St. Paul › Summit Hill

157 Lexington Pkwy S

Saint Paul, MN · Summit Hill (Grand Avenue) · Find the listing ↗

Far off

Asking price: $550,000
Monthly cash flow: −$1,594
Estimated rent: $3,300/mo
Break-even price: $250,583

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
3 bed / 1 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: $550,000
Monthly cash flow: −$1,594
Cash to close: $126,500
Cap rate: 2.9%
Cash-on-cash: −15.1%
DSCR: 0.46×
GRM: 13.9
Price per unit: $275,000
Price that breaks even: $250,583
Rent that breaks even: $5,343/mo
Cash flow turns positive: not within 30 years
Year 30: property vs stocks: $1.25M vs $2.32M

Monthly breakdown

Rent	$3,300
Vacancy (6%)	−$198
Collected	$3,102
Property tax Public record	−$798
Insurance Estimate	−$212
Water, sewer, trash Estimate	−$170
Lawn care ($120 × 6 mo ÷ 12)	−$60
Repairs (8% of rent)	−$264
Capital reserve (8% of rent)	−$264
Net operating income	$1,334
Mortgage (principal + interest)	−$2,927
Cash flow	−$1,594
Principal paid down (equity, not cash)	$372

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 $1.25M, stocks $2.32M. Stocks win.

How those totals add up

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,334,994
Minus 6% selling cost	−$80,100
Minus loan still owedTenants' rent paid down all $495,000 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	$1,254,895
If you put the same money in stocks
Cash to close ($71,500) invested at 7%	$544,276
Monthly shortfalls ($499,236 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,868,354
What you'd walk away with	$2,412,630
Building minus stocks	−$1,157,735

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,334,994
Minus 6% selling cost	−$80,100
Minus loan still owedTenants' rent paid down all $495,000 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	$1,254,895
If you put the same money in stocks
Cash to close ($71,500) invested at 7%	$544,276
Monthly shortfalls ($658,621 total by yr 30) investedThe money you'd have put into the building while it lost money	$2,302,618
What you'd walk away with	$2,846,894
Building minus stocks	−$1,591,999

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,310,722
Minus 6% selling cost	−$78,643
Minus loan still owedTenants' rent paid down all $486,000 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	$1,232,078
If you put the same money in stocks
Cash to close ($70,200) invested at 7%	$534,380
Monthly shortfalls ($477,410 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,798,741
What you'd walk away with	$2,333,121
Building minus stocks	−$1,101,043

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,310,722
Minus 6% selling cost	−$78,643
Minus loan still owedTenants' rent paid down all $486,000 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	$1,232,078
If you put the same money in stocks
Cash to close ($70,200) invested at 7%	$534,380
Monthly shortfalls ($636,795 total by yr 30) investedThe money you'd have put into the building while it lost money	$2,233,005
What you'd walk away with	$2,767,385
Building minus stocks	−$1,535,307

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,334,994
Minus 6% selling cost	−$80,100
Minus loan still owedTenants' rent paid down all $440,000 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	$1,254,895
If you put the same money in stocks
Cash to close ($126,500) invested at 7%	$962,950
Monthly shortfalls ($352,656 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,357,853
What you'd walk away with	$2,320,803
Building minus stocks	−$1,065,908

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,334,994
Minus 6% selling cost	−$80,100
Minus loan still owedTenants' rent paid down all $440,000 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	$1,254,895
If you put the same money in stocks
Cash to close ($126,500) invested at 7%	$962,950
Monthly shortfalls ($512,041 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,792,117
What you'd walk away with	$2,755,067
Building minus stocks	−$1,500,172

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,310,722
Minus 6% selling cost	−$78,643
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	$1,232,078
If you put the same money in stocks
Cash to close ($124,200) invested at 7%	$945,442
Monthly shortfalls ($333,495 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,297,521
What you'd walk away with	$2,242,964
Building minus stocks	−$1,010,886

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,310,722
Minus 6% selling cost	−$78,643
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	$1,232,078
If you put the same money in stocks
Cash to close ($124,200) invested at 7%	$945,442
Monthly shortfalls ($492,880 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,731,785
What you'd walk away with	$2,677,227
Building minus stocks	−$1,445,149

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,334,994
Minus 6% selling cost	−$80,100
Minus loan still owedTenants' rent paid down all $412,500 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	$1,254,895
If you put the same money in stocks
Cash to close ($154,000) invested at 7%	$1,172,287
Monthly shortfalls ($286,791 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,150,464
What you'd walk away with	$2,322,751
Building minus stocks	−$1,067,856

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,334,994
Minus 6% selling cost	−$80,100
Minus loan still owedTenants' rent paid down all $412,500 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	$1,254,895
If you put the same money in stocks
Cash to close ($154,000) invested at 7%	$1,172,287
Monthly shortfalls ($446,176 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,584,728
What you'd walk away with	$2,757,015
Building minus stocks	−$1,502,120

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,310,722
Minus 6% selling cost	−$78,643
Minus loan still owedTenants' rent paid down all $405,000 of principal by year 30	$0
Plus rental profits, invested at 7%$94 of profit by year 30, before investment growth	$94
What you'd walk away with	$1,232,172
If you put the same money in stocks
Cash to close ($151,200) invested at 7%	$1,150,973
Monthly shortfalls ($268,921 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,093,997
What you'd walk away with	$2,244,970
Building minus stocks	−$1,012,798

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,310,722
Minus 6% selling cost	−$78,643
Minus loan still owedTenants' rent paid down all $405,000 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	$1,232,078
If you put the same money in stocks
Cash to close ($151,200) invested at 7%	$1,150,973
Monthly shortfalls ($428,213 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,528,168
What you'd walk away with	$2,679,141
Building minus stocks	−$1,447,063

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 $299,417 above the price where cash flow breaks even ($250,583) at the default scenario. Based on: Derived: price $550,000 vs. break-even $250,583
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 032823440028: special assessments (payable 2026) = $432.50

Opportunities

Long time on market: room to negotiate. Based on: Listing data: 100 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)	$9,574
Insurance / yr Estimateestimate. from units, square feet and age; get a quote	$2,550
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)	$493,800
Property tax, payable 2026	$9,574
Special assessments	$432
Homestead	no
Last sale	—

Source: Ramsey County parcel records.

City rental certificate (CofO)

Residential 2 Units: 2 unit(s), A, status renewal due, renews 2023-06-22.

Nearest highway

Ayd Mill Road, about 564 m away.

Crime in Summit Hill

237 incidents in the last 12 months (35 per 1,000 residents), −13% vs. the year before. St. Paul police incidents, excluding proactive visits and community events.

Status history

2026-06-24New at $550,000