1070 Bradley St

Saint Paul, MN · Payne – Phalen (Railroad Island) · Listing office ↗ · Find the listing ↗

Far off

Asking price: $499,000
Monthly cash flow: −$1,118
Estimated rent: $3,750/mo
Break-even price: $288,997

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 / 1.5 bath (est.)$1,350 $1,150–$1,550
2 bed / 1.5 bath (est.)$1,350 $1,150–$1,550
1 bed / 1.5 bath (est.)$1,050 $900–$1,200

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: $499,000
Monthly cash flow: −$1,118
Cash to close: $114,770
Cap rate: 3.7%
Cash-on-cash: −11.7%
DSCR: 0.58×
GRM: 11.1
Price per unit: $166,333
Price that breaks even: $288,997
Rent that breaks even: $5,202/mo
Cash flow turns positive: year 23
Year 30: property vs stocks: $1.17M vs $1.64M

Monthly breakdown

Rent	$3,750
Vacancy (6%)	−$225
Collected	$3,525
Property tax Public record	−$714
Insurance Estimate	−$320
Water, sewer, trash Estimate	−$255
Lawn care ($120 × 6 mo ÷ 12)	−$60
Repairs (8% of rent)	−$300
Capital reserve (9% of rent)	−$338
Net operating income	$1,538
Mortgage (principal + interest)	−$2,656
Cash flow	−$1,118
Principal paid down (equity, not cash)	$338

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 $1.17M, stocks $1.64M. Stocks win.

How those totals add up

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,211,204
Minus 6% selling cost	−$72,672
Minus loan still owedTenants' rent paid down all $449,100 of principal by year 30	$0
Plus rental profits, invested at 7%$3,008 of profit by year 30, before investment growth	$3,095
What you'd walk away with	$1,141,627
If you put the same money in stocks
Cash to close ($64,870) invested at 7%	$493,807
Monthly shortfalls ($279,503 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,208,433
What you'd walk away with	$1,702,240
Building minus stocks	−$560,613

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,211,204
Minus 6% selling cost	−$72,672
Minus loan still owedTenants' rent paid down all $449,100 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	$1,138,532
If you put the same money in stocks
Cash to close ($64,870) invested at 7%	$493,807
Monthly shortfalls ($457,615 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,698,820
What you'd walk away with	$2,192,627
Building minus stocks	−$1,054,095

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,186,931
Minus 6% selling cost	−$71,216
Minus loan still owedTenants' rent paid down all $440,100 of principal by year 30	$0
Plus rental profits, invested at 7%$5,164 of profit by year 30, before investment growth	$5,405
What you'd walk away with	$1,121,121
If you put the same money in stocks
Cash to close ($63,570) invested at 7%	$483,911
Monthly shortfalls ($259,833 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,141,130
What you'd walk away with	$1,625,041
Building minus stocks	−$503,920

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,186,931
Minus 6% selling cost	−$71,216
Minus loan still owedTenants' rent paid down all $440,100 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	$1,115,715
If you put the same money in stocks
Cash to close ($63,570) invested at 7%	$483,911
Monthly shortfalls ($435,789 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,629,207
What you'd walk away with	$2,113,118
Building minus stocks	−$997,403

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,211,204
Minus 6% selling cost	−$72,672
Minus loan still owedTenants' rent paid down all $399,200 of principal by year 30	$0
Plus rental profits, invested at 7%$23,018 of profit by year 30, before investment growth	$26,487
What you'd walk away with	$1,165,019
If you put the same money in stocks
Cash to close ($114,770) invested at 7%	$873,659
Monthly shortfalls ($166,525 total by yr 30) investedThe money you'd have put into the building while it lost money	$768,661
What you'd walk away with	$1,642,320
Building minus stocks	−$477,301

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,211,204
Minus 6% selling cost	−$72,672
Minus loan still owedTenants' rent paid down all $399,200 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	$1,138,532
If you put the same money in stocks
Cash to close ($114,770) invested at 7%	$873,659
Monthly shortfalls ($324,627 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,235,656
What you'd walk away with	$2,109,314
Building minus stocks	−$970,782

