St. Paul › West Side

211 Belvidere St E

Saint Paul, MN · West Side (Cherokee Heights, District del Sol) · Listing office ↗ · Find the listing ↗

Overpriced

Asking price: $469,900
Monthly cash flow: −$782
Estimated rent: $3,900/mo
Break-even price: $322,930

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

4 bed / 2 bath (est.)$1,950 $1,650–$2,250
4 bed / 2 bath (est.)$1,950 $1,650–$2,250

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: Likely exempt (built after 2004); confirm the first CofO date.

Price: $469,900
Monthly cash flow: −$782
Cash to close: $108,077
Cap rate: 4.4%
Cash-on-cash: −8.7%
DSCR: 0.69×
GRM: 10.0
Price per unit: $234,950
Price that breaks even: $322,930
Rent that breaks even: $4,916/mo
Cash flow turns positive: year 16
Year 30: property vs stocks: $1.20M vs $1.23M

Monthly breakdown

Rent	$3,900
Vacancy (6%)	−$234
Collected	$3,666
Property tax Public record	−$819
Insurance Estimate	−$235
Water, sewer, trash Estimate	−$170
Lawn care ($120 × 6 mo ÷ 12)	−$60
Repairs (9% of rent)	−$351
Capital reserve (8% of rent)	−$312
Net operating income	$1,719
Mortgage (principal + interest)	−$2,501
Cash flow	−$782
Principal paid down (equity, not cash)	$318

Cash flow each year

Rents +3%/yr, 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 $1.20M, stocks $1.23M. Stocks win.

How those totals add up

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,140,571
Minus 6% selling cost	−$68,434
Minus loan still owedTenants' rent paid down all $422,910 of principal by year 30	$0
Plus rental profits, invested at 7%$48,757 of profit by year 30, before investment growth	$59,982
What you'd walk away with	$1,132,118
If you put the same money in stocks
Cash to close ($61,087) invested at 7%	$465,010
Monthly shortfalls ($155,470 total by yr 30) investedThe money you'd have put into the building while it lost money	$775,824
What you'd walk away with	$1,240,834
Building minus stocks	−$108,716

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,140,571
Minus 6% selling cost	−$68,434
Minus loan still owedTenants' rent paid down all $422,910 of principal by year 30	$0
Plus rental profits, invested at 7%$35 of profit by year 30, before investment growth	$35
What you'd walk away with	$1,072,172
If you put the same money in stocks
Cash to close ($61,087) invested at 7%	$465,010
Monthly shortfalls ($295,113 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,229,099
What you'd walk away with	$1,694,109
Building minus stocks	−$621,937

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,116,298
Minus 6% selling cost	−$66,978
Minus loan still owedTenants' rent paid down all $413,910 of principal by year 30	$0
Plus rental profits, invested at 7%$56,459 of profit by year 30, before investment growth	$70,926
What you'd walk away with	$1,120,246
If you put the same money in stocks
Cash to close ($59,787) invested at 7%	$455,114
Monthly shortfalls ($141,347 total by yr 30) investedThe money you'd have put into the building while it lost money	$717,156
What you'd walk away with	$1,172,270
Building minus stocks	−$52,024

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,116,298
Minus 6% selling cost	−$66,978
Minus loan still owedTenants' rent paid down all $413,910 of principal by year 30	$0
Plus rental profits, invested at 7%$754 of profit by year 30, before investment growth	$754
What you'd walk away with	$1,050,074
If you put the same money in stocks
Cash to close ($59,787) invested at 7%	$455,114
Monthly shortfalls ($274,006 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,160,204
What you'd walk away with	$1,615,318
Building minus stocks	−$565,244

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,140,571
Minus 6% selling cost	−$68,434
Minus loan still owedTenants' rent paid down all $375,920 of principal by year 30	$0
Plus rental profits, invested at 7%$95,831 of profit by year 30, before investment growth	$132,207
What you'd walk away with	$1,204,343
If you put the same money in stocks
Cash to close ($108,077) invested at 7%	$822,710
Monthly shortfalls ($77,312 total by yr 30) investedThe money you'd have put into the building while it lost money	$411,895
What you'd walk away with	$1,234,605
Building minus stocks	−$30,262

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,140,571
Minus 6% selling cost	−$68,434
Minus loan still owedTenants' rent paid down all $375,920 of principal by year 30	$0
Plus rental profits, invested at 7%$11,216 of profit by year 30, before investment growth	$12,309
What you'd walk away with	$1,084,445
If you put the same money in stocks
Cash to close ($108,077) invested at 7%	$822,710
Monthly shortfalls ($181,062 total by yr 30) investedThe money you'd have put into the building while it lost money	$805,219
What you'd walk away with	$1,627,928
Building minus stocks	−$543,483

