1235 Minnehaha Ave E

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

Overpriced

Asking price: $364,900
Monthly cash flow: −$596
Estimated rent: $3,300/mo
Break-even price: $252,865

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

3 bed / 1.5 bath (est.)$1,650 $1,400–$1,900
3 bed / 1.5 bath (est.)$1,650 $1,400–$1,900

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: $364,900
Monthly cash flow: −$596
Cash to close: $83,927
Cap rate: 4.4%
Cash-on-cash: −8.5%
DSCR: 0.69×
GRM: 9.2
Price per unit: $182,450
Price that breaks even: $252,865
Rent that breaks even: $4,074/mo
Cash flow turns positive: year 16
Year 30: property vs stocks: $929K vs $954K

Monthly breakdown

Rent	$3,300
Vacancy (6%)	−$198
Collected	$3,102
Property tax Public record	−$744
Insurance Estimate	−$221
Water, sewer, trash Estimate	−$170
Lawn care ($120 × 6 mo ÷ 12)	−$60
Repairs (8% of rent)	−$264
Capital reserve (9% of rent)	−$297
Net operating income	$1,346
Mortgage (principal + interest)	−$1,942
Cash flow	−$596
Principal paid down (equity, not cash)	$247

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 $929K, stocks $954K. Stocks win.

How those totals add up

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$885,708
Minus 6% selling cost	−$53,142
Minus loan still owedTenants' rent paid down all $328,410 of principal by year 30	$0
Plus rental profits, invested at 7%$34,368 of profit by year 30, before investment growth	$42,032
What you'd walk away with	$874,597
If you put the same money in stocks
Cash to close ($47,437) invested at 7%	$361,103
Monthly shortfalls ($120,483 total by yr 30) investedThe money you'd have put into the building while it lost money	$598,803
What you'd walk away with	$959,906
Building minus stocks	−$85,309

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$885,708
Minus 6% selling cost	−$53,142
Minus loan still owedTenants' rent paid down all $328,410 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	$832,566
If you put the same money in stocks
Cash to close ($47,437) invested at 7%	$361,103
Monthly shortfalls ($245,500 total by yr 30) investedThe money you'd have put into the building while it lost money	$991,035
What you'd walk away with	$1,352,138
Building minus stocks	−$519,572

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$861,435
Minus 6% selling cost	−$51,686
Minus loan still owedTenants' rent paid down all $319,410 of principal by year 30	$0
Plus rental profits, invested at 7%$41,948 of profit by year 30, before investment growth	$52,737
What you'd walk away with	$862,486
If you put the same money in stocks
Cash to close ($46,137) invested at 7%	$351,207
Monthly shortfalls ($106,237 total by yr 30) investedThe money you'd have put into the building while it lost money	$539,895
What you'd walk away with	$891,102
Building minus stocks	−$28,616

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$861,435
Minus 6% selling cost	−$51,686
Minus loan still owedTenants' rent paid down all $319,410 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	$809,749
If you put the same money in stocks
Cash to close ($46,137) invested at 7%	$351,207
Monthly shortfalls ($223,675 total by yr 30) investedThe money you'd have put into the building while it lost money	$921,422
What you'd walk away with	$1,272,629
Building minus stocks	−$462,880

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$885,708
Minus 6% selling cost	−$53,142
Minus loan still owedTenants' rent paid down all $291,920 of principal by year 30	$0
Plus rental profits, invested at 7%$70,337 of profit by year 30, before investment growth	$96,830
What you'd walk away with	$929,395
If you put the same money in stocks
Cash to close ($83,927) invested at 7%	$638,874
Monthly shortfalls ($59,204 total by yr 30) investedThe money you'd have put into the building while it lost money	$314,907
What you'd walk away with	$953,780
Building minus stocks	−$24,385

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$885,708
Minus 6% selling cost	−$53,142
Minus loan still owedTenants' rent paid down all $291,920 of principal by year 30	$0
Plus rental profits, invested at 7%$3,803 of profit by year 30, before investment growth	$4,019
What you'd walk away with	$836,585
If you put the same money in stocks
Cash to close ($83,927) invested at 7%	$638,874
Monthly shortfalls ($152,054 total by yr 30) investedThe money you'd have put into the building while it lost money	$656,360
What you'd walk away with	$1,295,234
Building minus stocks	−$458,649

