116 Lexington Pkwy N

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

Far off

Asking price: $480,000
Monthly cash flow: −$1,426
Estimated rent: $3,450/mo
Break-even price: $212,003

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
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: $480,000
Monthly cash flow: −$1,426
Cash to close: $110,400
Cap rate: 2.8%
Cash-on-cash: −15.5%
DSCR: 0.44×
GRM: 11.6
Price per unit: $160,000
Price that breaks even: $212,003
Rent that breaks even: $5,302/mo
Cash flow turns positive: not within 30 years
Year 30: property vs stocks: $1.10M vs $2.12M

Monthly breakdown

Rent	$3,450
Vacancy (6%)	−$207
Collected	$3,243
Property tax Public record	−$903
Insurance Estimate	−$310
Water, sewer, trash Estimate	−$255
Lawn care ($120 × 6 mo ÷ 12)	−$60
Repairs (8% of rent)	−$276
Capital reserve (9% of rent)	−$310
Net operating income	$1,128
Mortgage (principal + interest)	−$2,555
Cash flow	−$1,426
Principal paid down (equity, not cash)	$325

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 $1.10M, stocks $2.12M. Stocks win.

How those totals add up

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,165,086
Minus 6% selling cost	−$69,905
Minus loan still owedTenants' rent paid down all $432,000 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	$1,095,181
If you put the same money in stocks
Cash to close ($62,400) invested at 7%	$475,005
Monthly shortfalls ($477,664 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,726,973
What you'd walk away with	$2,201,978
Building minus stocks	−$1,106,797

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,165,086
Minus 6% selling cost	−$69,905
Minus loan still owedTenants' rent paid down all $432,000 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	$1,095,181
If you put the same money in stocks
Cash to close ($62,400) invested at 7%	$475,005
Monthly shortfalls ($644,294 total by yr 30) investedThe money you'd have put into the building while it lost money	$2,180,977
What you'd walk away with	$2,655,981
Building minus stocks	−$1,560,800

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,140,813
Minus 6% selling cost	−$68,449
Minus loan still owedTenants' rent paid down all $423,000 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	$1,072,365
If you put the same money in stocks
Cash to close ($61,100) invested at 7%	$465,109
Monthly shortfalls ($455,838 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,657,360
What you'd walk away with	$2,122,469
Building minus stocks	−$1,050,104

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,140,813
Minus 6% selling cost	−$68,449
Minus loan still owedTenants' rent paid down all $423,000 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	$1,072,365
If you put the same money in stocks
Cash to close ($61,100) invested at 7%	$465,109
Monthly shortfalls ($622,468 total by yr 30) investedThe money you'd have put into the building while it lost money	$2,111,364
What you'd walk away with	$2,576,472
Building minus stocks	−$1,504,107

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,165,086
Minus 6% selling cost	−$69,905
Minus loan still owedTenants' rent paid down all $384,000 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	$1,095,181
If you put the same money in stocks
Cash to close ($110,400) invested at 7%	$840,393
Monthly shortfalls ($349,739 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,281,445
What you'd walk away with	$2,121,838
Building minus stocks	−$1,026,657

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,165,086
Minus 6% selling cost	−$69,905
Minus loan still owedTenants' rent paid down all $384,000 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	$1,095,181
If you put the same money in stocks
Cash to close ($110,400) invested at 7%	$840,393
Monthly shortfalls ($516,369 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,735,448
What you'd walk away with	$2,575,841
Building minus stocks	−$1,480,660

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,140,813
Minus 6% selling cost	−$68,449
Minus loan still owedTenants' rent paid down all $376,000 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	$1,072,365
If you put the same money in stocks
Cash to close ($108,100) invested at 7%	$822,885
Monthly shortfalls ($330,579 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,221,114
What you'd walk away with	$2,043,999
Building minus stocks	−$971,634

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,140,813
Minus 6% selling cost	−$68,449
Minus loan still owedTenants' rent paid down all $376,000 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	$1,072,365
If you put the same money in stocks
Cash to close ($108,100) invested at 7%	$822,885
Monthly shortfalls ($497,209 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,675,117
What you'd walk away with	$2,498,002
Building minus stocks	−$1,425,637

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,165,086
Minus 6% selling cost	−$69,905
Minus loan still owedTenants' rent paid down all $360,000 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	$1,095,181
If you put the same money in stocks
Cash to close ($134,400) invested at 7%	$1,023,087
Monthly shortfalls ($292,257 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,100,451
What you'd walk away with	$2,123,539
Building minus stocks	−$1,028,358

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,165,086
Minus 6% selling cost	−$69,905
Minus loan still owedTenants' rent paid down all $360,000 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	$1,095,181
If you put the same money in stocks
Cash to close ($134,400) invested at 7%	$1,023,087
Monthly shortfalls ($458,887 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,554,455
What you'd walk away with	$2,577,542
Building minus stocks	−$1,482,361

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,140,813
Minus 6% selling cost	−$68,449
Minus loan still owedTenants' rent paid down all $352,500 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	$1,072,365
If you put the same money in stocks
Cash to close ($131,600) invested at 7%	$1,001,773
Monthly shortfalls ($274,294 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,043,891
What you'd walk away with	$2,045,664
Building minus stocks	−$973,299

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,140,813
Minus 6% selling cost	−$68,449
Minus loan still owedTenants' rent paid down all $352,500 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	$1,072,365
If you put the same money in stocks
Cash to close ($131,600) invested at 7%	$1,001,773
Monthly shortfalls ($440,924 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,497,894
What you'd walk away with	$2,499,667
Building minus stocks	−$1,427,302

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 $267,997 above the price where cash flow breaks even ($212,003) at the default scenario. Based on: Derived: price $480,000 vs. break-even $212,003
low$649 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 022823230134: special assessments (payable 2026) = $648.76

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)	$10,833
Insurance / yr Estimateestimate. from units, square feet and age; get a quote	$3,724
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 1900: +1 pt capital reserve	8% / 9%

County record Public record

Recorded as	three family dwelling, platted lot
Living units	3
Year built	1900
Market value (2026)	$545,600
Property tax, payable 2026	$10,833
Special assessments	$649
Homestead	no
Last sale	2024-01-10

Source: Ramsey County parcel records.

City rental certificate (CofO)

Residential 3+ Units: 3 unit(s), A, status renewal due, renews 2023-07-12.

Nearest highway

I 94, about 772 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

2026-08-14New at $480,000