Frogtown

Neighborhood profile

Listings we track

16

Median price per unit

$138K

Typical cash flow

−$20

median per month, 20% down

Crime, last 12 months

53 per 1,000

824 incidents · −26% vs. prior year

Renter households

51%

Median gross rent

$1,199

all unit sizes

Median household income

$58K

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

+$372/mo cash flow

Cash flows · cap 8.2% · 20% down

$239,900

2 units4 bd2 ba1,538 sqft

169 Sherburne Ave, Saint Paul

Frogtown

Rents: RentCast comps

Duplex

+$6/mo cash flow

Cash flows · cap 6.4% · 20% down

$235,000

2 units5 bd2 ba2,373 sqft

658 Edmund Ave, Saint Paul

Frogtown

Rents: 8 rentals within 0.75 mi

Duplex

+$5/mo cash flow

Cash flows · cap 6.4% · 20% down

$270,000

2 units4 bd2 ba2,904 sqft

684 Virginia St, Saint Paul

Frogtown

Rents: 6 rentals within 0.75 mi

Duplex

−$306/mo cash flow

Close · cap 5.4% · 20% down

$359,500

2 units5 bd2 ba2,026 sqft

597 Virginia St, Saint Paul

Frogtown

Rents: 6 rentals within 1.5 mi

Duplex

−$581/mo cash flow

Overpriced · cap 4.2% · 20% down

$324,900

2 units4 bd2 ba2,004 sqft

968 Sherburne Ave, Saint Paul

Frogtown

Rents: 9 rentals within 0.75 mi

Ways to slice it

All listings

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

1. 169 Sherburne Ave

   $239,900 · 2 units
   Cash flows
   Cash flow $372/mo Cap 8.2% Break-even price $310K Yr 30 vs stocks 3.82× Positive in yr 1

   Numbers work on paper at about 8% cap, but there are no stated rents and an 1874 building, so verify rents, systems and the assessments before getting excited.

2. 658 Edmund Ave

   $235,000 · 2 units
   Cash flows
   Cash flow $6/mo Cap 6.4% Break-even price $236K Yr 30 vs stocks 2.39× Positive in yr 1

   Numbers are break-even at $235K; the real questions are heat, leaks, assessments and the pending rental license.

3. 684 Virginia St

   $270,000 · 2 units
   Cash flows
   Cash flow $5/mo Cap 6.4% Break-even price $271K Yr 30 vs stocks 2.44× Positive in yr 1

   A plain 2x2 duplex that only works if actual rents match our estimate, and the price should come down given 143 days on market.

4. 686 Virginia St

   $596,600 · 4 units
   Cash flows
   Cash flow $366/mo Cap 7.1% Break-even price $665K Yr 30 vs stocks 2.97× Positive in yr 1

   A plain 4-plex that pencils at about 7.1% at ask on estimated rents, but with no rents, no mix and no expenses given, don't offer until you see the books.

   Listing gives no rents, leases or occupancy, so income is unverified.

5. 525 Galtier St

   $275,000 · 2 units
   Cash flows
   Cash flow $36/mo Cap 6.5% Break-even price $282K Yr 30 vs stocks 2.55× Positive in yr 1

   A dated Frogtown duplex with no rent data that roughly breaks even at $275K, so it only works if the rents are real.

   Rental license shows Pending and an expired date. Confirm it is current and that the unit count is legal.

6. 529 Galtier St

   $275,000 · 2 units
   Close
   Cash flow −$1/mo Cap 6.4% Break-even price $275K Yr 30 vs stocks 2.43× Positive in yr 2

   Roughly break-even at the ask on estimated rents, with no margin for error; it only works if the actual rent roll and utility bills hold up, and a lower price would help.

   No rents, lease terms or expense history given; income can't be verified

7. 274 Lafond Ave

   $450,000 · 2 units
   Close
   Cash flow −$38/mo Cap 6.3% Break-even price $443K Yr 30 vs stocks 2.42× Positive in yr 2

   Nice newer duplex, but at $450K it roughly breaks even, about $7K above break-even, so it works with a small price cut.

