St. Paul › Battle Creek – Conway – Eastview – Highwood Hills

1518 Pacific St

Saint Paul, MN · Battle Creek – Conway – Eastview – Highwood Hills (Southeast) · Listing office ↗ · Find the listing ↗

Far off

Asking price: $449,900
Monthly cash flow: −$1,177
Estimated rent: $3,000/mo
Break-even price: $228,824

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 bath (est.)$1,650 $1,400–$1,900
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: $449,900
Monthly cash flow: −$1,177
Cash to close: $103,477
Cap rate: 3.2%
Cash-on-cash: −13.6%
DSCR: 0.51×
GRM: 12.5
Price per unit: $224,950
Price that breaks even: $228,824
Rent that breaks even: $4,509/mo
Cash flow turns positive: year 29
Year 30: property vs stocks: $1.03M vs $1.71M

Monthly breakdown

Rent	$3,000
Vacancy (6%)	−$180
Collected	$2,820
Property tax Public record	−$688
Insurance Estimate	−$204
Water, sewer, trash Estimate	−$170
Lawn care ($120 × 6 mo ÷ 12)	−$60
Repairs (8% of rent)	−$240
Capital reserve (8% of rent)	−$240
Net operating income	$1,218
Mortgage (principal + interest)	−$2,395
Cash flow	−$1,177
Principal paid down (equity, not cash)	$305

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 $1.03M, stocks $1.71M. Stocks win.

How those totals add up

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,092,025
Minus 6% selling cost	−$65,522
Minus loan still owedTenants' rent paid down all $404,910 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	$1,026,504
If you put the same money in stocks
Cash to close ($58,487) invested at 7%	$445,218
Monthly shortfalls ($341,137 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,340,790
What you'd walk away with	$1,786,008
Building minus stocks	−$759,504

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,092,025
Minus 6% selling cost	−$65,522
Minus loan still owedTenants' rent paid down all $404,910 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	$1,026,504
If you put the same money in stocks
Cash to close ($58,487) invested at 7%	$445,218
Monthly shortfalls ($486,033 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,735,575
What you'd walk away with	$2,180,793
Building minus stocks	−$1,154,289

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,067,753
Minus 6% selling cost	−$64,065
Minus loan still owedTenants' rent paid down all $395,910 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	$1,003,688
If you put the same money in stocks
Cash to close ($57,187) invested at 7%	$435,322
Monthly shortfalls ($319,312 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,271,177
What you'd walk away with	$1,706,499
Building minus stocks	−$702,811

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,067,753
Minus 6% selling cost	−$64,065
Minus loan still owedTenants' rent paid down all $395,910 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	$1,003,688
If you put the same money in stocks
Cash to close ($57,187) invested at 7%	$435,322
Monthly shortfalls ($464,207 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,665,962
What you'd walk away with	$2,101,284
Building minus stocks	−$1,097,596

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,092,025
Minus 6% selling cost	−$65,522
Minus loan still owedTenants' rent paid down all $359,920 of principal by year 30	$0
Plus rental profits, invested at 7%$1,151 of profit by year 30, before investment growth	$1,167
What you'd walk away with	$1,027,671
If you put the same money in stocks
Cash to close ($103,477) invested at 7%	$787,693
Monthly shortfalls ($222,386 total by yr 30) investedThe money you'd have put into the building while it lost money	$924,366
What you'd walk away with	$1,712,060
Building minus stocks	−$684,389

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,092,025
Minus 6% selling cost	−$65,522
Minus loan still owedTenants' rent paid down all $359,920 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	$1,026,504
If you put the same money in stocks
Cash to close ($103,477) invested at 7%	$787,693
Monthly shortfalls ($366,131 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,317,985
What you'd walk away with	$2,105,678
Building minus stocks	−$1,079,174

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,067,753
Minus 6% selling cost	−$64,065
Minus loan still owedTenants' rent paid down all $351,920 of principal by year 30	$0
Plus rental profits, invested at 7%$2,618 of profit by year 30, before investment growth	$2,706
What you'd walk away with	$1,006,393
If you put the same money in stocks
Cash to close ($101,177) invested at 7%	$770,185
Monthly shortfalls ($204,692 total by yr 30) investedThe money you'd have put into the building while it lost money	$865,574
What you'd walk away with	$1,635,759
Building minus stocks	−$629,366

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,067,753
Minus 6% selling cost	−$64,065
Minus loan still owedTenants' rent paid down all $351,920 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	$1,003,688
If you put the same money in stocks
Cash to close ($101,177) invested at 7%	$770,185
Monthly shortfalls ($346,970 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,257,654
What you'd walk away with	$2,027,839
Building minus stocks	−$1,024,151

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,092,025
Minus 6% selling cost	−$65,522
Minus loan still owedTenants' rent paid down all $337,425 of principal by year 30	$0
Plus rental profits, invested at 7%$6,805 of profit by year 30, before investment growth	$7,306
What you'd walk away with	$1,033,810
If you put the same money in stocks
Cash to close ($125,972) invested at 7%	$958,931
Monthly shortfalls ($174,162 total by yr 30) investedThe money you'd have put into the building while it lost money	$760,862
What you'd walk away with	$1,719,793
Building minus stocks	−$685,983

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,092,025
Minus 6% selling cost	−$65,522
Minus loan still owedTenants' rent paid down all $337,425 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	$1,026,504
If you put the same money in stocks
Cash to close ($125,972) invested at 7%	$958,931
Monthly shortfalls ($312,253 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,148,341
What you'd walk away with	$2,107,272
Building minus stocks	−$1,080,768

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,067,753
Minus 6% selling cost	−$64,065
Minus loan still owedTenants' rent paid down all $329,925 of principal by year 30	$0
Plus rental profits, invested at 7%$9,799 of profit by year 30, before investment growth	$10,749
What you'd walk away with	$1,014,437
If you put the same money in stocks
Cash to close ($123,172) invested at 7%	$937,617
Monthly shortfalls ($159,193 total by yr 30) investedThe money you'd have put into the building while it lost money	$707,745
What you'd walk away with	$1,645,361
Building minus stocks	−$630,924

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,067,753
Minus 6% selling cost	−$64,065
Minus loan still owedTenants' rent paid down all $329,925 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	$1,003,688
If you put the same money in stocks
Cash to close ($123,172) invested at 7%	$937,617
Monthly shortfalls ($294,290 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,091,781
What you'd walk away with	$2,029,397
Building minus stocks	−$1,025,709

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 1518 PACIFIC ST (dataset last updated mid-2025)
mediumAbout 142 m from I 94: traffic noise usually costs $50–100/month in rent. Based on: OpenStreetMap: nearest motorway (I 94) at 142 m
mediumAsking is $221,076 above the price where cash flow breaks even ($228,824) at the default scenario. Based on: Derived: price $449,900 vs. break-even $228,824
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 342922340026: special assessments (payable 2026) = $432.50

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)	$8,258
Insurance / yr Estimateestimate. from units, square feet and age; get a quote	$2,448
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	1965
Market value (2026)	$381,000
Property tax, payable 2026	$8,258
Special assessments	$432
Homestead	no
Last sale	2024-03-08 · $431,000

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 142 m away.

Crime in Battle Creek – Conway – Eastview – Highwood Hills

1,112 incidents in the last 12 months (48 per 1,000 residents), +7% vs. the year before. St. Paul police incidents, excluding proactive visits and community events.

Status history

2026-09-22New at $449,900