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,116,298
Minus 6% selling cost	−$66,978
Minus loan still owedTenants' rent paid down all $367,920 of principal by year 30	$0
Plus rental profits, invested at 7%$105,601 of profit by year 30, before investment growth	$148,777
What you'd walk away with	$1,198,098
If you put the same money in stocks
Cash to close ($105,777) invested at 7%	$805,202
Monthly shortfalls ($67,921 total by yr 30) investedThe money you'd have put into the building while it lost money	$368,135
What you'd walk away with	$1,173,337
Building minus stocks	$24,761

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,116,298
Minus 6% selling cost	−$66,978
Minus loan still owedTenants' rent paid down all $367,920 of principal by year 30	$0
Plus rental profits, invested at 7%$15,049 of profit by year 30, before investment growth	$16,878
What you'd walk away with	$1,066,198
If you put the same money in stocks
Cash to close ($105,777) invested at 7%	$805,202
Monthly shortfalls ($165,733 total by yr 30) investedThe money you'd have put into the building while it lost money	$749,456
What you'd walk away with	$1,554,658
Building minus stocks	−$488,460

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,140,571
Minus 6% selling cost	−$68,434
Minus loan still owedTenants' rent paid down all $352,425 of principal by year 30	$0
Plus rental profits, invested at 7%$126,076 of profit by year 30, before investment growth	$185,290
What you'd walk away with	$1,257,426
If you put the same money in stocks
Cash to close ($131,572) invested at 7%	$1,001,560
Monthly shortfalls ($51,284 total by yr 30) investedThe money you'd have put into the building while it lost money	$287,794
What you'd walk away with	$1,289,353
Building minus stocks	−$31,927

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,140,571
Minus 6% selling cost	−$68,434
Minus loan still owedTenants' rent paid down all $352,425 of principal by year 30	$0
Plus rental profits, invested at 7%$24,121 of profit by year 30, before investment growth	$28,252
What you'd walk away with	$1,100,389
If you put the same money in stocks
Cash to close ($131,572) invested at 7%	$1,001,560
Monthly shortfalls ($137,693 total by yr 30) investedThe money you'd have put into the building while it lost money	$643,977
What you'd walk away with	$1,645,537
Building minus stocks	−$545,148

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,116,298
Minus 6% selling cost	−$66,978
Minus loan still owedTenants' rent paid down all $344,925 of principal by year 30	$0
Plus rental profits, invested at 7%$136,809 of profit by year 30, before investment growth	$205,508
What you'd walk away with	$1,254,828
If you put the same money in stocks
Cash to close ($128,772) invested at 7%	$980,245
Monthly shortfalls ($44,054 total by yr 30) investedThe money you'd have put into the building while it lost money	$251,451
What you'd walk away with	$1,231,696
Building minus stocks	$23,132

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,116,298
Minus 6% selling cost	−$66,978
Minus loan still owedTenants' rent paid down all $344,925 of principal by year 30	$0
Plus rental profits, invested at 7%$29,308 of profit by year 30, before investment growth	$35,078
What you'd walk away with	$1,084,398
If you put the same money in stocks
Cash to close ($128,772) invested at 7%	$980,245
Monthly shortfalls ($124,917 total by yr 30) investedThe money you'd have put into the building while it lost money	$594,242
What you'd walk away with	$1,574,487
Building minus stocks	−$490,089

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

mediumFire-inspection grade C: more deficiencies than typical; expect more frequent inspections and repair orders. Public record: St. Paul Certificate of Occupancy – Residential: 211 BELVIDERE ST E, grade/tier=C, status=Pending
medium$1,690 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 082822340186: special assessments (payable 2026) = $1,690.20
mediumAsking is $146,970 above the price where cash flow breaks even ($322,930) at the default scenario. Based on: Derived: price $469,900 vs. break-even $322,930

Opportunities

The seller bought for $5,600 in Apr 2011, so they can take a lower offer and still come out well ahead. Public record: Ramsey County parcel 082822340186: last sale 2011-04-06, $5,600
Long time on market: room to negotiate. Based on: Listing data: 9 days on market, 2 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 Public recordRamsey County record, payable 2026 (non-homestead)	$9,828
Insurance / yr Estimateestimate. from units, square feet and age; get a quote	$2,823
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. 8 bedrooms: +1 pt repairs for wear	9% / 8%

County record Public record

Recorded as	two family dwelling - up/dwn
Living units	2
Year built	2017
Market value (2026)	$477,800
Property tax, payable 2026	$9,828
Special assessments	$1,690
Homestead	no
Last sale	2011-04-06 · $5,600

Source: Ramsey County parcel records.

City rental certificate (CofO)

Residential 2 Units: 2 unit(s), C, status pending, renews 2025-11-21.

Nearest highway

US 52, about 708 m away.

Crime in West Side

713 incidents in the last 12 months (46 per 1,000 residents), −16% vs. the year before. St. Paul police incidents, excluding proactive visits and community events.

Status history

2026-09-23Price cut at $469,900 (was $475,000) · from listing history
2026-08-27Price cut at $475,000 (was $515,000) · from listing history
2026-09-23New at $469,900