1052 Ross Ave

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

Cash flows

Asking price: $274,500
Monthly cash flow: $1,337
Estimated rent: $5,500/mo
Break-even price: $525,690

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

1 bed / 1 bath (est.)$1,375 $950–$1,775
1 bed / 1 bath (est.)$1,375 $950–$1,775
1 bed / 1 bath (est.)$1,375 $950–$1,775
1 bed / 1 bath (est.)$1,375 $950–$1,775

RentCast long-term rent estimate per unit, with our adjustments listed below. Confidence: medium. As of 2026-10-02. See the comparable rentals ↓

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

Price: $274,500
Monthly cash flow: $1,337
Cash to close: $63,135
Cap rate: 12.2%
Cash-on-cash: 25.4%
DSCR: 1.92×
GRM: 4.2
Price per unit: $68,625
Price that breaks even: $525,690
Rent that breaks even: $3,764/mo
Cash flow turns positive: year 1
Year 30: property vs stocks: $3.19M vs $481K

Monthly breakdown

Rent	$5,500
Vacancy (6%)	−$330
Collected	$5,170
Property tax Public record	−$646
Insurance Estimate	−$391
Water, sewer, trash Estimate	−$340
Lawn care ($120 × 6 mo ÷ 12)	−$60
Repairs (8% of rent)	−$440
Capital reserve (9% of rent)	−$495
Net operating income	$2,798
Mortgage (principal + interest)	−$1,461
Cash flow	$1,337
Principal paid down (equity, not cash)	$186

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 $3.19M, stocks $481K. The property wins.

How those totals add up

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$666,284
Minus 6% selling cost	−$39,977
Minus loan still owedTenants' rent paid down all $247,050 of principal by year 30	$0
Plus rental profits, invested at 7%$928,449 of profit by year 30, before investment growth	$2,308,982
What you'd walk away with	$2,935,289
If you put the same money in stocks
Cash to close ($35,685) invested at 7%	$271,643
Monthly shortfalls ($0 total by yr 30) investedThe money you'd have put into the building while it lost money	$0
What you'd walk away with	$271,643
Building minus stocks	$2,663,646

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$666,284
Minus 6% selling cost	−$39,977
Minus loan still owedTenants' rent paid down all $247,050 of principal by year 30	$0
Plus rental profits, invested at 7%$662,807 of profit by year 30, before investment growth	$1,585,209
What you'd walk away with	$2,211,516
If you put the same money in stocks
Cash to close ($35,685) invested at 7%	$271,643
Monthly shortfalls ($0 total by yr 30) investedThe money you'd have put into the building while it lost money	$0
What you'd walk away with	$271,643
Building minus stocks	$1,939,873

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$642,011
Minus 6% selling cost	−$38,521
Minus loan still owedTenants' rent paid down all $238,050 of principal by year 30	$0
Plus rental profits, invested at 7%$950,275 of profit by year 30, before investment growth	$2,378,595
What you'd walk away with	$2,982,086
If you put the same money in stocks
Cash to close ($34,385) invested at 7%	$261,747
Monthly shortfalls ($0 total by yr 30) investedThe money you'd have put into the building while it lost money	$0
What you'd walk away with	$261,747
Building minus stocks	$2,720,339

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$642,011
Minus 6% selling cost	−$38,521
Minus loan still owedTenants' rent paid down all $238,050 of principal by year 30	$0
Plus rental profits, invested at 7%$684,633 of profit by year 30, before investment growth	$1,654,822
What you'd walk away with	$2,258,313
If you put the same money in stocks
Cash to close ($34,385) invested at 7%	$261,747
Monthly shortfalls ($0 total by yr 30) investedThe money you'd have put into the building while it lost money	$0
What you'd walk away with	$261,747
Building minus stocks	$1,996,566

