Dayton's Bluff

Neighborhood profile

Listings we track

19

Median price per unit

$148K

Typical cash flow

−$281

median per month, 20% down

Crime, last 12 months

52 per 1,000

970 incidents · −6% vs. prior year

Renter households

44%

Median gross rent

$1,329

all unit sizes

Median household income

$70K

Rent rules

3% cap

Rent stabilization; buildings first occupied after 2004 exempt

St. Paul police incidents, excluding proactive visits and community events. Per-resident rates use 2020 Census population. Census figures: ACS 2020–2024 5-year, combining 5 tract(s) centered in this planning district; medians are household-weighted averages of tract medians.

Map

Top picks

Ranked on real rent estimates (nearby comparable rentals or our own research). Listings with a serious red flag are under Proceed with caution instead, however good the numbers look.

Duplex

+$110/mo cash flow

Cash flows · cap 6.9% · 20% down

$265,000

2 units5 bd3 ba2,304 sqft

833 3rd St E, Saint Paul

Dayton's Bluff

Rents: 8 rentals within 0.75 mi

Duplex

−$162/mo cash flow

Close · cap 5.7% · 20% down

$264,900

2 units4 bd2 ba2,093 sqft

1237 5th St E, Saint Paul

Dayton's Bluff

Rents: 24 rentals within 1.5 mi

Duplex

−$475/mo cash flow

Overpriced · cap 4.7% · 20% down

$339,900

2 units5 bd3 ba3,000 sqft

1149 Minnehaha Ave E, Saint Paul

Dayton's Bluff

Rents: 6 rentals within 0.75 mi

Ways to slice it

All listings

19 listings. Filter by price or units, or switch the down payment.

1. 1204 E 7th St

   $469,000 · 4 units
   Cash flows
   Cash flow $505/mo Cap 7.7% Break-even price $564K Yr 30 vs stocks 3.36× Positive in yr 1

   Numbers look good at asking on paper, but with no rents stated and a nine-year-old remodel, verify income and permits before getting excited.

   No rents, occupancy or lease terms given; income is unverified

2. 833 3rd St E

   $265,000 · 2 units
   Cash flows
   Cash flow $110/mo Cap 6.9% Break-even price $286K Yr 30 vs stocks 2.78× Positive in yr 1

   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.

3. 1237 5th St E

   $264,900 · 2 units
   Close
   Cash flow −$162/mo Cap 5.7% Break-even price $234K Yr 30 vs stocks 1.81× Positive in yr 6

   Vacant, cosmetically refreshed duplex that loses money at asking after 200 days, so negotiate hard and verify heat, licensing and the unit split.

4. 1199 Ross Ave

   $270,000 · 3 units
   Cash flows
   Cash flow $375/mo Cap 8.1% Break-even price $340K Yr 30 vs stocks 3.61× Positive in yr 1

   The numbers look good on paper, but with no rents, no license on file and tired interiors, it only works if the rent roll checks out.

   No actual rents or lease terms given, so the cash flow figure rests on our estimates

5. 758 Reaney Ave

   $650,000 · 4 units
   Close
   Cash flow −$281/mo Cap 5.9% Break-even price $597K Yr 30 vs stocks 2.02× Positive in yr 5

   Remodeled vacant 3-bed 4-plex that loses money at $650K, so it only works at a price near or below about $597K, once the remodel is verified.

   Asking price is far above the county value and the 2017 sale price

6. 1195 Bush Ave

   $420,000 · 2 units
   Close
   Cash flow −$146/mo Cap 6.0% Break-even price $393K Yr 30 vs stocks 2.15× Positive in yr 4

   Clean new-build duplex, but at $420K it loses money as a rental, so it works only as an owner-occupant buy or with a real price cut.

   Priced above what rents support: negative cash flow at asking

7. 910 Wilson Ave

   $279,900 · 2 units
   Close
   Cash flow −$66/mo Cap 6.1% Break-even price $267K Yr 30 vs stocks 2.18× Positive in yr 3

   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.

   Sqft looks too small for 5 bed / 3 bath across two units. Rooms are likely tiny, or some bedrooms or baths are not legal.

8. 701 4th St E

   $295,000 · 2 units
   Cash flows
   Cash flow $190/mo Cap 7.2% Break-even price $331K Yr 30 vs stocks 3.00× Positive in yr 1

   Big, solid-looking duplex that cash flows modestly at $295K, but it needs proven rents and a repair budget.

   Unusual ownership (land trust, ground lease or co-op): resale price limits or lease terms can cap your upside.

