1791 Morgan Ave

Saint Paul, MN · Highland Park (Highland Bridge) · Find the listing ↗

Far off

Asking price: $350,000
Monthly cash flow: −$1,282
Estimated rent: $1,650/mo
Break-even price: $109,083

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 / 2 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: $350,000
Monthly cash flow: −$1,282
Cash to close: $80,500
Cap rate: 2.0%
Cash-on-cash: −19.1%
DSCR: 0.31×
GRM: 17.7
Price per unit: $350,000
Price that breaks even: $109,083
Rent that breaks even: $3,294/mo
Cash flow turns positive: not within 30 years
Year 30: property vs stocks: $799K vs $1.89M

Monthly breakdown

Rent	$1,650
Vacancy (6%)	−$99
Collected	$1,551
Property tax Public record	−$450
Insurance Estimate	−$111
Water, sewer, trash Estimate	−$85
Lawn care ($120 × 6 mo ÷ 12)	−$60
Repairs (8% of rent)	−$132
Capital reserve (8% of rent)	−$132
Net operating income	$581
Mortgage (principal + interest)	−$1,863
Cash flow	−$1,282
Principal paid down (equity, not cash)	$237

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 $799K, stocks $1.89M. Stocks win.

How those totals add up

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$849,542
Minus 6% selling cost	−$50,973
Minus loan still owedTenants' rent paid down all $315,000 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	$798,569
If you put the same money in stocks
Cash to close ($45,500) invested at 7%	$346,358
Monthly shortfalls ($466,752 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,598,409
What you'd walk away with	$1,944,767
Building minus stocks	−$1,146,198

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$849,542
Minus 6% selling cost	−$50,973
Minus loan still owedTenants' rent paid down all $315,000 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	$798,569
If you put the same money in stocks
Cash to close ($45,500) invested at 7%	$346,358
Monthly shortfalls ($546,445 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,815,541
What you'd walk away with	$2,161,899
Building minus stocks	−$1,363,330

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$825,269
Minus 6% selling cost	−$49,516
Minus loan still owedTenants' rent paid down all $306,000 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	$775,753
If you put the same money in stocks
Cash to close ($44,200) invested at 7%	$336,462
Monthly shortfalls ($444,926 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,528,796
What you'd walk away with	$1,865,258
Building minus stocks	−$1,089,505

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$825,269
Minus 6% selling cost	−$49,516
Minus loan still owedTenants' rent paid down all $306,000 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	$775,753
If you put the same money in stocks
Cash to close ($44,200) invested at 7%	$336,462
Monthly shortfalls ($524,619 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,745,928
What you'd walk away with	$2,082,390
Building minus stocks	−$1,306,637

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$849,542
Minus 6% selling cost	−$50,973
Minus loan still owedTenants' rent paid down all $280,000 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	$798,569
If you put the same money in stocks
Cash to close ($80,500) invested at 7%	$612,787
Monthly shortfalls ($373,474 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,273,545
What you'd walk away with	$1,886,331
Building minus stocks	−$1,087,762

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$849,542
Minus 6% selling cost	−$50,973
Minus loan still owedTenants' rent paid down all $280,000 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	$798,569
If you put the same money in stocks
Cash to close ($80,500) invested at 7%	$612,787
Monthly shortfalls ($453,167 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,490,677
What you'd walk away with	$2,103,463
Building minus stocks	−$1,304,894

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$825,269
Minus 6% selling cost	−$49,516
Minus loan still owedTenants' rent paid down all $272,000 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	$775,753
If you put the same money in stocks
Cash to close ($78,200) invested at 7%	$595,278
Monthly shortfalls ($354,313 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,213,214
What you'd walk away with	$1,808,492
Building minus stocks	−$1,032,739

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$825,269
Minus 6% selling cost	−$49,516
Minus loan still owedTenants' rent paid down all $272,000 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	$775,753
If you put the same money in stocks
Cash to close ($78,200) invested at 7%	$595,278
Monthly shortfalls ($434,006 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,430,346
What you'd walk away with	$2,025,624
Building minus stocks	−$1,249,871

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$849,542
Minus 6% selling cost	−$50,973
Minus loan still owedTenants' rent paid down all $262,500 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	$798,569
If you put the same money in stocks
Cash to close ($98,000) invested at 7%	$746,001
Monthly shortfalls ($331,560 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,141,570
What you'd walk away with	$1,887,571
Building minus stocks	−$1,089,002

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$849,542
Minus 6% selling cost	−$50,973
Minus loan still owedTenants' rent paid down all $262,500 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	$798,569
If you put the same money in stocks
Cash to close ($98,000) invested at 7%	$746,001
Monthly shortfalls ($411,253 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,358,702
What you'd walk away with	$2,104,703
Building minus stocks	−$1,306,134

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$825,269
Minus 6% selling cost	−$49,516
Minus loan still owedTenants' rent paid down all $255,000 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	$775,753
If you put the same money in stocks
Cash to close ($95,200) invested at 7%	$724,687
Monthly shortfalls ($313,597 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,085,010
What you'd walk away with	$1,809,697
Building minus stocks	−$1,033,944

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$825,269
Minus 6% selling cost	−$49,516
Minus loan still owedTenants' rent paid down all $255,000 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	$775,753
If you put the same money in stocks
Cash to close ($95,200) invested at 7%	$724,687
Monthly shortfalls ($393,289 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,302,142
What you'd walk away with	$2,026,829
Building minus stocks	−$1,251,076

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 1791 MORGAN AVE (dataset last updated mid-2025)
mediumAsking is $240,917 above the price where cash flow breaks even ($109,083) at the default scenario. Based on: Derived: price $350,000 vs. break-even $109,083
low$356 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 212823120022: special assessments (payable 2026) = $355.78

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)	$5,402
Insurance / yr Estimateestimate. from units, square feet and age; get a quote	$1,335
Water, sewer, trash / mo Estimateestimate. $85/unit/mo, owner-paid	$85
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	twin home
Living units	1
Year built	1983
Market value (2026)	$311,600
Property tax, payable 2026	$5,402
Special assessments	$356
Homestead	no
Last sale	2023-08-31 · $320,000

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

MN 5, about 829 m away.

Crime in Highland Park

1,009 incidents in the last 12 months (39 per 1,000 residents), −15% vs. the year before. St. Paul police incidents, excluding proactive visits and community events.

Status history

2026-09-21New at $350,000