1759 Van Buren Ave

Saint Paul, MN · Hamline – Midway · Listing office ↗ · Find the listing ↗

Far off

Asking price: $495,000
Monthly cash flow: −$1,112
Estimated rent: $3,300/mo
Break-even price: $286,019

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: $495,000
Monthly cash flow: −$1,112
Cash to close: $113,850
Cap rate: 3.7%
Cash-on-cash: −11.7%
DSCR: 0.58×
GRM: 12.5
Price per unit: $247,500
Price that breaks even: $286,019
Rent that breaks even: $4,726/mo
Cash flow turns positive: year 23
Year 30: property vs stocks: $1.16M vs $1.62M

Monthly breakdown

Rent	$3,300
Vacancy (6%)	−$198
Collected	$3,102
Property tax Estimate	−$619
Insurance Estimate	−$203
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	$1,522
Mortgage (principal + interest)	−$2,635
Cash flow	−$1,112
Principal paid down (equity, not cash)	$335

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 $1.16M, stocks $1.62M. Stocks win.

How those totals add up

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,201,495
Minus 6% selling cost	−$72,090
Minus loan still owedTenants' rent paid down all $445,500 of principal by year 30	$0
Plus rental profits, invested at 7%$6,305 of profit by year 30, before investment growth	$6,646
What you'd walk away with	$1,136,051
If you put the same money in stocks
Cash to close ($64,350) invested at 7%	$489,849
Monthly shortfalls ($268,665 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,181,388
What you'd walk away with	$1,671,237
Building minus stocks	−$535,186

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,201,495
Minus 6% selling cost	−$72,090
Minus loan still owedTenants' rent paid down all $445,500 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	$1,129,405
If you put the same money in stocks
Cash to close ($64,350) invested at 7%	$489,849
Monthly shortfalls ($421,745 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,609,006
What you'd walk away with	$2,098,854
Building minus stocks	−$969,449

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,177,222
Minus 6% selling cost	−$70,633
Minus loan still owedTenants' rent paid down all $436,500 of principal by year 30	$0
Plus rental profits, invested at 7%$9,179 of profit by year 30, before investment growth	$9,836
What you'd walk away with	$1,116,425
If you put the same money in stocks
Cash to close ($63,050) invested at 7%	$479,953
Monthly shortfalls ($249,713 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,114,965
What you'd walk away with	$1,594,918
Building minus stocks	−$478,493

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,177,222
Minus 6% selling cost	−$70,633
Minus loan still owedTenants' rent paid down all $436,500 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	$1,106,589
If you put the same money in stocks
Cash to close ($63,050) invested at 7%	$479,953
Monthly shortfalls ($399,919 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,539,393
What you'd walk away with	$2,019,345
Building minus stocks	−$912,756

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,201,495
Minus 6% selling cost	−$72,090
Minus loan still owedTenants' rent paid down all $396,000 of principal by year 30	$0
Plus rental profits, invested at 7%$29,876 of profit by year 30, before investment growth	$35,067
What you'd walk away with	$1,164,472
If you put the same money in stocks
Cash to close ($113,850) invested at 7%	$866,655
Monthly shortfalls ($160,313 total by yr 30) investedThe money you'd have put into the building while it lost money	$750,358
What you'd walk away with	$1,617,013
Building minus stocks	−$452,541

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,201,495
Minus 6% selling cost	−$72,090
Minus loan still owedTenants' rent paid down all $396,000 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	$1,129,405
If you put the same money in stocks
Cash to close ($113,850) invested at 7%	$866,655
Monthly shortfalls ($289,823 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,149,555
What you'd walk away with	$2,016,210
Building minus stocks	−$886,805

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,177,222
Minus 6% selling cost	−$70,633
Minus loan still owedTenants' rent paid down all $388,000 of principal by year 30	$0
Plus rental profits, invested at 7%$35,479 of profit by year 30, before investment growth	$42,468
What you'd walk away with	$1,149,057
If you put the same money in stocks
Cash to close ($111,550) invested at 7%	$849,147
Monthly shortfalls ($146,755 total by yr 30) investedThe money you'd have put into the building while it lost money	$697,428
What you'd walk away with	$1,546,575
Building minus stocks	−$397,518

