1875 Minnehaha Ave W

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

Overpriced

Asking price: $649,900
Monthly cash flow: −$1,135
Estimated rent: $5,400/mo
Break-even price: $436,657

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
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: $649,900
Monthly cash flow: −$1,135
Cash to close: $149,477
Cap rate: 4.3%
Cash-on-cash: −9.1%
DSCR: 0.67×
GRM: 10.0
Price per unit: $162,475
Price that breaks even: $436,657
Rent that breaks even: $6,874/mo
Cash flow turns positive: year 17
Year 30: property vs stocks: $1.63M vs $1.76M

Monthly breakdown

Rent	$5,400
Vacancy (6%)	−$324
Collected	$5,076
Property tax Public record	−$1,067
Insurance Estimate	−$367
Water, sewer, trash Estimate	−$340
Lawn care ($120 × 6 mo ÷ 12)	−$60
Repairs (9% of rent)	−$486
Capital reserve (8% of rent)	−$432
Net operating income	$2,324
Mortgage (principal + interest)	−$3,459
Cash flow	−$1,135
Principal paid down (equity, not cash)	$440

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 $1.63M, stocks $1.76M. Stocks win.

How those totals add up

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,577,478
Minus 6% selling cost	−$94,649
Minus loan still owedTenants' rent paid down all $584,910 of principal by year 30	$0
Plus rental profits, invested at 7%$52,785 of profit by year 30, before investment growth	$63,284
What you'd walk away with	$1,546,113
If you put the same money in stocks
Cash to close ($84,487) invested at 7%	$643,137
Monthly shortfalls ($233,488 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,141,232
What you'd walk away with	$1,784,368
Building minus stocks	−$238,255

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,577,478
Minus 6% selling cost	−$94,649
Minus loan still owedTenants' rent paid down all $584,910 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	$1,482,829
If you put the same money in stocks
Cash to close ($84,487) invested at 7%	$643,137
Monthly shortfalls ($441,516 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,788,561
What you'd walk away with	$2,431,698
Building minus stocks	−$948,869

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,553,205
Minus 6% selling cost	−$93,192
Minus loan still owedTenants' rent paid down all $575,910 of principal by year 30	$0
Plus rental profits, invested at 7%$59,601 of profit by year 30, before investment growth	$72,533
What you'd walk away with	$1,532,546
If you put the same money in stocks
Cash to close ($83,187) invested at 7%	$633,241
Monthly shortfalls ($218,478 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,080,868
What you'd walk away with	$1,714,108
Building minus stocks	−$181,562

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,553,205
Minus 6% selling cost	−$93,192
Minus loan still owedTenants' rent paid down all $575,910 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	$1,460,013
If you put the same money in stocks
Cash to close ($83,187) invested at 7%	$633,241
Monthly shortfalls ($419,690 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,718,948
What you'd walk away with	$2,352,189
Building minus stocks	−$892,176

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,577,478
Minus 6% selling cost	−$94,649
Minus loan still owedTenants' rent paid down all $519,920 of principal by year 30	$0
Plus rental profits, invested at 7%$112,401 of profit by year 30, before investment growth	$151,174
What you'd walk away with	$1,634,004
If you put the same money in stocks
Cash to close ($149,477) invested at 7%	$1,137,857
Monthly shortfalls ($119,900 total by yr 30) investedThe money you'd have put into the building while it lost money	$625,895
What you'd walk away with	$1,763,752
Building minus stocks	−$129,748

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,577,478
Minus 6% selling cost	−$94,649
Minus loan still owedTenants' rent paid down all $519,920 of principal by year 30	$0
Plus rental profits, invested at 7%$7,801 of profit by year 30, before investment growth	$8,280
What you'd walk away with	$1,491,109
If you put the same money in stocks
Cash to close ($149,477) invested at 7%	$1,137,857
Monthly shortfalls ($276,112 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,193,614
What you'd walk away with	$2,331,472
Building minus stocks	−$840,363

