1237 5th St E

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

Asking price: $264,900
Monthly cash flow: −$162
Estimated rent: $2,700/mo
Break-even price: $234,499

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
2 bed / 1 bath (est.)$1,350 $1,150–$1,550

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: $264,900
Monthly cash flow: −$162
Cash to close: $60,927
Cap rate: 5.7%
Cash-on-cash: −3.2%
DSCR: 0.89×
GRM: 8.2
Price per unit: $132,450
Price that breaks even: $234,499
Rent that breaks even: $2,907/mo
Cash flow turns positive: year 6
Year 30: property vs stocks: $906K vs $501K

Monthly breakdown

Rent	$2,700
Vacancy (6%)	−$162
Collected	$2,538
Property tax Public record	−$434
Insurance Estimate	−$194
Water, sewer, trash Estimate	−$170
Lawn care ($120 × 6 mo ÷ 12)	−$60
Repairs (8% of rent)	−$216
Capital reserve (8% of rent)	−$216
Net operating income	$1,248
Mortgage (principal + interest)	−$1,410
Cash flow	−$162
Principal paid down (equity, not cash)	$179

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 $906K, stocks $501K. The property wins.

How those totals add up

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$642,982
Minus 6% selling cost	−$38,579
Minus loan still owedTenants' rent paid down all $238,410 of principal by year 30	$0
Plus rental profits, invested at 7%$121,265 of profit by year 30, before investment growth	$191,870
What you'd walk away with	$796,273
If you put the same money in stocks
Cash to close ($34,437) invested at 7%	$262,143
Monthly shortfalls ($28,547 total by yr 30) investedThe money you'd have put into the building while it lost money	$173,499
What you'd walk away with	$435,642
Building minus stocks	$360,631

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$642,982
Minus 6% selling cost	−$38,579
Minus loan still owedTenants' rent paid down all $238,410 of principal by year 30	$0
Plus rental profits, invested at 7%$36,740 of profit by year 30, before investment growth	$47,094
What you'd walk away with	$651,497
If you put the same money in stocks
Cash to close ($34,437) invested at 7%	$262,143
Monthly shortfalls ($74,429 total by yr 30) investedThe money you'd have put into the building while it lost money	$384,030
What you'd walk away with	$646,173
Building minus stocks	$5,324

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$618,709
Minus 6% selling cost	−$37,123
Minus loan still owedTenants' rent paid down all $229,410 of principal by year 30	$0
Plus rental profits, invested at 7%$136,406 of profit by year 30, before investment growth	$224,347
What you'd walk away with	$805,934
If you put the same money in stocks
Cash to close ($33,137) invested at 7%	$252,247
Monthly shortfalls ($21,862 total by yr 30) investedThe money you'd have put into the building while it lost money	$136,363
What you'd walk away with	$388,610
Building minus stocks	$417,324

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$618,709
Minus 6% selling cost	−$37,123
Minus loan still owedTenants' rent paid down all $229,410 of principal by year 30	$0
Plus rental profits, invested at 7%$45,812 of profit by year 30, before investment growth	$60,959
What you'd walk away with	$642,546
If you put the same money in stocks
Cash to close ($33,137) invested at 7%	$252,247
Monthly shortfalls ($61,674 total by yr 30) investedThe money you'd have put into the building while it lost money	$328,282
What you'd walk away with	$580,529
Building minus stocks	$62,017

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$642,982
Minus 6% selling cost	−$38,579
Minus loan still owedTenants' rent paid down all $211,920 of principal by year 30	$0
Plus rental profits, invested at 7%$168,943 of profit by year 30, before investment growth	$301,116
What you'd walk away with	$905,519
If you put the same money in stocks
Cash to close ($60,927) invested at 7%	$463,792
Monthly shortfalls ($5,627 total by yr 30) investedThe money you'd have put into the building while it lost money	$36,869
What you'd walk away with	$500,660
Building minus stocks	$404,859

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$642,982
Minus 6% selling cost	−$38,579
Minus loan still owedTenants' rent paid down all $211,920 of principal by year 30	$0
Plus rental profits, invested at 7%$66,852 of profit by year 30, before investment growth	$96,409
What you'd walk away with	$700,812
If you put the same money in stocks
Cash to close ($60,927) invested at 7%	$463,792
Monthly shortfalls ($33,942 total by yr 30) investedThe money you'd have put into the building while it lost money	$187,468
What you'd walk away with	$651,260
Building minus stocks	$49,552

