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St. Paul › Highland Park

Highland Park

Includes Highland Bridge. St. Paul planning district. Every 2–4 unit listing here, run through the same numbers at 20% down and 7%.

Compare with other planning districts →

Neighborhood profile

Listings we track
2
Median price per unit
$304K
Typical cash flow
−$1,330
median per month, 20% down
Crime, last 12 months
39 per 1,000
1,010 incidents · −14% vs. prior year
Renter households
44%
Median gross rent
$1,311
all unit sizes
Median household income
$99K
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 7 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.

None yet with verified rents. Every listing here is ranked on rough rent estimates for now (tagged “rough” below); those are places with too few rentals nearby to compare.

Ways to slice it

Best cash flow now

Monthly cash flow at 20% down.

  1. 1791 Morgan Ave serious flag −$989/mo
  2. 1538/1540 Hartford Ave serious flag −$1,671/mo

Best long-term

Year-30 wealth vs. the same money in stocks.

  1. 1791 Morgan Ave serious flag 0.56× stocks
  2. 1538/1540 Hartford Ave serious flag 0.48× stocks

Value-add

Under-rented, needs work, or room to negotiate.

Nothing flagged as value-add.

Proceed with caution

Decent numbers, serious flags.

  1. 1791 Morgan Ave County records show one living unit.

All listings

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

  1. 1791 Morgan Ave

    $350,000 · 1 units
    Far off
    Cash flow −$989/mo Cap 3.0% Break-even price $164K Yr 30 vs stocks 0.56× Positive in 30+ yrs

    A nice twin home, but priced as one, with an apartment whose legality is unproven; as an investment it loses about $990 a month at asking.

    County records show one living unit. The lower apartment appears to be an unpermitted or unlicensed conversion, so legal rentability is unproven.

  2. 1538/1540 Hartford Ave

    $515,000 · 2 units
    Far off
    Cash flow −$1,671/mo Cap 2.5% Break-even price $201K Yr 30 vs stocks 0.48× Positive in 30+ yrs

    Nice-looking Mac-Groveland side-by-side, but at $515K the rents can't carry it; treat it as an owner-occupant play, not a cash-flow deal.

    Price is far above what the rents support; cap rate is about 2.6%

Monthly cash flow

−$2,000−$1,500−$1,000−$500$0break-even1791 Morgan Ave−$9891538/1540 Hartford Ave−$1,671

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