910 Wilson Ave

Duplex · 2 units: 3 bed / 1.5 bath and 2 bed / 1.5 bath unit split estimated · 1,191 sq ft

Saint Paul, MN · Dayton's Bluff · View the listing ↗

52 photos

Photos courtesy of Keller Williams Realty, via Realtor.com.

Asking price: $279,900
Monthly cash flow: −$66
Estimated rent: $3,100/mo
Break-even price: $267,467

Adjust the numbers See the full breakdown

First look

This is a thin-description listing: no rents, no lease status, no utilities, no unit split. The numbers are weak at the ask. Our underwriting shows about -$66/mo cash flow and a 6.1% cap rate, with break-even near $267K versus a $279.9K ask. It has sat 84 days and the seller paid $315K in 2023, so there may be room to negotiate, but a seller who is underwater may not move. At 1,191 sq ft for 5 bed / 3 bath, the units are likely small or oddly laid out, so confirm the layout and that both units are legal. Ask for the rent roll, leases and utility bills first, then walk it only if the price can come down toward break-even.

Things to consider

Price versus numbers At the ask, cash flow is negative and the break-even price is about $12K lower. Negotiate or pass.
Rents are not stated Without a rent roll, our estimates are the only guide. Sitting-tenant rents may be lower and are capped at 3% a year.
Special assessments $4,387 in assessments on the tax bill is a real cost. Find out if they are paid at closing or carried by the buyer.
Layout and legality 5 beds and 3 baths in 1,191 sq ft is tight. Illegal bedrooms would hurt rents and appraisal.
Possible moisture issue A running air mover suggests recent water. Get an inspection of the basement and plumbing.From photo 10
Owner-occupant angle Living in one unit may suit this property better than a pure investment, given the thin numbers.Listing says: “live in one unit and rent 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

doneRoof replaced recently (age not given)Listing says: recently replaced roof and siding
doneSiding replaced recently (age not given)Listing says: recently replaced roof and siding

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: $279,900
Cash to close: $64,377
Price per unit: $139,950
GRM: 7.5

Each month

Cash flow: −$66/mo
Cash-on-cash: −1.2%
Cap rate: 6.1%
DSCR: 0.96×

Break-even

Price that breaks even: $267,467
Rent that breaks even: $3,186/mo

Long run

Year 30: property vs stocks: $1.08M vs $498K
Cash flow turns positive: year 3

Monthly

Monthly breakdown

Rent	$3,100
Vacancy (6%)	−$186
Collected	$2,914
Property tax Estimate	−$541
Insurance Estimate	−$192
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	$1,424
Mortgage (principal + interest)	−$1,490
Cash flow	−$66
Principal paid down (equity, not cash)	$190

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

If you buy this building$1,083,506

Your equity when you sell: $638,628
Rental profits, invested at 7%: $444,879

Same money in stocks$497,960

Cash to close, invested at 7%: $490,054
Monthly shortfalls, invested: $7,906

The building comes out $585,546 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

This propertyStocks at 7%

Year 30 (loan paid off): property $1.08M, stocks $498K. 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–$2,000 · 13 rentals within 1.5 mi

Address	Rent	Bd / Ba	Sq ft	Distance	Listed	Type
880 Wilson Ave, Saint Paul	$1,425	3 / 1	—	0.1 mi	2026-07-21	Apartment
283-289 Bates Ave, Saint Paul	$1,249	3 / 1	900	0.3 mi	2026-04-29	Apartment
1056 3rd St E, Saint Paul	$1,695	3 / 1	925	0.3 mi	2026-08-20	Apartment
1056 3rd St E, Saint Paul	$1,695	3 / 1	925	0.4 mi	2026-09-17	Apartment
1124 Minnehaha Ave E Apt 1, Saint Paul	$1,750	3 / 1	832	0.8 mi	2026-03-25	Apartment
Ross Ave Unit 1090, Saint Paul	$1,910	3 / 1	—	0.9 mi	2026-09-02	Apartment
595 Minnehaha Ave E, Saint Paul	$1,155	3 / 1	830	0.9 mi	2025-01-03	Apartment
586 Reaney Ave E Unit 586U2, Saint Paul	$1,614	3 / 1	1,100	1.0 mi	2023-06-04	Apartment
691 Bedford St Unit A, Saint Paul	$2,052	3 / 1	1,050	1.0 mi	2025-09-24	Apartment
300 Broadway St, Saint Paul	$1,900	3 / 1.5	2,100	1.1 mi	2025-04-03	Apartment

