1032 Portland Ave

Saint Paul, MN · Summit – University (Rondo, Cathedral Hill) · Listing office ↗ · Find the listing ↗

Far off

Asking price: $1,100,000
Monthly cash flow: −$4,214
Estimated rent: $5,400/mo
Break-even price: $308,192

Adjust these numbers in the calculator See the full breakdown

The numbers

Default: 20% down (no PMI), offer at asking, self-managed, 7.00% for 30 years, buyer pays closing costs (3%).

Estimated rent per unit Estimate

2 bed / 1 bath (est.)$1,350 $1,150–$1,550
2 bed / 1 bath (est.)$1,350 $1,150–$1,550
2 bed / 1 bath (est.)$1,350 $1,150–$1,550
2 bed / 1 bath (est.)$1,350 $1,150–$1,550

Rough screening estimate from bedroom count only ($750 + $300 per bedroom, ±15%). Not comparable-rental data; a RentCast estimate replaces it for the top candidates. Confidence: low.

Rent rules: Capped at 3%/yr for sitting tenants.

Price: $1,100,000
Monthly cash flow: −$4,214
Cash to close: $253,000
Cap rate: 1.8%
Cash-on-cash: −20.0%
DSCR: 0.28×
GRM: 17.0
Price per unit: $275,000
Price that breaks even: $308,192
Rent that breaks even: $10,945/mo
Cash flow turns positive: not within 30 years
Year 30: property vs stocks: $2.51M vs $6.24M

Monthly breakdown

Rent	$5,400
Vacancy (6%)	−$324
Collected	$5,076
Property tax Public record	−$1,576
Insurance Estimate	−$487
Water, sewer, trash Estimate	−$340
Lawn care ($120 × 6 mo ÷ 12)	−$60
Repairs (9% of rent)	−$486
Capital reserve (9% of rent)	−$486
Net operating income	$1,640
Mortgage (principal + interest)	−$5,855
Cash flow	−$4,214
Principal paid down (equity, not cash)	$745

Cash flow each year

Rents +3%/yr (St. Paul's cap for sitting tenants), costs +3.5%/yr. Red bars are months you'd cover out of pocket.

30 years: this property vs. the same money in stocks

This propertyStocks at 7%

Year 30 (loan paid off): property $2.51M, stocks $6.24M. Stocks win.

How those totals add up

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$2,669,989
Minus 6% selling cost	−$160,199
Minus loan still owedTenants' rent paid down all $990,000 of principal by year 30	$0
Plus rental profits, invested at 7%$0 of profit by year 30, before investment growth	$0
What you'd walk away with	$2,509,789
If you put the same money in stocks
Cash to close ($143,000) invested at 7%	$1,088,552
Monthly shortfalls ($1,584,019 total by yr 30) investedThe money you'd have put into the building while it lost money	$5,332,783
What you'd walk away with	$6,421,335
Building minus stocks	−$3,911,546

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$2,669,989
Minus 6% selling cost	−$160,199
Minus loan still owedTenants' rent paid down all $990,000 of principal by year 30	$0
Plus rental profits, invested at 7%$0 of profit by year 30, before investment growth	$0
What you'd walk away with	$2,509,789
If you put the same money in stocks
Cash to close ($143,000) invested at 7%	$1,088,552
Monthly shortfalls ($1,844,832 total by yr 30) investedThe money you'd have put into the building while it lost money	$6,043,396
What you'd walk away with	$7,131,949
Building minus stocks	−$4,622,160

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$2,645,716
Minus 6% selling cost	−$158,743
Minus loan still owedTenants' rent paid down all $981,000 of principal by year 30	$0
Plus rental profits, invested at 7%$0 of profit by year 30, before investment growth	$0
What you'd walk away with	$2,486,973
If you put the same money in stocks
Cash to close ($141,700) invested at 7%	$1,078,657
Monthly shortfalls ($1,562,194 total by yr 30) investedThe money you'd have put into the building while it lost money	$5,263,170
What you'd walk away with	$6,341,826
Building minus stocks	−$3,854,853

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$2,645,716
Minus 6% selling cost	−$158,743
Minus loan still owedTenants' rent paid down all $981,000 of principal by year 30	$0
Plus rental profits, invested at 7%$0 of profit by year 30, before investment growth	$0
What you'd walk away with	$2,486,973
If you put the same money in stocks
Cash to close ($141,700) invested at 7%	$1,078,657
Monthly shortfalls ($1,823,006 total by yr 30) investedThe money you'd have put into the building while it lost money	$5,973,783
What you'd walk away with	$7,052,440
Building minus stocks	−$4,565,467

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$2,669,989
Minus 6% selling cost	−$160,199
Minus loan still owedTenants' rent paid down all $880,000 of principal by year 30	$0
Plus rental profits, invested at 7%$0 of profit by year 30, before investment growth	$0
What you'd walk away with	$2,509,789
If you put the same money in stocks
Cash to close ($253,000) invested at 7%	$1,925,901
Monthly shortfalls ($1,290,860 total by yr 30) investedThe money you'd have put into the building while it lost money	$4,311,780
What you'd walk away with	$6,237,681
Building minus stocks	−$3,727,892

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$2,669,989
Minus 6% selling cost	−$160,199
Minus loan still owedTenants' rent paid down all $880,000 of principal by year 30	$0
Plus rental profits, invested at 7%$0 of profit by year 30, before investment growth	$0
What you'd walk away with	$2,509,789
If you put the same money in stocks
Cash to close ($253,000) invested at 7%	$1,925,901
Monthly shortfalls ($1,551,672 total by yr 30) investedThe money you'd have put into the building while it lost money	$5,022,394
What you'd walk away with	$6,948,294
Building minus stocks	−$4,438,505