   Asking price is far above what the rents support; underwriting shows negative cash flow at ask

8. 813 Minnehaha Ave W

   $182,500 · 2 units
   Close
   Cash flow −$74/mo Cap 5.9% Break-even price $169K Yr 30 vs stocks 1.95× Positive in yr 5

   A gut-rehab-level up/down that loses money at the asking price, so it only pencils if you buy under about $168K and have a firm repair budget.

   Cash or hard money only limits financing and the buyer pool, and the rehab is unscoped.

9. 597 Virginia St

   $359,500 · 2 units
   Close
   Cash flow −$306/mo Cap 5.4% Break-even price $302K Yr 30 vs stocks 1.61× Positive in yr 8

   Nicely refreshed on the surface, but at $359,500 it loses money every month and needs a price near $302K to work.

10. 719 Sherburne Ave

    $109,900 · 2 units
    Cash flows
    Cash flow $1,134/mo Cap 18.8% Break-even price $323K Yr 30 vs stocks 11.35× Positive in yr 1

    Cheap price, but this is a gut rehab with a $19K assessment and city vacant-building hurdles, so the 18.8% cap rate is not real until you have a code scope and a bid.

    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.

11. 686 Sherburne Ave

    $119,900 · 2 units
    Cash flows
    Cash flow $903/mo Cap 15.4% Break-even price $289K Yr 30 vs stocks 8.87× Positive in yr 1

    Cheap for a reason: a boarded-up Category 2 vacant duplex where the rehab bill and $12K in assessments decide everything, so price the rehab before you get excited about the 15% cap.

    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.

12. 968 Sherburne Ave

    $324,900 · 2 units
    Overpriced
    Cash flow −$581/mo Cap 4.2% Break-even price $216K Yr 30 vs stocks 0.90× Positive in yr 18

    Nicely refreshed but vacant and overpriced: at about $1,375 per unit it loses money at ask, so it only works around $216K.

13. 263 Lafond Ave

    $325,000 · 2 units
    Overpriced
    Cash flow −$411/mo Cap 4.9% Break-even price $248K Yr 30 vs stocks 1.23× Positive in yr 12

    A duplex with a decent 2022 roof and boiler, but at $325K it loses money monthly and needs a price near $248K to work.

    No rents or lease terms given; income can't be verified

14. 677 Sherburne Ave

    $464,900 · 4 units
    Overpriced
    Cash flow −$591/mo Cap 4.9% Break-even price $354K Yr 30 vs stocks 1.22× Positive in yr 12

    The Airbnb pitch is unproven, and on long-term rents it loses money at the ask, so it's worth a look only with real STR statements and a clean license.

    Income claim is Airbnb gross, not leases. No occupancy, expense or payout data is given, and STR income is volatile.

15. 768 Lafond Ave

    $285,000 · 2 units
    Far off
    Cash flow −$687/mo Cap 3.5% Break-even price $156K Yr 30 vs stocks 0.65× Positive in yr 27

    Newer roof and windows are nice, but at $285K with rents likely near $1,000 a unit, this loses money every month and works only at a much lower price.

    The upper tenant of nearly 30 years is likely paying well below market. Long-term rent growth is capped, and the tenant is hard to replace.

16. 823 Englewood Ave

    $379,999 · 2 units
    Far off
    Cash flow −$953/mo Cap 3.4% Break-even price $201K Yr 30 vs stocks 0.63× Positive in yr 27

    Updated duplex on a big lot, but at $380K it loses money every month, and the third unit is unproven.

    Basement is marketed as a third living space but records show two units and no rental license. Legality and egress are unverified.

Monthly cash flow

What's changing

• Rethinking I-94. MnDOT is carrying four alternatives (no build, maintenance, reduced freeway, reconfigured freeway) into a Tier 1 environmental study expected to take two to three years. The ReConnect Rondo land bridge is a separate effort; we found planning money for it but no construction funding (estimated at $450M+ in 2021). Treat it as a long shot, not a value driver. As of 2026-10 · Sources: talk.dot.state.mn.us, reconnectrondo.com