169 Sherburne Ave

Saint Paul, MN · Frogtown (Thomas-Dale) · Find the listing ↗

Asking price: $239,900
Monthly cash flow: −$29
Estimated rent: $2,700/mo
Break-even price: $234,377

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: $239,900
Monthly cash flow: −$29
Cash to close: $55,177
Cap rate: 6.2%
Cash-on-cash: −0.6%
DSCR: 0.98×
GRM: 7.4
Price per unit: $119,950
Price that breaks even: $234,377
Rent that breaks even: $2,738/mo
Cash flow turns positive: year 2
Year 30: property vs stocks: $966K vs $423K

Monthly breakdown

Rent	$2,700
Vacancy (6%)	−$162
Collected	$2,538
Property tax Public record	−$401
Insurance Estimate	−$200
Water, sewer, trash Estimate	−$170
Lawn care ($120 × 6 mo ÷ 12)	−$60
Repairs (8% of rent)	−$216
Capital reserve (9% of rent)	−$243
Net operating income	$1,247
Mortgage (principal + interest)	−$1,277
Cash flow	−$29
Principal paid down (equity, not cash)	$162

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 $966K, stocks $423K. The property wins.

How those totals add up

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$582,300
Minus 6% selling cost	−$34,938
Minus loan still owedTenants' rent paid down all $215,910 of principal by year 30	$0
Plus rental profits, invested at 7%$162,079 of profit by year 30, before investment growth	$283,389
What you'd walk away with	$830,752
If you put the same money in stocks
Cash to close ($31,187) invested at 7%	$237,403
Monthly shortfalls ($13,889 total by yr 30) investedThe money you'd have put into the building while it lost money	$89,573
What you'd walk away with	$326,976
Building minus stocks	$503,776

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$582,300
Minus 6% selling cost	−$34,938
Minus loan still owedTenants' rent paid down all $215,910 of principal by year 30	$0
Plus rental profits, invested at 7%$62,541 of profit by year 30, before investment growth	$88,628
What you'd walk away with	$635,991
If you put the same money in stocks
Cash to close ($31,187) invested at 7%	$237,403
Monthly shortfalls ($44,757 total by yr 30) investedThe money you'd have put into the building while it lost money	$250,119
What you'd walk away with	$487,522
Building minus stocks	$148,469

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$558,028
Minus 6% selling cost	−$33,482
Minus loan still owedTenants' rent paid down all $206,910 of principal by year 30	$0
Plus rental profits, invested at 7%$179,985 of profit by year 30, before investment growth	$328,582
What you'd walk away with	$853,128
If you put the same money in stocks
Cash to close ($29,887) invested at 7%	$227,507
Monthly shortfalls ($9,969 total by yr 30) investedThe money you'd have put into the building while it lost money	$65,152
What you'd walk away with	$292,660
Building minus stocks	$560,468

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$558,028
Minus 6% selling cost	−$33,482
Minus loan still owedTenants' rent paid down all $206,910 of principal by year 30	$0
Plus rental profits, invested at 7%$74,589 of profit by year 30, before investment growth	$110,307
What you'd walk away with	$634,853
If you put the same money in stocks
Cash to close ($29,887) invested at 7%	$227,507
Monthly shortfalls ($34,979 total by yr 30) investedThe money you'd have put into the building while it lost money	$202,185
What you'd walk away with	$429,692
Building minus stocks	$205,161

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$582,300
Minus 6% selling cost	−$34,938
Minus loan still owedTenants' rent paid down all $191,920 of principal by year 30	$0
Plus rental profits, invested at 7%$212,478 of profit by year 30, before investment growth	$418,997
What you'd walk away with	$966,360
If you put the same money in stocks
Cash to close ($55,177) invested at 7%	$420,021
Monthly shortfalls ($353 total by yr 30) investedThe money you'd have put into the building while it lost money	$2,510
What you'd walk away with	$422,531
Building minus stocks	$543,829

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$582,300
Minus 6% selling cost	−$34,938
Minus loan still owedTenants' rent paid down all $191,920 of principal by year 30	$0
Plus rental profits, invested at 7%$97,479 of profit by year 30, before investment growth	$155,685
What you'd walk away with	$703,047
If you put the same money in stocks
Cash to close ($55,177) invested at 7%	$420,021
Monthly shortfalls ($15,760 total by yr 30) investedThe money you'd have put into the building while it lost money	$94,504
What you'd walk away with	$514,525
Building minus stocks	$188,522

