up 3% a year), minus 6% selling cost ($80,085). Rent paid down $412,425 of loan.
$0 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $1,172,074
- Monthly shortfalls, invested
- $1,426,994
$153,972 put into an index fund instead of the down payment and closing costs.
$388,600 you'd have paid in while the building lost money, invested instead.
Stocks come out $1,344,401 ahead after 30 years.
- Your equity when you sell
- $1,231,850
- Rental profits, invested at 7%
- $8,961
Sells for $1,310,479 (value up 3% a year), minus 6% selling cost ($78,629). Rent paid down $404,925 of loan.
$8,344 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $1,150,760
- Monthly shortfalls, invested
- $922,102
$151,172 put into an index fund instead of the down payment and closing costs.
$211,143 you'd have paid in while the building lost money, invested instead.
Stocks come out $832,050 ahead after 30 years.
- Your equity when you sell
- $1,231,850
- Rental profits, invested at 7%
- $0
Sells for $1,310,479 (value up 3% a year), minus 6% selling cost ($78,629). Rent paid down $404,925 of loan.
$0 of cash flow over 30 years, plus what it earned invested.
- Cash to close, invested at 7%
- $1,150,760
- Monthly shortfalls, invested
- $1,370,434
$151,172 put into an index fund instead of the down payment and closing costs.
$370,637 you'd have paid in while the building lost money, invested instead.
Stocks come out $1,289,343 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 $1.25M, stocks $2.23M. Stocks win.
Year 30 (loan paid off): property $1.25M, stocks $2.69M. Stocks win.
Year 30 (loan paid off): property $1.23M, stocks $2.15M. Stocks win.
Year 30 (loan paid off): property $1.23M, stocks $2.61M. Stocks win.
Year 30 (loan paid off): property $1.26M, stocks $2.14M. Stocks win.
Year 30 (loan paid off): property $1.25M, stocks $2.60M. Stocks win.
Year 30 (loan paid off): property $1.23M, stocks $2.06M. Stocks win.
Year 30 (loan paid off): property $1.23M, stocks $2.52M. Stocks win.
Year 30 (loan paid off): property $1.26M, stocks $2.15M. Stocks win.
Year 30 (loan paid off): property $1.25M, stocks $2.60M. Stocks win.
Year 30 (loan paid off): property $1.24M, stocks $2.07M. Stocks win.
Year 30 (loan paid off): property $1.23M, stocks $2.52M. 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.
3 bed estimate $1,925/mo · range $1,725–$2,150 · 8 rentals within 3 mi
| Address | Rent | Bd / Ba | Distance |
|---|---|---|---|
| 1223 1/2 Rose Vista Ct, Roseville | $2,046 | 3 / 2 | 0.9 mi |
| 1667 Snelling Ave N, Falcon Heights | $1,634 | 3 / 2 | 1.6 mi |
| 1296/1298 Lafond Ave, Saint Paul | $1,395 | 3 / 2 | 1.8 mi |
| 653 Galtier St, Saint Paul | $1,750 | 3 / 1.5 | 2.0 mi |
| 1305 University Ave W, Saint Paul | $1,600 | 3 / 2 | 2.1 mi |
| 155 Capitol Vw, Roseville | $1,878 | 3 / 1.5 | 2.3 mi |
| 913 Ashland Ave, Saint Paul | $2,000 | 3 / 2 | 2.7 mi |
| 2755 Lexington Ave N, Roseville | $2,170 | 3 / 2.5 | 2.9 mi |
2 bed estimate $1,550/mo · range $1,300–$1,900 · 20 rentals within 1.5 mi
| Address | Rent | Bd / Ba | Distance |
|---|---|---|---|
| 837 Como Ave, Saint Paul | $1,210 | 2 / 1 | 0.6 mi |
| 635 Maryland Ave W, Saint Paul | $1,399 | 2 / 2 | 0.7 mi |
| 805 Como Ave, Saint Paul | $1,199 | 2 / 1 | 0.7 mi |
| 636 Larpenteur Ave W, Saint Paul | $1,250 | 2 / 1 | 0.8 mi |
| 761 Como Ave, Saint Paul | $1,369 | 2 / 1 | 0.8 mi |
| 1270 Larpenteur Ave W, Saint Paul | $1,846 | 2 / 1 | 0.9 mi |
| 1260 Larpenteur Ave W Apt 205, Saint Paul | $1,798 | 2 / 1 | 0.9 mi |
| 1223 1/2 Rose Vista Ct, Roseville | $1,615 | 2 / 1 | 0.9 mi |
| 1180 Cushing Cir, Saint Paul | $1,780 | 2 / 2 | 1.0 mi |
