St. Paul › Union Park

1857 Carroll Ave

Saint Paul, MN · Union Park (Merriam Park, Snelling-Hamline, Lexington-Hamline) · Listing office ↗ · Find the listing ↗

Far off

Asking price: $825,900
Monthly cash flow: −$2,555
Estimated rent: $5,400/mo
Break-even price: $345,896

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

Unit (mix unknown)$1,350 $1,150–$1,550
Unit (mix unknown)$1,350 $1,150–$1,550
Unit (mix unknown)$1,350 $1,150–$1,550
Unit (mix unknown)$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: $825,900
Monthly cash flow: −$2,555
Cash to close: $189,957
Cap rate: 2.7%
Cash-on-cash: −16.1%
DSCR: 0.42×
GRM: 12.7
Price per unit: $206,475
Price that breaks even: $345,896
Rent that breaks even: $8,718/mo
Cash flow turns positive: not within 30 years
Year 30: property vs stocks: $1.88M vs $3.78M

Monthly breakdown

Rent	$5,400
Vacancy (6%)	−$324
Collected	$5,076
Property tax Estimate	−$1,445
Insurance Estimate	−$472
Water, sewer, trash Estimate	−$340
Lawn care ($120 × 6 mo ÷ 12)	−$60
Repairs (8% of rent)	−$432
Capital reserve (9% of rent)	−$486
Net operating income	$1,841
Mortgage (principal + interest)	−$4,396
Cash flow	−$2,555
Principal paid down (equity, not cash)	$559

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 $1.88M, stocks $3.78M. Stocks win.

How those totals add up

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$2,004,676
Minus 6% selling cost	−$120,281
Minus loan still owedTenants' rent paid down all $743,310 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	$1,884,396
If you put the same money in stocks
Cash to close ($107,367) invested at 7%	$817,305
Monthly shortfalls ($864,084 total by yr 30) investedThe money you'd have put into the building while it lost money	$3,099,033
What you'd walk away with	$3,916,338
Building minus stocks	−$2,031,942

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$2,004,676
Minus 6% selling cost	−$120,281
Minus loan still owedTenants' rent paid down all $743,310 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	$1,884,396
If you put the same money in stocks
Cash to close ($107,367) invested at 7%	$817,305
Monthly shortfalls ($1,124,897 total by yr 30) investedThe money you'd have put into the building while it lost money	$3,809,646
What you'd walk away with	$4,626,951
Building minus stocks	−$2,742,555

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,980,403
Minus 6% selling cost	−$118,824
Minus loan still owedTenants' rent paid down all $734,310 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	$1,861,579
If you put the same money in stocks
Cash to close ($106,067) invested at 7%	$807,409
Monthly shortfalls ($842,258 total by yr 30) investedThe money you'd have put into the building while it lost money	$3,029,420
What you'd walk away with	$3,836,829
Building minus stocks	−$1,975,250

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,980,403
Minus 6% selling cost	−$118,824
Minus loan still owedTenants' rent paid down all $734,310 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	$1,861,579
If you put the same money in stocks
Cash to close ($106,067) invested at 7%	$807,409
Monthly shortfalls ($1,103,071 total by yr 30) investedThe money you'd have put into the building while it lost money	$3,740,033
What you'd walk away with	$4,547,442
Building minus stocks	−$2,685,863

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$2,004,676
Minus 6% selling cost	−$120,281
Minus loan still owedTenants' rent paid down all $660,720 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	$1,884,396
If you put the same money in stocks
Cash to close ($189,957) invested at 7%	$1,446,001
Monthly shortfalls ($643,975 total by yr 30) investedThe money you'd have put into the building while it lost money	$2,332,445
What you'd walk away with	$3,778,447
Building minus stocks	−$1,894,051

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$2,004,676
Minus 6% selling cost	−$120,281
Minus loan still owedTenants' rent paid down all $660,720 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	$1,884,396
If you put the same money in stocks
Cash to close ($189,957) invested at 7%	$1,446,001
Monthly shortfalls ($904,787 total by yr 30) investedThe money you'd have put into the building while it lost money	$3,043,059
What you'd walk away with	$4,489,060
Building minus stocks	−$2,604,664