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,177,222
Minus 6% selling cost	−$70,633
Minus loan still owedTenants' rent paid down all $388,000 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	$1,106,589
If you put the same money in stocks
Cash to close ($111,550) invested at 7%	$849,147
Monthly shortfalls ($270,662 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,089,223
What you'd walk away with	$1,938,370
Building minus stocks	−$831,781

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,201,495
Minus 6% selling cost	−$72,090
Minus loan still owedTenants' rent paid down all $371,250 of principal by year 30	$0
Plus rental profits, invested at 7%$48,811 of profit by year 30, before investment growth	$60,904
What you'd walk away with	$1,190,309
If you put the same money in stocks
Cash to close ($138,600) invested at 7%	$1,055,059
Monthly shortfalls ($119,970 total by yr 30) investedThe money you'd have put into the building while it lost money	$589,545
What you'd walk away with	$1,644,603
Building minus stocks	−$454,294

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,201,495
Minus 6% selling cost	−$72,090
Minus loan still owedTenants' rent paid down all $371,250 of principal by year 30	$0
Plus rental profits, invested at 7%$1,329 of profit by year 30, before investment growth	$1,350
What you'd walk away with	$1,130,755
If you put the same money in stocks
Cash to close ($138,600) invested at 7%	$1,055,059
Monthly shortfalls ($231,873 total by yr 30) investedThe money you'd have put into the building while it lost money	$964,255
What you'd walk away with	$2,019,313
Building minus stocks	−$888,558

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,177,222
Minus 6% selling cost	−$70,633
Minus loan still owedTenants' rent paid down all $363,750 of principal by year 30	$0
Plus rental profits, invested at 7%$55,500 of profit by year 30, before investment growth	$70,570
What you'd walk away with	$1,177,159
If you put the same money in stocks
Cash to close ($135,800) invested at 7%	$1,033,744
Monthly shortfalls ($108,696 total by yr 30) investedThe money you'd have put into the building while it lost money	$542,650
What you'd walk away with	$1,576,395
Building minus stocks	−$399,236

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,177,222
Minus 6% selling cost	−$70,633
Minus loan still owedTenants' rent paid down all $363,750 of principal by year 30	$0
Plus rental profits, invested at 7%$2,707 of profit by year 30, before investment growth	$2,795
What you'd walk away with	$1,109,384
If you put the same money in stocks
Cash to close ($135,800) invested at 7%	$1,033,744
Monthly shortfalls ($215,288 total by yr 30) investedThe money you'd have put into the building while it lost money	$909,140
What you'd walk away with	$1,942,884
Building minus stocks	−$833,500

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

mediumThe seller is homesteaded, so the current tax bill is lower than what an investor will pay. We use an estimated non-homestead tax instead. Public record: Ramsey County parcel 332923120226: homestead=Y
mediumAsking is $208,981 above the price where cash flow breaks even ($286,019) at the default scenario. Based on: Derived: price $495,000 vs. break-even $286,019
low$572 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 332923120226: special assessments (payable 2026) = $572.02

Opportunities

Long time on market: room to negotiate. Based on: Listing data: 93 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 Estimateestimate. Seller is homesteaded; an investor pays the non-homestead rate. $353,900 market value × 2.10% (median for non-homestead duplexes/triplexes in the city).	$7,423
Insurance / yr Estimateestimate. from units, square feet and age; get a quote	$2,438
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	1926
Market value (2026)	$353,900
Property tax, payable 2026	$5,880
Special assessments	$572
Homestead	yes
Last sale	2018-10-01 · $250,000

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 1135 m away.

Crime in Hamline – Midway

1,218 incidents in the last 12 months (101 per 1,000 residents), −3% vs. the year before. St. Paul police incidents, excluding proactive visits and community events.

Status history

2026-07-01Price cut at $495,000 (was $510,000) · from listing history
2026-07-01New at $495,000