23 Acker St W

Saint Paul, MN · North End (South Como) · Find the listing ↗

Asking price: $364,500
Monthly cash flow: −$28
Estimated rent: $4,200/mo
Break-even price: $359,240

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

1 bed / 1 bath (est.)$1,050 $900–$1,200
1 bed / 1 bath (est.)$1,050 $900–$1,200
1 bed / 1 bath (est.)$1,050 $900–$1,200
1 bed / 1 bath (est.)$1,050 $900–$1,200

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: $364,500
Monthly cash flow: −$28
Cash to close: $83,835
Cap rate: 6.3%
Cash-on-cash: −0.4%
DSCR: 0.99×
GRM: 7.2
Price per unit: $91,125
Price that breaks even: $359,240
Rent that breaks even: $4,236/mo
Cash flow turns positive: year 2
Year 30: property vs stocks: $1.49M vs $641K

Monthly breakdown

Rent	$4,200
Vacancy (6%)	−$252
Collected	$3,948
Property tax Public record	−$528
Insurance Estimate	−$394
Water, sewer, trash Estimate	−$340
Lawn care ($120 × 6 mo ÷ 12)	−$60
Repairs (8% of rent)	−$336
Capital reserve (9% of rent)	−$378
Net operating income	$1,912
Mortgage (principal + interest)	−$1,940
Cash flow	−$28
Principal paid down (equity, not cash)	$247

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 $1.49M, stocks $641K. The property wins.

How those totals add up

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$884,737
Minus 6% selling cost	−$53,084
Minus loan still owedTenants' rent paid down all $328,050 of principal by year 30	$0
Plus rental profits, invested at 7%$251,697 of profit by year 30, before investment growth	$443,652
What you'd walk away with	$1,275,305
If you put the same money in stocks
Cash to close ($47,385) invested at 7%	$360,707
Monthly shortfalls ($19,867 total by yr 30) investedThe money you'd have put into the building while it lost money	$128,636
What you'd walk away with	$489,343
Building minus stocks	$785,962

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$884,737
Minus 6% selling cost	−$53,084
Minus loan still owedTenants' rent paid down all $328,050 of principal by year 30	$0
Plus rental profits, invested at 7%$95,671 of profit by year 30, before investment growth	$136,016
What you'd walk away with	$967,669
If you put the same money in stocks
Cash to close ($47,385) invested at 7%	$360,707
Monthly shortfalls ($66,695 total by yr 30) investedThe money you'd have put into the building while it lost money	$373,700
What you'd walk away with	$734,407
Building minus stocks	$233,262

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$860,465
Minus 6% selling cost	−$51,628
Minus loan still owedTenants' rent paid down all $319,050 of principal by year 30	$0
Plus rental profits, invested at 7%$269,620 of profit by year 30, before investment growth	$488,900
What you'd walk away with	$1,297,737
If you put the same money in stocks
Cash to close ($46,085) invested at 7%	$350,811
Monthly shortfalls ($15,965 total by yr 30) investedThe money you'd have put into the building while it lost money	$104,271
What you'd walk away with	$455,082
Building minus stocks	$842,655

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$860,465
Minus 6% selling cost	−$51,628
Minus loan still owedTenants' rent paid down all $319,050 of principal by year 30	$0
Plus rental profits, invested at 7%$107,615 of profit by year 30, before investment growth	$157,375
What you'd walk away with	$966,212
If you put the same money in stocks
Cash to close ($46,085) invested at 7%	$350,811
Monthly shortfalls ($56,813 total by yr 30) investedThe money you'd have put into the building while it lost money	$325,446
What you'd walk away with	$676,257
Building minus stocks	$289,955

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$884,737
Minus 6% selling cost	−$53,084
Minus loan still owedTenants' rent paid down all $291,600 of principal by year 30	$0
Plus rental profits, invested at 7%$329,308 of profit by year 30, before investment growth	$655,729
What you'd walk away with	$1,487,382
If you put the same money in stocks
Cash to close ($83,835) invested at 7%	$638,173
Monthly shortfalls ($336 total by yr 30) investedThe money you'd have put into the building while it lost money	$2,390
What you'd walk away with	$640,564
Building minus stocks	$846,818

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$884,737
Minus 6% selling cost	−$53,084
Minus loan still owedTenants' rent paid down all $291,600 of principal by year 30	$0
Plus rental profits, invested at 7%$149,185 of profit by year 30, before investment growth	$239,370
What you'd walk away with	$1,071,023
If you put the same money in stocks
Cash to close ($83,835) invested at 7%	$638,173
Monthly shortfalls ($23,067 total by yr 30) investedThe money you'd have put into the building while it lost money	$138,730
What you'd walk away with	$776,903
Building minus stocks	$294,120

