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St. Paul › Macalester – Groveland

Macalester – Groveland

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

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Neighborhood profile

Listings we track
3
Median price per unit
$265K
Typical cash flow
−$1,452
median per month, 20% down
Crime, last 12 months
33 per 1,000
657 incidents · −22% vs. prior year
Renter households
35%
Median gross rent
$1,322
all unit sizes
Median household income
$97K
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 Price cut: $34,000
−$1,674/mo cash flow
Far off · cap 3.0% · 20% down
$595,000
2 units4 bd2 ba3,044 sqft
1432 Goodrich Ave, Saint Paul
Macalester – Groveland
Rents: RentCast comps

Ways to slice it

Best cash flow now

Monthly cash flow at 20% down.

  1. 1693 Randolph Ave serious flag −$614/mo
  2. 51 Albert St S serious flag −$1,452/mo
  3. 1432 Goodrich Ave −$1,674/mo

Best long-term

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

  1. 1693 Randolph Ave serious flag 0.71× stocks
  2. 51 Albert St S serious flag 0.57× stocks
  3. 1432 Goodrich Ave 0.56× stocks

Value-add

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

  1. 1693 Randolph Ave serious flag The seller bought for $135,000 in Aug 2011, so they can take a lower offer and still come out well ahead.

Proceed with caution

Decent numbers, serious flags.

  1. 1693 Randolph Ave No rents, leases or occupancy are given, so income is unverified.

All listings

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

  1. 1693 Randolph Ave

    $279,900 · 2 units
    Far off
    Cash flow −$614/mo Cap 3.8% Break-even price $165K Yr 30 vs stocks 0.71× Positive in yr 24

    Charming but overpriced single-level duplex that loses money at asking, so only pursue it at a far lower price after verifying rents.

    No rents, leases or occupancy are given, so income is unverified.

  2. 1432 Goodrich Ave

    $595,000 · 2 units
    Far off
    Cash flow −$1,674/mo Cap 3.0% Break-even price $281K Yr 30 vs stocks 0.56× Positive in 30+ yrs

    Lovely building, but at $595K it loses about $1,700 a month as a rental and only makes sense as an owner-occupant purchase.

  3. 51 Albert St S

    $530,000 · 2 units
    Far off
    Cash flow −$1,452/mo Cap 3.1% Break-even price $257K Yr 30 vs stocks 0.57× Positive in 30+ yrs

    Attractive, well-located duplex, but at $530K the rents cover only about half the cost, so it only works at a much lower price.

    Taxes are about $11.5K on a non-homestead bill, a heavy load against modest rents

Monthly cash flow

−$2,000−$1,500−$1,000−$500$0break-even1693 Randolph Ave−$61451 Albert St S−$1,4521432 Goodrich Ave−$1,674

What's changing

Nothing curated for this planning district yet.