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,186,931
Minus 6% selling cost	−$71,216
Minus loan still owedTenants' rent paid down all $391,200 of principal by year 30	$0
Plus rental profits, invested at 7%$28,128 of profit by year 30, before investment growth	$33,040
What you'd walk away with	$1,148,755
If you put the same money in stocks
Cash to close ($112,470) invested at 7%	$856,150
Monthly shortfalls ($152,474 total by yr 30) investedThe money you'd have put into the building while it lost money	$714,883
What you'd walk away with	$1,571,033
Building minus stocks	−$422,278

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,186,931
Minus 6% selling cost	−$71,216
Minus loan still owedTenants' rent paid down all $391,200 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	$1,115,715
If you put the same money in stocks
Cash to close ($112,470) invested at 7%	$856,150
Monthly shortfalls ($305,466 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,175,325
What you'd walk away with	$2,031,475
Building minus stocks	−$915,760

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,211,204
Minus 6% selling cost	−$72,672
Minus loan still owedTenants' rent paid down all $374,250 of principal by year 30	$0
Plus rental profits, invested at 7%$40,672 of profit by year 30, before investment growth	$49,935
What you'd walk away with	$1,188,466
If you put the same money in stocks
Cash to close ($139,720) invested at 7%	$1,063,584
Monthly shortfalls ($124,422 total by yr 30) investedThe money you'd have put into the building while it lost money	$603,951
What you'd walk away with	$1,667,535
Building minus stocks	−$479,069

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,211,204
Minus 6% selling cost	−$72,672
Minus loan still owedTenants' rent paid down all $374,250 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	$1,138,532
If you put the same money in stocks
Cash to close ($139,720) invested at 7%	$1,063,584
Monthly shortfalls ($264,869 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,047,498
What you'd walk away with	$2,111,082
Building minus stocks	−$972,550

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,186,931
Minus 6% selling cost	−$71,216
Minus loan still owedTenants' rent paid down all $366,750 of principal by year 30	$0
Plus rental profits, invested at 7%$47,010 of profit by year 30, before investment growth	$58,896
What you'd walk away with	$1,174,611
If you put the same money in stocks
Cash to close ($136,920) invested at 7%	$1,042,270
Monthly shortfalls ($112,796 total by yr 30) investedThe money you'd have put into the building while it lost money	$556,351
What you'd walk away with	$1,598,621
Building minus stocks	−$424,010

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,186,931
Minus 6% selling cost	−$71,216
Minus loan still owedTenants' rent paid down all $366,750 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	$1,115,715
If you put the same money in stocks
Cash to close ($136,920) invested at 7%	$1,042,270
Monthly shortfalls ($246,906 total by yr 30) investedThe money you'd have put into the building while it lost money	$990,937
What you'd walk away with	$2,033,207
Building minus stocks	−$917,492

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

medium$3,306 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 292922240021: special assessments (payable 2026) = $3,305.80
mediumAsking is $210,003 above the price where cash flow breaks even ($288,997) at the default scenario. Based on: Derived: price $499,000 vs. break-even $288,997

Opportunities

Long time on market: room to negotiate. Based on: Listing data: 92 days on market

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)	$8,572
Insurance / yr Estimateestimate. from units, square feet and age; get a quote	$3,840
Water, sewer, trash / mo Estimateestimate. $85/unit/mo, owner-paid	$255
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 1916: +1 pt capital reserve	8% / 9%

County record Public record

Recorded as	three family dwelling, platted lot
Living units	3
Year built	1916
Market value (2026)	$401,700
Property tax, payable 2026	$8,572
Special assessments	$3,306
Homestead	no
Last sale	2021-11-17 · $365,000

Source: Ramsey County parcel records.

City rental certificate (CofO)

Residential 3+ Units: 3 unit(s), A, status renewal due, renews 2024-01-08.

Nearest highway

I 35E;US 10, about 805 m away.

Crime in Payne – Phalen

1,694 incidents in the last 12 months (51 per 1,000 residents), −10% vs. the year before. St. Paul police incidents, excluding proactive visits and community events.

Status history

2026-07-02New at $499,000