Summit – University

Neighborhood profile

Listings we track

15

Median price per unit

$175K

Typical cash flow

−$667

median per month, 20% down

Crime, last 12 months

59 per 1,000

1,066 incidents · −13% vs. prior year

Renter households

55%

Median gross rent

$1,161

all unit sizes

Median household income

$76K

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 9 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.

Triplex

+$220/mo cash flow

Cash flows · cap 7.1% · 20% down

$350,000

3 units7 bd3 ba3,400 sqft

654 Fuller Ave, Saint Paul

Summit – University

Rents: 8 rentals within 1.5 mi

Duplex

−$644/mo cash flow

Overpriced · cap 4.2% · 20% down

$349,900

2 units4 bd2 ba2,504 sqft

687 Aurora Ave, Saint Paul

Summit – University

Rents: 14 rentals within 0.75 mi

Triplex

−$868/mo cash flow

Overpriced · cap 4.2% · 20% down

$480,000

3 units4 bd3 ba2,743 sqft

116 Lexington Pkwy N, Saint Paul

Summit – University

Rents: 12 rentals within 0.75 mi

Duplex

−$667/mo cash flow

Overpriced · cap 4.3% · 20% down

$379,000

2 units4 bd2 ba2,288 sqft

724 Hague Ave, Saint Paul

Summit – University

Rents: 14 rentals within 0.75 mi

Fourplex

−$1,824/mo cash flow

Far off · cap 3.1% · 20% down

$675,000

4 units5 bd4 ba3,262 sqft

852 Ashland Ave, Saint Paul

Summit – University

Rents: 12 rentals within 0.75 mi

Ways to slice it

Needs more info

Left out of the rankings until a data problem is resolved.

All listings

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

1. 654 Fuller Ave

   $350,000 · 3 units
   Cash flows
   Cash flow $220/mo Cap 7.1% Break-even price $391K Yr 30 vs stocks 2.90× Positive in yr 1

   A vacant, licensed triplex with a recent roof and positive cash flow on paper, but the rents came from non-profit tenants and the license shows as pending, so verify both before you pay $350K.

2. 694 Marshall Ave

   $508,250 · 2 units
   Close
   Cash flow −$3/mo Cap 6.4% Break-even price $508K Yr 30 vs stocks 2.46× Positive in yr 2

   Big, solid-looking 3-bed/3-bed up/down, but at $508K it only breaks even on our numbers, with no rents given and a sizable gap to county value.

   No rents or lease terms given, so income can't be verified. Ask for the rent roll and leases.

3. 446 Virginia St

   $350,000 · 2 units
   Close
   Cash flow −$309/mo Cap 5.3% Break-even price $292K Yr 30 vs stocks 1.54× Positive in yr 9

   Solid bones with a new roof and boiler, but $350K is about $58K above what the likely rents support.

   Asking price is far above what the rents support, about $94K over our break-even.

4. 757 Laurel Ave

   $449,900 · 2 units
   Overpriced
   Cash flow −$635/mo Cap 4.7% Break-even price $331K Yr 30 vs stocks 1.13× Positive in yr 14

   Nice-looking old duplex, but $449,900 is about $119K above what the rents support, so it only works with a price cut.

   Taxes of $10,724 are a heavy burden on a non-homestead bill, and the price is far above what rents support.

5. 687 Aurora Ave

   $349,900 · 2 units
   Overpriced
   Cash flow −$644/mo Cap 4.2% Break-even price $229K Yr 30 vs stocks 0.87× Positive in yr 18

   A tidy-looking brick duplex priced about $120K above what its rents support, so only worth pursuing at a much lower price.

6. 116 Lexington Pkwy N

   $480,000 · 3 units
   Overpriced
   Cash flow −$868/mo Cap 4.2% Break-even price $317K Yr 30 vs stocks 0.88× Positive in yr 18

   Charming triplex, but at $480K it loses about $850 a month and only makes sense at a much lower price or as an owner-occupant.

7. 724 Hague Ave

   $379,000 · 2 units
   Overpriced
   Cash flow −$667/mo Cap 4.3% Break-even price $254K Yr 30 vs stocks 0.92× Positive in yr 17

   Nice, updated 1915 duplex, but at $379K it loses about $667 a month and needs a price near $254K to work.

8. 852 Ashland Ave

   $675,000 · 4 units
   Far off
   Cash flow −$1,824/mo Cap 3.1% Break-even price $332K Yr 30 vs stocks 0.57× Positive in 30+ yrs

9. 891 Iglehart Ave

   $422,750 · 3 units
   Overpriced
   Cash flow −$475/mo Cap 5.0% Break-even price $334K Yr 30 vs stocks 1.31× Positive in yr 11

   Charming old triplex, but at $422,750 it loses money and needs a price near $333K to work.

   No rents, leases or expenses given; 'strong cash flow' is unsupported and our numbers show a monthly loss.

10. 197 Kent St

    $925,000 · 4 units
    Overpriced
    Cash flow −$1,538/mo Cap 4.4% Break-even price $636K Yr 30 vs stocks 1.03× Positive in yr 15

    Lovely building in a prime spot, but at $925K it loses about $1,500 a month on our numbers and needs a much lower price.

    Condominium structure: units may be separately owned or titled. Confirm you would own all four, and what HOA or association rules apply.

11. 588 Selby Ave

    $580,000 · 3 units
    Far off
    Cash flow −$1,258/mo Cap 3.8% Break-even price $344K Yr 30 vs stocks 0.74× Positive in yr 22

    Interesting building, but at $580K it loses about $1,250 a month in our model, so it only works at a much lower price.

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

12. 549 Selby Ave

    $522,500 · 2 units
    Far off
    Cash flow −$1,211/mo Cap 3.6% Break-even price $295K Yr 30 vs stocks 0.69× Positive in yr 24

    A pretty historic duplex priced about $228K above where the math works, with no rents disclosed and signs of deferred maintenance.

    No rents, leases or occupancy given; the pitch rests on 'immediate cash flow potential' with no numbers.

13. 1032 Portland Ave

    $1,100,000 · 4 units
    Far off
    Cash flow −$3,074/mo Cap 3.0% Break-even price $522K Yr 30 vs stocks 0.56× Positive in 30+ yrs

    Beautiful building, but at $1.1M it loses about $3,100 a month on our numbers and only pencils near $522K.

    Price is far above what the rents support; deeply negative cash flow

14. 475 Dayton Ave

    $655,975 · 4 units
    Far off
    Cash flow −$2,472/mo Cap 1.9% Break-even price $192K Yr 30 vs stocks 0.40× Positive in 30+ yrs

    Beautiful old building, but at $656K it loses about $2,500 a month on our numbers, so only a big price cut or much higher real rents could make it work.

    No rents, rent roll or expenses given; income can't be verified

15. 855 Hague Ave

    $350,000 · 3 units
    Overpriced
    Cash flow −$554/mo Cap 4.5% Break-even price $246K Yr 30 vs stocks 1.00× Positive in yr 16

    Cute building in a good location, but the third unit looks unpermitted and the price is well above what the rents support.

    Needs more info: The county records 2 living units (two family dwelling - up/dwn), but this analysis counts 3. An extra unit may not be legal or licensed; confirm before counting its rent.

Monthly cash flow

What's changing

• METRO B Line on Selby Avenue. Bus rapid transit along Selby and Marshall to downtown St. Paul and Lake Street in Minneapolis opened June 14, 2025, about 20% faster than the Route 21 it replaced. Good for tenants without cars. As of 2025-06 · Sources: metrotransit.org, startribune.com
• 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