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$618,709
Minus 6% selling cost	−$37,123
Minus loan still owedTenants' rent paid down all $203,920 of principal by year 30	$0
Plus rental profits, invested at 7%$185,261 of profit by year 30, before investment growth	$343,413
What you'd walk away with	$924,999
If you put the same money in stocks
Cash to close ($58,627) invested at 7%	$446,284
Monthly shortfalls ($2,784 total by yr 30) investedThe money you'd have put into the building while it lost money	$18,834
What you'd walk away with	$465,118
Building minus stocks	$459,881

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$618,709
Minus 6% selling cost	−$37,123
Minus loan still owedTenants' rent paid down all $203,920 of principal by year 30	$0
Plus rental profits, invested at 7%$77,997 of profit by year 30, before investment growth	$117,014
What you'd walk away with	$698,601
If you put the same money in stocks
Cash to close ($58,627) invested at 7%	$446,284
Monthly shortfalls ($25,926 total by yr 30) investedThe money you'd have put into the building while it lost money	$147,743
What you'd walk away with	$594,026
Building minus stocks	$104,575

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$642,982
Minus 6% selling cost	−$38,579
Minus loan still owedTenants' rent paid down all $198,675 of principal by year 30	$0
Plus rental profits, invested at 7%$196,488 of profit by year 30, before investment growth	$374,145
What you'd walk away with	$978,548
If you put the same money in stocks
Cash to close ($74,172) invested at 7%	$564,616
Monthly shortfalls ($1,449 total by yr 30) investedThe money you'd have put into the building while it lost money	$10,012
What you'd walk away with	$574,628
Building minus stocks	$403,920

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$642,982
Minus 6% selling cost	−$38,579
Minus loan still owedTenants' rent paid down all $198,675 of principal by year 30	$0
Plus rental profits, invested at 7%$85,831 of profit by year 30, before investment growth	$132,253
What you'd walk away with	$736,656
If you put the same money in stocks
Cash to close ($74,172) invested at 7%	$564,616
Monthly shortfalls ($21,198 total by yr 30) investedThe money you'd have put into the building while it lost money	$123,427
What you'd walk away with	$688,043
Building minus stocks	$48,613

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$618,709
Minus 6% selling cost	−$37,123
Minus loan still owedTenants' rent paid down all $191,175 of principal by year 30	$0
Plus rental profits, invested at 7%$213,288 of profit by year 30, before investment growth	$422,724
What you'd walk away with	$1,004,311
If you put the same money in stocks
Cash to close ($71,372) invested at 7%	$543,302
Monthly shortfalls ($285 total by yr 30) investedThe money you'd have put into the building while it lost money	$2,031
What you'd walk away with	$545,333
Building minus stocks	$458,978

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$618,709
Minus 6% selling cost	−$37,123
Minus loan still owedTenants' rent paid down all $191,175 of principal by year 30	$0
Plus rental profits, invested at 7%$97,807 of profit by year 30, before investment growth	$156,830
What you'd walk away with	$738,417
If you put the same money in stocks
Cash to close ($71,372) invested at 7%	$543,302
Monthly shortfalls ($15,211 total by yr 30) investedThe money you'd have put into the building while it lost money	$91,443
What you'd walk away with	$634,745
Building minus stocks	$103,672

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$432 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 332922110188: special assessments (payable 2026) = $432.50

Opportunities

Long time on market: room to negotiate. Based on: Listing data: 197 days on market, 1 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)	$5,212
Insurance / yr Estimateestimate. from units, square feet and age; get a quote	$2,323
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. base rate	8% / 8%

County record Public record

Recorded as	two family dwelling - up/dwn
Living units	2
Year built	1922
Market value (2026)	$247,000
Property tax, payable 2026	$5,212
Special assessments	$432
Homestead	no
Last sale	2015-08-11 · $1,463,475

Source: Ramsey County parcel records.

City rental certificate (CofO)

Residential 2 Units: 2 unit(s), B, status pending, renews 2027-09-29.

Nearest highway

I 94, about 818 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

2026-03-19Price cut at $264,900 (was $274,900) · from listing history
2026-03-19New at $264,900