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$2,645,716
Minus 6% selling cost	−$158,743
Minus loan still owedTenants' rent paid down all $872,000 of principal by year 30	$0
Plus rental profits, invested at 7%$0 of profit by year 30, before investment growth	$0
What you'd walk away with	$2,486,973
If you put the same money in stocks
Cash to close ($250,700) invested at 7%	$1,908,392
Monthly shortfalls ($1,271,699 total by yr 30) investedThe money you'd have put into the building while it lost money	$4,251,449
What you'd walk away with	$6,159,841
Building minus stocks	−$3,672,868

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$2,645,716
Minus 6% selling cost	−$158,743
Minus loan still owedTenants' rent paid down all $872,000 of principal by year 30	$0
Plus rental profits, invested at 7%$0 of profit by year 30, before investment growth	$0
What you'd walk away with	$2,486,973
If you put the same money in stocks
Cash to close ($250,700) invested at 7%	$1,908,392
Monthly shortfalls ($1,532,511 total by yr 30) investedThe money you'd have put into the building while it lost money	$4,962,063
What you'd walk away with	$6,870,455
Building minus stocks	−$4,383,482

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$2,669,989
Minus 6% selling cost	−$160,199
Minus loan still owedTenants' rent paid down all $825,000 of principal by year 30	$0
Plus rental profits, invested at 7%$0 of profit by year 30, before investment growth	$0
What you'd walk away with	$2,509,789
If you put the same money in stocks
Cash to close ($308,000) invested at 7%	$2,344,575
Monthly shortfalls ($1,159,130 total by yr 30) investedThe money you'd have put into the building while it lost money	$3,897,003
What you'd walk away with	$6,241,578
Building minus stocks	−$3,731,789

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$2,669,989
Minus 6% selling cost	−$160,199
Minus loan still owedTenants' rent paid down all $825,000 of principal by year 30	$0
Plus rental profits, invested at 7%$0 of profit by year 30, before investment growth	$0
What you'd walk away with	$2,509,789
If you put the same money in stocks
Cash to close ($308,000) invested at 7%	$2,344,575
Monthly shortfalls ($1,419,942 total by yr 30) investedThe money you'd have put into the building while it lost money	$4,607,617
What you'd walk away with	$6,952,191
Building minus stocks	−$4,442,402

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$2,645,716
Minus 6% selling cost	−$158,743
Minus loan still owedTenants' rent paid down all $817,500 of principal by year 30	$0
Plus rental profits, invested at 7%$0 of profit by year 30, before investment growth	$0
What you'd walk away with	$2,486,973
If you put the same money in stocks
Cash to close ($305,200) invested at 7%	$2,323,260
Monthly shortfalls ($1,141,167 total by yr 30) investedThe money you'd have put into the building while it lost money	$3,840,443
What you'd walk away with	$6,163,703
Building minus stocks	−$3,676,730

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$2,645,716
Minus 6% selling cost	−$158,743
Minus loan still owedTenants' rent paid down all $817,500 of principal by year 30	$0
Plus rental profits, invested at 7%$0 of profit by year 30, before investment growth	$0
What you'd walk away with	$2,486,973
If you put the same money in stocks
Cash to close ($305,200) invested at 7%	$2,323,260
Monthly shortfalls ($1,401,979 total by yr 30) investedThe money you'd have put into the building while it lost money	$4,551,056
What you'd walk away with	$6,874,317
Building minus stocks	−$4,387,344

Future dollars. At 3% inflation, divide year-30 figures by about 2.4 for today's buying power. Rental profits are assumed invested, not spent.

Red flags and opportunities

Watch for

mediumAsking is $791,808 above the price where cash flow breaks even ($308,192) at the default scenario. Based on: Derived: price $1,100,000 vs. break-even $308,192
low$865 in special assessments on the payable 2026 tax bill (often street, sewer or code-enforcement charges). Ask what they're for, whether they continue, and whether the seller pays them off at closing. Public record: Ramsey County parcel 022823230062: special assessments (payable 2026) = $865.00

Opportunities

None found.

Questions for the agent

Can we see the current leases and a rent roll, with move-in dates?
What did water/sewer/trash, heat and electric cost the owner over the last 12 months?
How old are the roof, boiler or furnaces, water heaters and electrical panels?
Is the building licensed as a rental for this many units, and when was the last city inspection?
Any special assessments pending, and will the seller pay them off at closing?

Standard questions worth asking about any building.

What the records say

Where each number comes from

Property tax / yr Public recordRamsey County record, payable 2026 (non-homestead)	$18,917
Insurance / yr Estimateestimate. from units, square feet and age; get a quote	$5,847
Water, sewer, trash / mo Estimateestimate. $85/unit/mo, owner-paid	$340
Heat / mo Assumptionassumption. tenants pay heat; confirm with the agent	$0
Lawn care / mo Assumptionassumption. $120/mo for 6 months, spread over 12; no snow removal	$60
Repairs / capital reserve Rulerule. built 1909: +1 pt capital reserve; 8 bedrooms: +1 pt repairs for wear	9% / 9%

County record Public record

Recorded as	apartments 4-6 rental units
Living units	4
Year built	1909
Market value (2026)	$901,900
Property tax, payable 2026	$18,917
Special assessments	$865
Homestead	no
Last sale	2004-09-16 · $575,000

Source: Ramsey County parcel records.

City rental certificate (CofO)

Residential 3+ Units: 4 unit(s), A, status pending, renews 2029-12-19.

Nearest highway

I 94, about 1002 m away.

Crime in Summit – University

1,067 incidents in the last 12 months (59 per 1,000 residents), −13% vs. the year before. St. Paul police incidents, excluding proactive visits and community events.

Status history

2026-08-20New at $1,100,000