2 bed estimate $1,325/mo · range $1,175–$1,375 · 7 rentals within 0.5 mi

Address	Rent	Bd / Ba	Sq ft	Distance	Listed	Type
207 N Maple St, Saint Paul	$1,150	2 / 1	600	0.1 mi	2026-03-12	Apartment
948 Euclid St Unit 1, Saint Paul	$1,400	2 / 1	972	0.1 mi	2026-09-23	Apartment
1000 McLean Ave, Saint Paul	$1,299	2 / 1	734	0.3 mi	2026-07-14	Apartment
283-289 Bates Ave, Saint Paul	$1,124	2 / 1	711	0.3 mi	2026-04-29	Apartment
701 E 3rd St, Saint Paul	$1,099	2 / 1	880	0.4 mi	2024-04-15	Apartment
1034 Suburban Ave E Unit 307, Saint Paul	$1,270	2 / 1	620	0.4 mi	2026-05-02	Apartment
1034 Suburban Ave E Unit 301, Saint Paul	$1,270	2 / 1	620	0.4 mi	2026-05-02	Apartment

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

highSqft looks too small for 5 bed / 3 bath across two units. Rooms are likely tiny, or some bedrooms or baths are not legal. Based on: data: listing.sqft · 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 332922320077: homestead=Y
medium$4,387 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 332922320077: special assessments (payable 2026) = $4,386.76
mediumBuilt 1874, so expect old systems behind the cosmetic updates. Wiring, plumbing and foundation are unknown. Based on: data: listing.year_built · AI review
medium84 days on market. Ask why, and what offers or inspections have fallen through. Based on: data: listing.days_on_market · AI review
mediumNo St. Paul rental license on file. Confirm the duplex can be legally rented as two units. Based on: data: city.rental_license · AI review
lowThe seller paid $315K in 2023, above the current ask. Expect resistance to cuts. Based on: data: county.last_sale_price · AI review

Opportunities

Owner-occupy one unit and rent the other, which can improve the financing and the cash flow. Listing says: live in one unit and rent the other · AI review
Large paved off-street parking area, uncommon in this part of St. Paul and a plus for tenants. Based on: photo 6 · AI review
New roof and siding reduce near-term capital spending if confirmed with permits. Listing says: recently replaced roof and siding · AI review

Questions for the agent

What are the current rents, lease end dates and security deposits for each unit?
Which utilities does the owner pay, and are there separate meters and furnaces?
What are the $4,387 special assessments for, and does the seller pay them at closing?
What is the unit layout, and are all 5 bedrooms legal with egress?
When were the roof and siding replaced, and were permits pulled?
Why has it been on the market 84 days, and has the price changed?

Bottom line

Cosmetically refreshed old duplex that loses money at the ask, so only worth a showing if the price can drop toward $267K and the layout holds up. 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. $309,600 market value × 2.10% (median for non-homestead duplexes/triplexes in the city).	$6,494
Insurance / yr Estimateestimate. from units, square feet and age; get a quote	$2,308
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 1874: +1 pt capital reserve	8% / 9%

Price history Realtor.com

On the market since 2026-07-10 (87 days); down $20,000 (6.7%) from the first ask of $299,900; last sold for $315,000 on 2023-05-10; listed for rent at $699/mo on 2017-05-02.

Date	Event	Price
2026-09-06	Price changed	$279,900
2026-07-10	Listed	$299,900
2023-05-10	Sold public record	$315,000
2023-04-28	Sold	$315,000
2023-03-06	Removed	—
2023-02-24	Listed	$275,000
2021-03-18	Removed	$229,900
2019-01-18	Sold	$214,900
2018-12-19	Removed	—
2018-11-12	Listed	$214,900
2017-05-11	Rental removed	$699/mo
2017-05-02	Rent changed	$699/mo
2017-04-06	Listed for rent	$750/mo
2012-07-26	Removed	$38,000
2012-03-16	Removed	$209,000
2009-01-28	Removed	$229,900
2008-09-23	Listed	$229,900
2008-03-24	Listed	$38,000
2007-05-18	Listed	$209,000
2006-10-24	Sold public record	$229,500
1999-10-01	Sold public record	$65,000
1999-04-28	Sold public record	$65,000

County record Public record

Recorded as	two family dwelling - up/dwn
Living units	2
Year built	1874
Market value (2026)	$309,600
Property tax, payable 2026	$5,395
Special assessments	$4,387
Homestead	yes
Last sale	2023-04-25 · $315,000

Source: Ramsey County parcel records.

City rental certificate (CofO)

No record in St. Paul Certificate of Occupancy – Residential (dataset last updated mid-2025).

Nearest highway

I 94;US 10;US 61, about 201 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.