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$666,284
Minus 6% selling cost	−$39,977
Minus loan still owedTenants' rent paid down all $219,600 of principal by year 30	$0
Plus rental profits, invested at 7%$1,001,606 of profit by year 30, before investment growth	$2,563,769
What you'd walk away with	$3,190,075
If you put the same money in stocks
Cash to close ($63,135) invested at 7%	$480,600
Monthly shortfalls ($0 total by yr 30) investedThe money you'd have put into the building while it lost money	$0
What you'd walk away with	$480,600
Building minus stocks	$2,709,475

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$666,284
Minus 6% selling cost	−$39,977
Minus loan still owedTenants' rent paid down all $219,600 of principal by year 30	$0
Plus rental profits, invested at 7%$735,963 of profit by year 30, before investment growth	$1,839,996
What you'd walk away with	$2,466,302
If you put the same money in stocks
Cash to close ($63,135) invested at 7%	$480,600
Monthly shortfalls ($0 total by yr 30) investedThe money you'd have put into the building while it lost money	$0
What you'd walk away with	$480,600
Building minus stocks	$1,985,702

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$642,011
Minus 6% selling cost	−$38,521
Minus loan still owedTenants' rent paid down all $211,600 of principal by year 30	$0
Plus rental profits, invested at 7%$1,020,766 of profit by year 30, before investment growth	$2,624,100
What you'd walk away with	$3,227,590
If you put the same money in stocks
Cash to close ($60,835) invested at 7%	$463,092
Monthly shortfalls ($0 total by yr 30) investedThe money you'd have put into the building while it lost money	$0
What you'd walk away with	$463,092
Building minus stocks	$2,764,498

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$642,011
Minus 6% selling cost	−$38,521
Minus loan still owedTenants' rent paid down all $211,600 of principal by year 30	$0
Plus rental profits, invested at 7%$755,124 of profit by year 30, before investment growth	$1,900,327
What you'd walk away with	$2,503,817
If you put the same money in stocks
Cash to close ($60,835) invested at 7%	$463,092
Monthly shortfalls ($0 total by yr 30) investedThe money you'd have put into the building while it lost money	$0
What you'd walk away with	$463,092
Building minus stocks	$2,040,725

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$666,284
Minus 6% selling cost	−$39,977
Minus loan still owedTenants' rent paid down all $205,875 of principal by year 30	$0
Plus rental profits, invested at 7%$1,034,478 of profit by year 30, before investment growth	$2,667,275
What you'd walk away with	$3,293,581
If you put the same money in stocks
Cash to close ($76,860) invested at 7%	$585,078
Monthly shortfalls ($0 total by yr 30) investedThe money you'd have put into the building while it lost money	$0
What you'd walk away with	$585,078
Building minus stocks	$2,708,503

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$666,284
Minus 6% selling cost	−$39,977
Minus loan still owedTenants' rent paid down all $205,875 of principal by year 30	$0
Plus rental profits, invested at 7%$768,836 of profit by year 30, before investment growth	$1,943,502
What you'd walk away with	$2,569,808
If you put the same money in stocks
Cash to close ($76,860) invested at 7%	$585,078
Monthly shortfalls ($0 total by yr 30) investedThe money you'd have put into the building while it lost money	$0
What you'd walk away with	$585,078
Building minus stocks	$1,984,730

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$642,011
Minus 6% selling cost	−$38,521
Minus loan still owedTenants' rent paid down all $198,375 of principal by year 30	$0
Plus rental profits, invested at 7%$1,052,441 of profit by year 30, before investment growth	$2,723,835
What you'd walk away with	$3,327,325
If you put the same money in stocks
Cash to close ($74,060) invested at 7%	$563,764
Monthly shortfalls ($0 total by yr 30) investedThe money you'd have put into the building while it lost money	$0
What you'd walk away with	$563,764
Building minus stocks	$2,763,561

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$642,011
Minus 6% selling cost	−$38,521
Minus loan still owedTenants' rent paid down all $198,375 of principal by year 30	$0
Plus rental profits, invested at 7%$786,799 of profit by year 30, before investment growth	$2,000,062
What you'd walk away with	$2,603,552
If you put the same money in stocks
Cash to close ($74,060) invested at 7%	$563,764
Monthly shortfalls ($0 total by yr 30) investedThe money you'd have put into the building while it lost money	$0
What you'd walk away with	$563,764
Building minus stocks	$2,039,788

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.

