1136 Edgerton St

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

Asking price: $224,900
Monthly cash flow: −$80
Estimated rent: $2,100/mo
Break-even price: $209,777

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.)$1,050 $900–$1,200
1 bed / 1 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: $224,900
Monthly cash flow: −$80
Cash to close: $51,727
Cap rate: 6.0%
Cash-on-cash: −1.9%
DSCR: 0.93×
GRM: 8.9
Price per unit: $112,450
Price that breaks even: $209,777
Rent that breaks even: $2,205/mo
Cash flow turns positive: year 4
Year 30: property vs stocks: $859K vs $406K

Monthly breakdown

Rent	$2,100
Vacancy (6%)	−$126
Collected	$1,974
Property tax Public record	−$71
Insurance Estimate	−$199
Water, sewer, trash Estimate	−$170
Lawn care ($120 × 6 mo ÷ 12)	−$60
Repairs (8% of rent)	−$168
Capital reserve (9% of rent)	−$189
Net operating income	$1,117
Mortgage (principal + interest)	−$1,197
Cash flow	−$80
Principal paid down (equity, not cash)	$152

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 $859K, stocks $406K. The property wins.

How those totals add up

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$545,891
Minus 6% selling cost	−$32,753
Minus loan still owedTenants' rent paid down all $202,410 of principal by year 30	$0
Plus rental profits, invested at 7%$139,488 of profit by year 30, before investment growth	$233,984
What you'd walk away with	$747,122
If you put the same money in stocks
Cash to close ($29,237) invested at 7%	$222,560
Monthly shortfalls ($17,229 total by yr 30) investedThe money you'd have put into the building while it lost money	$108,922
What you'd walk away with	$331,481
Building minus stocks	$415,641

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$545,891
Minus 6% selling cost	−$32,753
Minus loan still owedTenants' rent paid down all $202,410 of principal by year 30	$0
Plus rental profits, invested at 7%$64,187 of profit by year 30, before investment growth	$91,060
What you'd walk away with	$604,198
If you put the same money in stocks
Cash to close ($29,237) invested at 7%	$222,560
Monthly shortfalls ($43,354 total by yr 30) investedThe money you'd have put into the building while it lost money	$242,347
What you'd walk away with	$464,907
Building minus stocks	$139,291

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$521,619
Minus 6% selling cost	−$31,297
Minus loan still owedTenants' rent paid down all $193,410 of principal by year 30	$0
Plus rental profits, invested at 7%$156,360 of profit by year 30, before investment growth	$274,018
What you'd walk away with	$764,340
If you put the same money in stocks
Cash to close ($27,937) invested at 7%	$212,664
Monthly shortfalls ($12,275 total by yr 30) investedThe money you'd have put into the building while it lost money	$79,343
What you'd walk away with	$292,006
Building minus stocks	$472,334

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$521,619
Minus 6% selling cost	−$31,297
Minus loan still owedTenants' rent paid down all $193,410 of principal by year 30	$0
Plus rental profits, invested at 7%$76,324 of profit by year 30, before investment growth	$113,012
What you'd walk away with	$603,333
If you put the same money in stocks
Cash to close ($27,937) invested at 7%	$212,664
Monthly shortfalls ($33,666 total by yr 30) investedThe money you'd have put into the building while it lost money	$194,686
What you'd walk away with	$407,349
Building minus stocks	$195,984

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$545,891
Minus 6% selling cost	−$32,753
Minus loan still owedTenants' rent paid down all $179,920 of principal by year 30	$0
Plus rental profits, invested at 7%$183,969 of profit by year 30, before investment growth	$345,949
What you'd walk away with	$859,087
If you put the same money in stocks
Cash to close ($51,727) invested at 7%	$393,759
Monthly shortfalls ($1,772 total by yr 30) investedThe money you'd have put into the building while it lost money	$12,138
What you'd walk away with	$405,897
Building minus stocks	$453,190

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$545,891
Minus 6% selling cost	−$32,753
Minus loan still owedTenants' rent paid down all $179,920 of principal by year 30	$0
Plus rental profits, invested at 7%$96,862 of profit by year 30, before investment growth	$153,613
What you'd walk away with	$666,751
If you put the same money in stocks
Cash to close ($51,727) invested at 7%	$393,759
Monthly shortfalls ($16,092 total by yr 30) investedThe money you'd have put into the building while it lost money	$96,152
What you'd walk away with	$489,911
Building minus stocks	$176,840

