Union Park

Neighborhood profile

Listings we track

6

Median price per unit

$162K

Typical cash flow

−$1,295

median per month, 20% down

Crime, last 12 months

83 per 1,000

1,603 incidents · −27% vs. prior year

Renter households

57%

Median gross rent

$1,253

all unit sizes

Median household income

$82K

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. Union Park's incident count includes the Midway retail corridor, which inflates the per-resident rate. Census figures: ACS 2020–2024 5-year, combining 4 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

+$225/mo cash flow

Cash flows · cap 7.5% · 20% down

$250,000

2 units5 bd2 ba1,900 sqft

1827-1829 Saint Anthony Ave, Saint Paul

Union Park

Rents: 7 rentals within 1.5 mi

Ways to slice it

All listings

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

1. 1827-1829 Saint Anthony Ave

   $250,000 · 2 units
   Cash flows
   Cash flow $225/mo Cap 7.5% Break-even price $292K Yr 30 vs stocks 3.21× Positive in yr 1

   Numbers look decent at $250K, but nothing about rents, heat or taxes is verified, so get the rent roll and utility details before offering.

2. 437 Wheeler St N

   $375,000 · 4 units
   Close
   Cash flow −$177/mo Cap 5.8% Break-even price $342K Yr 30 vs stocks 1.90× Positive in yr 5

   Four units with no rent information and negative cash flow at ask; only worth pursuing well below $342K once the rent roll checks out.

   Description gives no rents, lease terms or occupancy, so income is unverified.

3. 1635 Dayton Ave

   $550,000 · 4 units
   Overpriced
   Cash flow −$709/mo Cap 4.8% Break-even price $417K Yr 30 vs stocks 1.20× Positive in yr 12

   A tidy brick fourplex in a decent spot, but at $550K it loses money; it only works near $417K or if actual rents beat our estimates.

   At the asking price the property loses money every month, and the ask is well above break-even.

4. 1681 Dayton Ave

   $749,900 · 4 units
   Far off
   Cash flow −$1,881/mo Cap 3.4% Break-even price $397K Yr 30 vs stocks 0.63× Positive in yr 27

   Clean, well-located four-plex, but at $749,900 it loses about $1,900 a month in our model, so only the rent roll or a big price cut could save it.

   No rents, rent roll or expenses in the listing, so income can't be verified

5. 1630 Hague Ave

   $1,149,000 · 4 units
   Far off
   Cash flow −$4,328/mo Cap 1.9% Break-even price $336K Yr 30 vs stocks 0.41× Positive in 30+ yrs

   Nicely renovated fourplex, but the $1.149M ask is roughly $800K above what the numbers support, so only consider it far lower.

   Price is about $367K above county market value and well above the 2019 purchase price.

6. 1857 Carroll Ave

   $825,900 · 4 units
   Far off
   Cash flow −$2,093/mo Cap 3.3% Break-even price $433K Yr 30 vs stocks 0.62× Positive in yr 28

   At $826K with no stated rents and a pending sober-house license, this is a business purchase priced far above what ordinary rents support.

   Rental license is a Residential Sober House, status Pending, listing 5 units vs 4 in the listing. A buyer may not be able to run it as an ordinary rental or keep that use. Confirm what is permitted and whether the license transfers.

Monthly cash flow

What's changing

• United Village at the old Midway Center. Bill McGuire put $170M toward phase one next to Allianz Field: two restaurants (targeted to open mid-2026), an office building and a 158-room hotel set for early 2027. More foot traffic and amenities near Snelling & University, but also more event-day traffic. As of 2026-05 · Sources: mspmag.com, stpaul.gov
• 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