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$558,028
Minus 6% selling cost	−$33,482
Minus loan still owedTenants' rent paid down all $183,920 of principal by year 30	$0
Plus rental profits, invested at 7%$231,286 of profit by year 30, before investment growth	$476,819
What you'd walk away with	$1,001,365
If you put the same money in stocks
Cash to close ($52,877) invested at 7%	$402,513
Monthly shortfalls ($0 total by yr 30) investedThe money you'd have put into the building while it lost money	$0
What you'd walk away with	$402,513
Building minus stocks	$598,852

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$558,028
Minus 6% selling cost	−$33,482
Minus loan still owedTenants' rent paid down all $183,920 of principal by year 30	$0
Plus rental profits, invested at 7%$111,199 of profit by year 30, before investment growth	$185,614
What you'd walk away with	$710,160
If you put the same money in stocks
Cash to close ($52,877) invested at 7%	$402,513
Monthly shortfalls ($10,319 total by yr 30) investedThe money you'd have put into the building while it lost money	$64,102
What you'd walk away with	$466,615
Building minus stocks	$243,545

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$582,300
Minus 6% selling cost	−$34,938
Minus loan still owedTenants' rent paid down all $179,925 of principal by year 30	$0
Plus rental profits, invested at 7%$240,855 of profit by year 30, before investment growth	$506,947
What you'd walk away with	$1,054,309
If you put the same money in stocks
Cash to close ($67,172) invested at 7%	$511,330
Monthly shortfalls ($0 total by yr 30) investedThe money you'd have put into the building while it lost money	$0
What you'd walk away with	$511,330
Building minus stocks	$542,979

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$582,300
Minus 6% selling cost	−$34,938
Minus loan still owedTenants' rent paid down all $179,925 of principal by year 30	$0
Plus rental profits, invested at 7%$118,468 of profit by year 30, before investment growth	$202,360
What you'd walk away with	$749,722
If you put the same money in stocks
Cash to close ($67,172) invested at 7%	$511,330
Monthly shortfalls ($8,019 total by yr 30) investedThe money you'd have put into the building while it lost money	$50,719
What you'd walk away with	$562,050
Building minus stocks	$187,672

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$558,028
Minus 6% selling cost	−$33,482
Minus loan still owedTenants' rent paid down all $172,425 of principal by year 30	$0
Plus rental profits, invested at 7%$258,818 of profit by year 30, before investment growth	$563,507
What you'd walk away with	$1,088,053
If you put the same money in stocks
Cash to close ($64,372) invested at 7%	$490,016
Monthly shortfalls ($0 total by yr 30) investedThe money you'd have put into the building while it lost money	$0
What you'd walk away with	$490,016
Building minus stocks	$598,037

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$558,028
Minus 6% selling cost	−$33,482
Minus loan still owedTenants' rent paid down all $172,425 of principal by year 30	$0
Plus rental profits, invested at 7%$132,850 of profit by year 30, before investment growth	$237,294
What you'd walk away with	$761,840
If you put the same money in stocks
Cash to close ($64,372) invested at 7%	$490,016
Monthly shortfalls ($4,439 total by yr 30) investedThe money you'd have put into the building while it lost money	$29,094
What you'd walk away with	$519,110
Building minus stocks	$242,730

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

medium$1,952 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 362923140056: special assessments (payable 2026) = $1,952.38

Opportunities

Long time on market: room to negotiate. Based on: Listing data: 149 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)	$4,816
Insurance / yr Estimateestimate. from units, square feet and age; get a quote	$2,403
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 1874: +1 pt capital reserve	8% / 9%

County record Public record

Recorded as	two family dwelling - up/dwn
Living units	2
Year built	1874
Market value (2026)	$237,000
Property tax, payable 2026	$4,816
Special assessments	$1,952
Homestead	no
Last sale	2022-06-29

Source: Ramsey County parcel records.

City rental certificate (CofO)

Residential 2 Units: 2 unit(s), A, status pending, renews 2026-01-31.

Nearest highway

I 94, about 668 m away.

Crime in Frogtown

828 incidents in the last 12 months (53 per 1,000 residents), −26% vs. the year before. St. Paul police incidents, excluding proactive visits and community events.

Status history

2026-05-06Price increase at $239,900 (was $229,999) · from listing history
2026-05-06New at $239,900