Comparable rentals

Nearby rentals RentCast matched to each unit type, as of 2026-10-02. The estimate above is RentCast's, weighted toward the closest matches.

1 bed / 1 bath estimate $1,375/mo · range $950–$1,775

Address	Rent	Bd / Ba	Sq ft	Distance	Listed	Match
794 Case Ave Apt B, Saint Paul 55106 off market	$1,800	1 / 1	—	0.6 mi	2026-03-04	93%
1219 Conway St, Unit 2, Saint Paul 55106 off market	$800	1 / 1	—	0.7 mi	2022-04-14	93%
1445 Minnehaha Ave E, Apt 3, Saint Paul 55106 off market	$998	1 / 1	—	0.8 mi	2026-05-08	93%
931 Arcade St, Unit C, Saint Paul 55106 off market	$2,200	0 / 1	2,300	0.6 mi	2026-04-29	86%
812 7th St E, Saint Paul 55106 off market	$1,125	1 / 1	1,023	0.6 mi	2026-04-07	84%
870 E Cook Ave, Unit 4, Saint Paul 55106 off market	$1,050	2 / 1	—	0.6 mi	2026-05-20	84%
602 N Mendota St, Unit 1, Saint Paul 55106 off market	$1,195	1 / 1	900	0.5 mi	2026-05-01	83%
754 Payne Ave, Saint Paul 55130 off market	$1,063	1 / 1	950	0.8 mi	2025-09-02	83%
389 Maple St, Saint Paul 55106 off market	$750	0 / 1	—	0.8 mi	2025-10-25	83%
754 Payne Ave Apt D, Saint Paul 55130	$1,361	2 / 1	—	0.8 mi	2026-09-27	83%

On the maps, this property and comparable rentals. Comparable rentals and rent estimate: RentCast. Rents are asking rents from listings; check them against the actual leases.

Red flags and opportunities

Watch for

highOn the city's Vacant Building registry (Category 2). In St. Paul, Categories 2 and 3 can't be sold or occupied without city approval and a code-compliance plan. Public record: St. Paul Vacant Buildings registry: 1052 ROSS AVE, Category 2, vacant as of 05/22/2025
mediumNo rental certificate (CofO) on file in the city's data. Ask whether the building is licensed as a rental and when it was last inspected. Public record: St. Paul Certificate of Occupancy – Residential: no record for 1052 ROSS AVE (dataset last updated mid-2025)
medium$11,499 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 282922340015: special assessments (payable 2026) = $11,499.24

Opportunities

Long time on market: room to negotiate. Based on: Listing data: 60 days on market, 2 price cuts

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)	$7,749
Insurance / yr Estimateestimate. from units, square feet and age; get a quote	$4,696
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 1910: +1 pt capital reserve	8% / 9%

County record Public record

Recorded as	apartments 4-6 rental units
Living units	4
Year built	1910
Market value (2026)	$369,400
Property tax, payable 2026	$7,749
Special assessments	$11,499
Homestead	no
Last sale	2022-01-04 · $475,000

Source: Ramsey County parcel records.

City rental certificate (CofO)

No record in St. Paul Certificate of Occupancy – Residential (dataset last updated mid-2025).

Nearest highway

I 94;US 10;US 61, about 1525 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

2026-08-03Price cut at $274,500 (was $299,900) · from listing history
2026-02-03Price cut at $299,900 (was $377,610) · from listing history
2025-11-15Price increase at $377,610 (was $299,000) · from listing history
2026-08-03New at $274,500