| 390 Cottage Ave W, Saint Paul | $1,280 | 2 / 1 | 1.1 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
- mediumAsking is $277,334 above the price where cash flow breaks even ($272,566) at the default scenario. Based on: Derived: price $549,900 vs. break-even $272,566
- mediumRental license is pending and the listed expiry date has passed. Confirm the property can legally be rented. Based on: data: city.rental_license · AI review
- mediumListing is marketed as owner-occupant style and gives no rents or lease info. Income is unproven. Listing says: Both units together could also be used as an oversized 5 bedroom , 4 bathroom home · AI review
- mediumNon-homestead tax of $9,788 is a big drag on income at this price. Based on: data: county.tax · AI review
- mediumPrice is well above county market value ($464K) and the 2019 sale ($420K). Based on: data: county.market_value · AI review
- low$432 in special assessments on the payable 2026 tax bill (often street, sewer or code-enforcement charges). Ask what they're for, whether they continue, and whether the seller pays them off at closing. Public record: Ramsey County parcel 232923310024: special assessments (payable 2026) = $432.50
Opportunities
- Strong location near Como Lake and the zoo supports tenant demand and resale. Listing says: Located prime on one of the most high demand blocks in Como area / District 10. · AI review
- Separate furnaces, water heaters and electric panels mean tenants can pay their own utilities and units are independent. Listing says: *2 furnaces, 2 water heaters, 2 separate electric panels.* · AI review
- Finished basement and attic could add usable space, but only if legal for rent. Listing says: Full size walk up attic. · AI review
Questions for the agent
- Is the property currently rented? What are the rents, lease end dates and deposits?
- What is the status of the rental license, and does it cover 2 units?
- What are the special assessments for, and how much remains after the split?
- Who pays gas and electric, and what are the typical bills?
- Why is it priced at $549,900 when county value is $464,300?
- Are the basement and attic finished with permits and egress?
Bottom line
Lovely, well-kept duplex in a great spot, but at $549,900 it loses money every month as a rental. AI-assisted summary
What the records say
Where each number comes from
| Property tax / yr Public recordRamsey County record, payable 2026 (non-homestead) | $9,788 |
| Insurance / yr Estimateestimate. from units, square feet and age; get a quote | $2,570 |
| 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 2026-09-07 (28 days); last sold for $420,000 on 2019-05-10.
| Date | Event | Price |
|---|---|---|
| Listed | $549,900 | |
| Removed | $395,000 | |
| Sold | $420,000 | |
| Relisted | $400,000 | |
| Removed | $400,000 | |
| Listed | $400,000 | |
| Removed | $395,000 | |
| Relisted | $395,000 | |
| Removed | $395,000 | |
| Listed | $395,000 | |
| Sold public record | $389,000 |
County record Public record
| Recorded as | two family dwelling - up/dwn |
| Living units | 2 |
| Year built | 1941 |
| Market value (2026) | $464,300 |
| Property tax, payable 2026 | $9,788 |
| Special assessments | $432 |
| Homestead | no |
| Last sale | 2019-05-10 · $420,000 |
Source: Ramsey County parcel records.
City rental certificate (CofO)
Residential 2 Units: 2 unit(s), A, status pending, renews 2025-11-27.
Nearest highway
MN 36, about 2916 m away.
Crime in Como Park
434 incidents in the last 12 months (27 per 1,000 residents), −8% vs. the year before. St. Paul police incidents, excluding proactive visits and community events.