1047 5th St E

Saint Paul, MN · Dayton's Bluff · Listing office ↗ · Find the listing ↗

Overpriced

Asking price: $289,900
Monthly cash flow: −$352
Estimated rent: $2,700/mo
Break-even price: $223,794

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

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: $289,900
Monthly cash flow: −$352
Cash to close: $66,677
Cap rate: 4.9%
Cash-on-cash: −6.3%
DSCR: 0.77×
GRM: 8.9
Price per unit: $144,950
Price that breaks even: $223,794
Rent that breaks even: $3,157/mo
Cash flow turns positive: year 12
Year 30: property vs stocks: $825K vs $649K

Monthly breakdown

Rent	$2,700
Vacancy (6%)	−$162
Collected	$2,538
Property tax Public record	−$455
Insurance Estimate	−$202
Water, sewer, trash Estimate	−$170
Lawn care ($120 × 6 mo ÷ 12)	−$60
Repairs (8% of rent)	−$216
Capital reserve (9% of rent)	−$243
Net operating income	$1,191
Mortgage (principal + interest)	−$1,543
Cash flow	−$352
Principal paid down (equity, not cash)	$196

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 $825K, stocks $649K. The property wins.

How those totals add up

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$703,663
Minus 6% selling cost	−$42,220
Minus loan still owedTenants' rent paid down all $260,910 of principal by year 30	$0
Plus rental profits, invested at 7%$66,026 of profit by year 30, before investment growth	$90,961
What you'd walk away with	$752,404
If you put the same money in stocks
Cash to close ($37,687) invested at 7%	$286,883
Monthly shortfalls ($61,859 total by yr 30) investedThe money you'd have put into the building while it lost money	$338,015
What you'd walk away with	$624,898
Building minus stocks	$127,506

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$703,663
Minus 6% selling cost	−$42,220
Minus loan still owedTenants' rent paid down all $260,910 of principal by year 30	$0
Plus rental profits, invested at 7%$7,683 of profit by year 30, before investment growth	$8,425
What you'd walk away with	$669,868
If you put the same money in stocks
Cash to close ($37,687) invested at 7%	$286,883
Monthly shortfalls ($133,922 total by yr 30) investedThe money you'd have put into the building while it lost money	$610,785
What you'd walk away with	$897,669
Building minus stocks	−$227,801

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$679,391
Minus 6% selling cost	−$40,763
Minus loan still owedTenants' rent paid down all $251,910 of principal by year 30	$0
Plus rental profits, invested at 7%$77,182 of profit by year 30, before investment growth	$110,060
What you'd walk away with	$748,687
If you put the same money in stocks
Cash to close ($36,387) invested at 7%	$276,987
Monthly shortfalls ($51,189 total by yr 30) investedThe money you'd have put into the building while it lost money	$287,501
What you'd walk away with	$564,488
Building minus stocks	$184,199

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$679,391
Minus 6% selling cost	−$40,763
Minus loan still owedTenants' rent paid down all $251,910 of principal by year 30	$0
Plus rental profits, invested at 7%$12,189 of profit by year 30, before investment growth	$13,859
What you'd walk away with	$652,486
If you put the same money in stocks
Cash to close ($36,387) invested at 7%	$276,987
Monthly shortfalls ($116,602 total by yr 30) investedThe money you'd have put into the building while it lost money	$546,607
What you'd walk away with	$823,594
Building minus stocks	−$171,108

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$703,663
Minus 6% selling cost	−$42,220
Minus loan still owedTenants' rent paid down all $231,920 of principal by year 30	$0
Plus rental profits, invested at 7%$105,593 of profit by year 30, before investment growth	$163,452
What you'd walk away with	$824,896
If you put the same money in stocks
Cash to close ($66,677) invested at 7%	$507,562
Monthly shortfalls ($24,165 total by yr 30) investedThe money you'd have put into the building while it lost money	$141,425
What you'd walk away with	$648,988
Building minus stocks	$175,908

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$703,663
Minus 6% selling cost	−$42,220
Minus loan still owedTenants' rent paid down all $231,920 of principal by year 30	$0
Plus rental profits, invested at 7%$25,932 of profit by year 30, before investment growth	$31,986
What you'd walk away with	$693,429
If you put the same money in stocks
Cash to close ($66,677) invested at 7%	$507,562
Monthly shortfalls ($74,909 total by yr 30) investedThe money you'd have put into the building while it lost money	$365,266
What you'd walk away with	$872,828
Building minus stocks	−$179,399