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$861,435
Minus 6% selling cost	−$51,686
Minus loan still owedTenants' rent paid down all $283,920 of principal by year 30	$0
Plus rental profits, invested at 7%$80,158 of profit by year 30, before investment growth	$113,541
What you'd walk away with	$923,290
If you put the same money in stocks
Cash to close ($81,627) invested at 7%	$621,366
Monthly shortfalls ($49,863 total by yr 30) investedThe money you'd have put into the building while it lost money	$271,287
What you'd walk away with	$892,652
Building minus stocks	$30,638

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$861,435
Minus 6% selling cost	−$51,686
Minus loan still owedTenants' rent paid down all $283,920 of principal by year 30	$0
Plus rental profits, invested at 7%$6,626 of profit by year 30, before investment growth	$7,207
What you'd walk away with	$816,957
If you put the same money in stocks
Cash to close ($81,627) invested at 7%	$621,366
Monthly shortfalls ($135,717 total by yr 30) investedThe money you'd have put into the building while it lost money	$599,217
What you'd walk away with	$1,220,582
Building minus stocks	−$403,625

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$885,708
Minus 6% selling cost	−$53,142
Minus loan still owedTenants' rent paid down all $273,675 of principal by year 30	$0
Plus rental profits, invested at 7%$93,744 of profit by year 30, before investment growth	$137,826
What you'd walk away with	$970,391
If you put the same money in stocks
Cash to close ($102,172) invested at 7%	$777,759
Monthly shortfalls ($38,912 total by yr 30) investedThe money you'd have put into the building while it lost money	$218,310
What you'd walk away with	$996,069
Building minus stocks	−$25,678

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$885,708
Minus 6% selling cost	−$53,142
Minus loan still owedTenants' rent paid down all $273,675 of principal by year 30	$0
Plus rental profits, invested at 7%$11,371 of profit by year 30, before investment growth	$12,838
What you'd walk away with	$845,404
If you put the same money in stocks
Cash to close ($102,172) invested at 7%	$777,759
Monthly shortfalls ($115,924 total by yr 30) investedThe money you'd have put into the building while it lost money	$527,586
What you'd walk away with	$1,305,345
Building minus stocks	−$459,941

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$861,435
Minus 6% selling cost	−$51,686
Minus loan still owedTenants' rent paid down all $266,175 of principal by year 30	$0
Plus rental profits, invested at 7%$104,494 of profit by year 30, before investment growth	$158,102
What you'd walk away with	$967,851
If you put the same money in stocks
Cash to close ($99,372) invested at 7%	$756,445
Monthly shortfalls ($31,699 total by yr 30) investedThe money you'd have put into the building while it lost money	$182,025
What you'd walk away with	$938,470
Building minus stocks	$29,381

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$861,435
Minus 6% selling cost	−$51,686
Minus loan still owedTenants' rent paid down all $266,175 of principal by year 30	$0
Plus rental profits, invested at 7%$15,749 of profit by year 30, before investment growth	$18,319
What you'd walk away with	$828,069
If you put the same money in stocks
Cash to close ($99,372) invested at 7%	$756,445
Monthly shortfalls ($102,339 total by yr 30) investedThe money you'd have put into the building while it lost money	$476,507
What you'd walk away with	$1,232,952
Building minus stocks	−$404,883

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

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 1235 MINNEHAHA AVE E (dataset last updated mid-2025)
medium$9,239 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 282922440212: special assessments (payable 2026) = $9,238.94
mediumAsking is $112,035 above the price where cash flow breaks even ($252,865) at the default scenario. Based on: Derived: price $364,900 vs. break-even $252,865
lowChanged hands in Sep 2025; the county record doesn't show a price. Ask what the seller paid and what changed since. Public record: Ramsey County parcel 282922440212: last sale 2025-09-07

Opportunities

Long time on market: room to negotiate. Based on: Listing data: 260 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)	$8,931
Insurance / yr Estimateestimate. from units, square feet and age; get a quote	$2,651
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 1900: +1 pt capital reserve	8% / 9%

County record Public record

Recorded as	two family dwelling - up/dwn
Living units	2
Year built	1900
Market value (2026)	$425,800
Property tax, payable 2026	$8,931
Special assessments	$9,239
Homestead	no
Last sale	2025-09-07

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, about 1214 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

2026-01-15New at $364,900