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$521,619
Minus 6% selling cost	−$31,297
Minus loan still owedTenants' rent paid down all $171,920 of principal by year 30	$0
Plus rental profits, invested at 7%$201,685 of profit by year 30, before investment growth	$396,470
What you'd walk away with	$886,792
If you put the same money in stocks
Cash to close ($49,427) invested at 7%	$376,251
Monthly shortfalls ($327 total by yr 30) investedThe money you'd have put into the building while it lost money	$2,328
What you'd walk away with	$378,579
Building minus stocks	$508,213

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$521,619
Minus 6% selling cost	−$31,297
Minus loan still owedTenants' rent paid down all $171,920 of principal by year 30	$0
Plus rental profits, invested at 7%$110,507 of profit by year 30, before investment growth	$183,236
What you'd walk away with	$673,557
If you put the same money in stocks
Cash to close ($49,427) invested at 7%	$376,251
Monthly shortfalls ($10,576 total by yr 30) investedThe money you'd have put into the building while it lost money	$65,443
What you'd walk away with	$441,694
Building minus stocks	$231,863

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$545,891
Minus 6% selling cost	−$32,753
Minus loan still owedTenants' rent paid down all $168,675 of principal by year 30	$0
Plus rental profits, invested at 7%$209,198 of profit by year 30, before investment growth	$419,099
What you'd walk away with	$932,237
If you put the same money in stocks
Cash to close ($62,972) invested at 7%	$479,359
Monthly shortfalls ($68 total by yr 30) investedThe money you'd have put into the building while it lost money	$485
What you'd walk away with	$479,844
Building minus stocks	$452,393

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$545,891
Minus 6% selling cost	−$32,753
Minus loan still owedTenants' rent paid down all $168,675 of principal by year 30	$0
Plus rental profits, invested at 7%$116,342 of profit by year 30, before investment growth	$196,530
What you'd walk away with	$709,668
If you put the same money in stocks
Cash to close ($62,972) invested at 7%	$479,359
Monthly shortfalls ($8,639 total by yr 30) investedThe money you'd have put into the building while it lost money	$54,266
What you'd walk away with	$533,624
Building minus stocks	$176,044

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$521,619
Minus 6% selling cost	−$31,297
Minus loan still owedTenants' rent paid down all $161,175 of principal by year 30	$0
Plus rental profits, invested at 7%$227,093 of profit by year 30, before investment growth	$475,175
What you'd walk away with	$965,496
If you put the same money in stocks
Cash to close ($60,172) invested at 7%	$458,045
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	$458,045
Building minus stocks	$507,451

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$521,619
Minus 6% selling cost	−$31,297
Minus loan still owedTenants' rent paid down all $161,175 of principal by year 30	$0
Plus rental profits, invested at 7%$130,510 of profit by year 30, before investment growth	$230,411
What you'd walk away with	$720,733
If you put the same money in stocks
Cash to close ($60,172) invested at 7%	$458,045
Monthly shortfalls ($4,844 total by yr 30) investedThe money you'd have put into the building while it lost money	$31,586
What you'd walk away with	$489,631
Building minus stocks	$231,102

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 292922120230: special assessments (payable 2026) = $572.02

Opportunities

The seller bought for $109,000 in Jan 2019, so they can take a lower offer and still come out well ahead. Public record: Ramsey County parcel 292922120230: last sale 2019-01-15, $109,000

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)	$856
Insurance / yr Estimateestimate. from units, square feet and age; get a quote	$2,390
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 1890: +1 pt capital reserve	8% / 9%

County record Public record

Recorded as	two family dwelling - up/dwn
Living units	2
Year built	1890
Market value (2026)	$224,600
Property tax, payable 2026	$856
Special assessments	$572
Homestead	no
Last sale	2019-01-15 · $109,000

Source: Ramsey County parcel records.

City rental certificate (CofO)

Residential 2 Units: 2 unit(s), A, status pending, renews 2029-04-18.

Nearest highway

I 35E;US 10, about 1005 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

2026-07-13New at $224,900