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$679,391
Minus 6% selling cost	−$40,763
Minus loan still owedTenants' rent paid down all $223,920 of principal by year 30	$0
Plus rental profits, invested at 7%$118,503 of profit by year 30, before investment growth	$190,169
What you'd walk away with	$828,796
If you put the same money in stocks
Cash to close ($64,377) invested at 7%	$490,054
Monthly shortfalls ($17,914 total by yr 30) investedThe money you'd have put into the building while it lost money	$107,811
What you'd walk away with	$597,865
Building minus stocks	$230,931

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$679,391
Minus 6% selling cost	−$40,763
Minus loan still owedTenants' rent paid down all $223,920 of principal by year 30	$0
Plus rental profits, invested at 7%$33,037 of profit by year 30, before investment growth	$42,242
What you'd walk away with	$680,869
If you put the same money in stocks
Cash to close ($64,377) invested at 7%	$490,054
Monthly shortfalls ($62,854 total by yr 30) investedThe money you'd have put into the building while it lost money	$315,191
What you'd walk away with	$805,245
Building minus stocks	−$124,376

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$703,663
Minus 6% selling cost	−$42,220
Minus loan still owedTenants' rent paid down all $217,425 of principal by year 30	$0
Plus rental profits, invested at 7%$129,608 of profit by year 30, before investment growth	$214,323
What you'd walk away with	$875,767
If you put the same money in stocks
Cash to close ($81,172) invested at 7%	$617,902
Monthly shortfalls ($13,463 total by yr 30) investedThe money you'd have put into the building while it lost money	$82,984
What you'd walk away with	$700,886
Building minus stocks	$174,881

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$703,663
Minus 6% selling cost	−$42,220
Minus loan still owedTenants' rent paid down all $217,425 of principal by year 30	$0
Plus rental profits, invested at 7%$39,484 of profit by year 30, before investment growth	$52,024
What you'd walk away with	$713,468
If you put the same money in stocks
Cash to close ($81,172) invested at 7%	$617,902
Monthly shortfalls ($53,745 total by yr 30) investedThe money you'd have put into the building while it lost money	$275,992
What you'd walk away with	$893,894
Building minus stocks	−$180,426

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$679,391
Minus 6% selling cost	−$40,763
Minus loan still owedTenants' rent paid down all $209,925 of principal by year 30	$0
Plus rental profits, invested at 7%$143,148 of profit by year 30, before investment growth	$245,296
What you'd walk away with	$883,923
If you put the same money in stocks
Cash to close ($78,372) invested at 7%	$596,588
Monthly shortfalls ($9,040 total by yr 30) investedThe money you'd have put into the building while it lost money	$57,396
What you'd walk away with	$653,984
Building minus stocks	$229,939

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$679,391
Minus 6% selling cost	−$40,763
Minus loan still owedTenants' rent paid down all $209,925 of principal by year 30	$0
Plus rental profits, invested at 7%$47,669 of profit by year 30, before investment growth	$65,051
What you'd walk away with	$703,678
If you put the same money in stocks
Cash to close ($78,372) invested at 7%	$596,588
Monthly shortfalls ($43,967 total by yr 30) investedThe money you'd have put into the building while it lost money	$232,458
What you'd walk away with	$829,046
Building minus stocks	−$125,368

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

low$572 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 332922210108: special assessments (payable 2026) = $572.02

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)	$5,466
Insurance / yr Estimateestimate. from units, square feet and age; get a quote	$2,429
Water, sewer, trash / mo Estimateestimate. $85/unit/mo, owner-paid	$170
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 1914: +1 pt capital reserve	8% / 9%

County record Public record

Recorded as	two family dwelling - up/dwn
Living units	2
Year built	1914
Market value (2026)	$268,800
Property tax, payable 2026	$5,466
Special assessments	$572
Homestead	no
Last sale	2022-03-15 · $249,000

Source: Ramsey County parcel records.

City rental certificate (CofO)

Residential 2 Units: 2 unit(s), B, status pending, renews 2026-10-07.

Nearest highway

I 94;US 10;US 61, about 873 m away.

Crime in Dayton's Bluff

971 incidents in the last 12 months (52 per 1,000 residents), −6% vs. the year before. St. Paul police incidents, excluding proactive visits and community events.

Status history

2026-09-15New at $289,900