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,980,403
Minus 6% selling cost	−$118,824
Minus loan still owedTenants' rent paid down all $652,720 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	$1,861,579
If you put the same money in stocks
Cash to close ($187,657) invested at 7%	$1,428,493
Monthly shortfalls ($624,814 total by yr 30) investedThe money you'd have put into the building while it lost money	$2,272,114
What you'd walk away with	$3,700,607
Building minus stocks	−$1,839,028

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,980,403
Minus 6% selling cost	−$118,824
Minus loan still owedTenants' rent paid down all $652,720 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	$1,861,579
If you put the same money in stocks
Cash to close ($187,657) invested at 7%	$1,428,493
Monthly shortfalls ($885,626 total by yr 30) investedThe money you'd have put into the building while it lost money	$2,982,728
What you'd walk away with	$4,411,221
Building minus stocks	−$2,549,642

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$2,004,676
Minus 6% selling cost	−$120,281
Minus loan still owedTenants' rent paid down all $619,425 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	$1,884,396
If you put the same money in stocks
Cash to close ($231,252) invested at 7%	$1,760,349
Monthly shortfalls ($545,069 total by yr 30) investedThe money you'd have put into the building while it lost money	$2,021,023
What you'd walk away with	$3,781,373
Building minus stocks	−$1,896,977

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$2,004,676
Minus 6% selling cost	−$120,281
Minus loan still owedTenants' rent paid down all $619,425 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	$1,884,396
If you put the same money in stocks
Cash to close ($231,252) invested at 7%	$1,760,349
Monthly shortfalls ($805,882 total by yr 30) investedThe money you'd have put into the building while it lost money	$2,731,637
What you'd walk away with	$4,491,986
Building minus stocks	−$2,607,590

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,980,403
Minus 6% selling cost	−$118,824
Minus loan still owedTenants' rent paid down all $611,925 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	$1,861,579
If you put the same money in stocks
Cash to close ($228,452) invested at 7%	$1,739,035
Monthly shortfalls ($527,106 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,964,463
What you'd walk away with	$3,703,498
Building minus stocks	−$1,841,919

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,980,403
Minus 6% selling cost	−$118,824
Minus loan still owedTenants' rent paid down all $611,925 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	$1,861,579
If you put the same money in stocks
Cash to close ($228,452) invested at 7%	$1,739,035
Monthly shortfalls ($787,918 total by yr 30) investedThe money you'd have put into the building while it lost money	$2,675,076
What you'd walk away with	$4,414,111
Building minus stocks	−$2,552,532

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$1,411 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 332923340045: special assessments (payable 2026) = $1,410.74
mediumAbout 125 m from I 94: traffic noise usually costs $50–100/month in rent. Based on: OpenStreetMap: nearest motorway (I 94) at 125 m
mediumAsking is $480,004 above the price where cash flow breaks even ($345,896) at the default scenario. Based on: Derived: price $825,900 vs. break-even $345,896

Opportunities

The seller bought for $340,000 in Apr 2013, so they can take a lower offer and still come out well ahead. Public record: Ramsey County parcel 332923340045: last sale 2013-04-12, $340,000

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. No tax record found; 2.1% of price.	$17,344
Insurance / yr Estimateestimate. from units, square feet and age; get a quote	$5,660
Water, sewer, trash / mo Estimateestimate. $85/unit/mo, owner-paid	$340
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 1900: +1 pt capital reserve	8% / 9%

County record Public record

Recorded as	—
Living units	4
Year built	1900
Market value (2026)	$689,200
Property tax, payable 2026	—
Special assessments	$1,411
Homestead	no
Last sale	2013-04-12 · $340,000

Source: Ramsey County parcel records.

City rental certificate (CofO)

Residential Sober House: 5 unit(s), B, status pending, renews 2028-08-13.

Nearest highway

I 94, about 125 m away.

Crime in Union Park

1,613 incidents in the last 12 months (84 per 1,000 residents), −27% vs. the year before. St. Paul police incidents, excluding proactive visits and community events. Union Park's incident count includes the Midway retail corridor, which inflates the per-resident rate.

Status history

2026-09-16New at $825,900