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$860,465
Minus 6% selling cost	−$51,628
Minus loan still owedTenants' rent paid down all $283,600 of principal by year 30	$0
Plus rental profits, invested at 7%$348,133 of profit by year 30, before investment growth	$713,670
What you'd walk away with	$1,522,507
If you put the same money in stocks
Cash to close ($81,535) invested at 7%	$620,665
Monthly shortfalls ($0 total by yr 30) investedThe money you'd have put into the building while it lost money	$0
What you'd walk away with	$620,665
Building minus stocks	$901,842

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$860,465
Minus 6% selling cost	−$51,628
Minus loan still owedTenants' rent paid down all $283,600 of principal by year 30	$0
Plus rental profits, invested at 7%$162,826 of profit by year 30, before investment growth	$268,971
What you'd walk away with	$1,077,807
If you put the same money in stocks
Cash to close ($81,535) invested at 7%	$620,665
Monthly shortfalls ($17,548 total by yr 30) investedThe money you'd have put into the building while it lost money	$108,000
What you'd walk away with	$728,665
Building minus stocks	$349,142

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$884,737
Minus 6% selling cost	−$53,084
Minus loan still owedTenants' rent paid down all $273,375 of principal by year 30	$0
Plus rental profits, invested at 7%$372,623 of profit by year 30, before investment growth	$790,781
What you'd walk away with	$1,622,434
If you put the same money in stocks
Cash to close ($102,060) invested at 7%	$776,907
Monthly shortfalls ($0 total by yr 30) investedThe money you'd have put into the building while it lost money	$0
What you'd walk away with	$776,907
Building minus stocks	$845,527

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$884,737
Minus 6% selling cost	−$53,084
Minus loan still owedTenants' rent paid down all $273,375 of principal by year 30	$0
Plus rental profits, invested at 7%$181,262 of profit by year 30, before investment growth	$311,087
What you'd walk away with	$1,142,740
If you put the same money in stocks
Cash to close ($102,060) invested at 7%	$776,907
Monthly shortfalls ($11,494 total by yr 30) investedThe money you'd have put into the building while it lost money	$73,005
What you'd walk away with	$849,912
Building minus stocks	$292,828

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$860,465
Minus 6% selling cost	−$51,628
Minus loan still owedTenants' rent paid down all $265,875 of principal by year 30	$0
Plus rental profits, invested at 7%$390,586 of profit by year 30, before investment growth	$847,342
What you'd walk away with	$1,656,178
If you put the same money in stocks
Cash to close ($99,260) invested at 7%	$755,592
Monthly shortfalls ($0 total by yr 30) investedThe money you'd have put into the building while it lost money	$0
What you'd walk away with	$755,592
Building minus stocks	$900,586

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$860,465
Minus 6% selling cost	−$51,628
Minus loan still owedTenants' rent paid down all $265,875 of principal by year 30	$0
Plus rental profits, invested at 7%$195,555 of profit by year 30, before investment growth	$345,551
What you'd walk away with	$1,154,387
If you put the same money in stocks
Cash to close ($99,260) invested at 7%	$755,592
Monthly shortfalls ($7,823 total by yr 30) investedThe money you'd have put into the building while it lost money	$50,908
What you'd walk away with	$806,501
Building minus stocks	$347,886

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: 23 ACKER ST W, grade/tier=C, status=Renewal Due
medium$1,370 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 302922340012: special assessments (payable 2026) = $1,370.50
mediumBought for $280,000 in Apr 2025; asking is 30% more 18 months later. Ask what was done to justify the jump. Public record: Ramsey County parcel 302922340012: last sale 2025-04-03, $280,000

Opportunities

Long time on market: room to negotiate. Based on: Listing data: 90 days on market

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)	$6,332
Insurance / yr Estimateestimate. from units, square feet and age; get a quote	$4,732
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	apartments 4-6 rental units
Living units	4
Year built	1900
Market value (2026)	$314,500
Property tax, payable 2026	$6,332
Special assessments	$1,370
Homestead	no
Last sale	2025-04-03 · $280,000

Source: Ramsey County parcel records.

City rental certificate (CofO)

Residential 3+ Units: 4 unit(s), C, status renewal due, renews 2025-06-05.

Nearest highway

I 35E;US 10, about 813 m away.

Crime in North End

1,364 incidents in the last 12 months (57 per 1,000 residents), +7% vs. the year before. St. Paul police incidents, excluding proactive visits and community events.

Status history

2025-12-08Price increase at $364,500 (was $275,000) · from listing history
2026-07-04New at $364,500