9. 1149 Minnehaha Ave E

   $339,900 · 2 units
   Overpriced
   Cash flow −$475/mo Cap 4.7% Break-even price $251K Yr 30 vs stocks 1.12× Positive in yr 14

   Nice-looking, well-kept duplex, but at $339,900 it loses about $475 a month as a rental and only works as an owner-occupant buy or at a much lower price.

10. 690 Conway St

    $265,000 · 2 units
    Overpriced
    Cash flow −$324/mo Cap 4.9% Break-even price $204K Yr 30 vs stocks 1.24× Positive in yr 12

    Tidy but dated duplex with no rent data and a negative cash flow at ask; it only works near $205K.

    Ask is far above the break-even price from our underwriting, so the deal is negative at ask.

11. 362 Maria Ave

    $320,000 · 2 units
    Overpriced
    Cash flow −$407/mo Cap 4.9% Break-even price $244K Yr 30 vs stocks 1.23× Positive in yr 12

    A cosmetically updated 1884 duplex that loses money at $320K; it only works if rents beat our estimate or the price drops toward $244K.

    Price is well above the 2023 sale and above our break-even; cash flow is negative at ask.

12. 692 4th St E

    $290,000 · 2 units
    Close
    Cash flow −$252/mo Cap 5.3% Break-even price $243K Yr 30 vs stocks 1.57× Positive in yr 8

    The numbers don't work at $290K; unless the rents are well above our estimates, this needs a price near $243K or less.

    Unusual ownership (land trust, ground lease or co-op): resale price limits or lease terms can cap your upside.

13. 1047 5th St E

    $289,900 · 2 units
    Overpriced
    Cash flow −$467/mo Cap 4.5% Break-even price $202K Yr 30 vs stocks 0.99× Positive in yr 16

    Updated exterior and a nice main-floor kitchen, but at $289,900 the rents can't carry it, so only pursue it as a house-hack or at a much lower price.

    No rents, leases or occupancy given. The upper unit is barely described, so income is unverified.

14. 1052 Ross Ave

    $274,500 · 4 units
    Close
    Cash flow −$160/mo Cap 5.7% Break-even price $244K Yr 30 vs stocks 1.74× Positive in yr 6

    A vacant, distressed 4-plex with a city vacant-building order and $11.5K in assessments; only worth pursuing at a big discount once the city's compliance scope is known.

    On the city's Vacant Building registry (Category 2). In St. Paul, Categories 2 and 3 can't be sold or occupied without city approval and a code-compliance plan.

15. 1235 Minnehaha Ave E

    $364,900 · 2 units
    Overpriced
    Cash flow −$596/mo Cap 4.4% Break-even price $253K Yr 30 vs stocks 0.97× Positive in yr 16

    Nicely finished duplex, but at $364,900 it loses about $600 a month, so it only works at a much lower price or as an owner-occupant buy.

    Assessments are large relative to the price and may not be paid by the seller at closing.

16. 721 Wilson Ave

    $599,000 · 2 units
    Overpriced
    Cash flow −$778/mo Cap 4.8% Break-even price $453K Yr 30 vs stocks 1.30× Positive in yr 11

    Nice new build, but $599K against roughly $3,700 a month in estimated rent doesn't work; it needs a price near $453K.

    Listing was posted as under construction; completion and certificate of occupancy are unconfirmed

17. 892 4th St E

    $329,000 · 2 units
    Overpriced
    Cash flow −$525/mo Cap 4.5% Break-even price $230K Yr 30 vs stocks 1.03× Positive in yr 15

    Nicely rebuilt on paper, but at $329K it loses money every month and the vacant-building status needs to be cleared before anything else.

    On the city's Vacant Building registry (Category 1). In St. Paul, Categories 2 and 3 can't be sold or occupied without city approval and a code-compliance plan.

18. 682 4th St E

    $345,000 · 2 units
    Overpriced
    Cash flow −$535/mo Cap 4.5% Break-even price $245K Yr 30 vs stocks 1.06× Positive in yr 15

    At $345K this loses about $535 a month on our numbers; it only works near $245K or with rents far above what we estimate.

    Unusual ownership (land trust, ground lease or co-op): resale price limits or lease terms can cap your upside.

19. 659 Conway St

    $345,000 · 2 units
    Overpriced
    Cash flow −$722/mo Cap 3.9% Break-even price $209K Yr 30 vs stocks 0.76× Positive in yr 22

    Charming but dated 1880 duplex priced about $135K above where the numbers work, so only worth pursuing at a deep discount.

    Unusual ownership (land trust, ground lease or co-op): resale price limits or lease terms can cap your upside.

Monthly cash flow

What's changing

Nothing curated for this planning district yet.