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,553,205
Minus 6% selling cost	−$93,192
Minus loan still owedTenants' rent paid down all $511,920 of principal by year 30	$0
Plus rental profits, invested at 7%$121,343 of profit by year 30, before investment growth	$165,577
What you'd walk away with	$1,625,590
If you put the same money in stocks
Cash to close ($147,177) invested at 7%	$1,120,349
Monthly shortfalls ($109,681 total by yr 30) investedThe money you'd have put into the building while it lost money	$579,967
What you'd walk away with	$1,700,316
Building minus stocks	−$74,726

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,553,205
Minus 6% selling cost	−$93,192
Minus loan still owedTenants' rent paid down all $511,920 of principal by year 30	$0
Plus rental profits, invested at 7%$10,470 of profit by year 30, before investment growth	$11,266
What you'd walk away with	$1,471,279
If you put the same money in stocks
Cash to close ($147,177) invested at 7%	$1,120,349
Monthly shortfalls ($259,621 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,136,270
What you'd walk away with	$2,256,618
Building minus stocks	−$785,339

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,577,478
Minus 6% selling cost	−$94,649
Minus loan still owedTenants' rent paid down all $487,425 of principal by year 30	$0
Plus rental profits, invested at 7%$151,609 of profit by year 30, before investment growth	$217,291
What you'd walk away with	$1,700,120
If you put the same money in stocks
Cash to close ($181,972) invested at 7%	$1,385,217
Monthly shortfalls ($81,280 total by yr 30) investedThe money you'd have put into the building while it lost money	$446,954
What you'd walk away with	$1,832,172
Building minus stocks	−$132,052

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,577,478
Minus 6% selling cost	−$94,649
Minus loan still owedTenants' rent paid down all $487,425 of principal by year 30	$0
Plus rental profits, invested at 7%$21,559 of profit by year 30, before investment growth	$24,370
What you'd walk away with	$1,507,199
If you put the same money in stocks
Cash to close ($181,972) invested at 7%	$1,385,217
Monthly shortfalls ($212,042 total by yr 30) investedThe money you'd have put into the building while it lost money	$964,646
What you'd walk away with	$2,349,864
Building minus stocks	−$842,665

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,553,205
Minus 6% selling cost	−$93,192
Minus loan still owedTenants' rent paid down all $479,925 of principal by year 30	$0
Plus rental profits, invested at 7%$161,729 of profit by year 30, before investment growth	$235,585
What you'd walk away with	$1,695,598
If you put the same money in stocks
Cash to close ($179,172) invested at 7%	$1,363,903
Monthly shortfalls ($73,437 total by yr 30) investedThe money you'd have put into the building while it lost money	$408,687
What you'd walk away with	$1,772,590
Building minus stocks	−$76,992

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,553,205
Minus 6% selling cost	−$93,192
Minus loan still owedTenants' rent paid down all $479,925 of principal by year 30	$0
Plus rental profits, invested at 7%$25,751 of profit by year 30, before investment growth	$29,551
What you'd walk away with	$1,489,564
If you put the same money in stocks
Cash to close ($179,172) invested at 7%	$1,363,903
Monthly shortfalls ($198,270 total by yr 30) investedThe money you'd have put into the building while it lost money	$913,268
What you'd walk away with	$2,277,171
Building minus stocks	−$787,607

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$1,695 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 282923340177: special assessments (payable 2026) = $1,694.86
mediumAsking is $213,243 above the price where cash flow breaks even ($436,657) at the default scenario. Based on: Derived: price $649,900 vs. break-even $436,657

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)	$12,801
Insurance / yr Estimateestimate. from units, square feet and age; get a quote	$4,406
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. 8 bedrooms: +1 pt repairs for wear	9% / 8%

County record Public record

Recorded as	apartments 4-6 rental units
Living units	4
Year built	1959
Market value (2026)	$610,300
Property tax, payable 2026	$12,801
Special assessments	$1,695
Homestead	no
Last sale	2005-03-11 · $436,000

Source: Ramsey County parcel records.

City rental certificate (CofO)

Residential 3+ Units: 4 unit(s), A, status pending, renews 2025-09-16.

Nearest highway

I 94, about 1128 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

2026-09-29New at $649,900