275 Western Ave S

Saint Paul, MN · West Seventh – Fort Road (West 7th, Irvine Park) · Listing office ↗ · Find the listing ↗

Overpriced

Asking price: $399,000
Monthly cash flow: −$452
Estimated rent: $3,300/mo
Break-even price: $314,097

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 / 1 bath (est.)$1,650 $1,400–$1,900
3 bed / 1 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: $399,000
Monthly cash flow: −$452
Cash to close: $91,770
Cap rate: 5.0%
Cash-on-cash: −5.9%
DSCR: 0.79×
GRM: 10.1
Price per unit: $199,500
Price that breaks even: $314,097
Rent that breaks even: $3,887/mo
Cash flow turns positive: year 10
Year 30: property vs stocks: $1.19M vs $865K

Monthly breakdown

Rent	$3,300
Vacancy (6%)	−$198
Collected	$3,102
Property tax Public record	−$426
Insurance Estimate	−$213
Water, sewer, trash Estimate	−$170
Lawn care ($120 × 6 mo ÷ 12)	−$60
Repairs (8% of rent)	−$264
Capital reserve (9% of rent)	−$297
Net operating income	$1,672
Mortgage (principal + interest)	−$2,124
Cash flow	−$452
Principal paid down (equity, not cash)	$270

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 $1.19M, stocks $865K. The property wins.

How those totals add up

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$968,478
Minus 6% selling cost	−$58,109
Minus loan still owedTenants' rent paid down all $359,100 of principal by year 30	$0
Plus rental profits, invested at 7%$116,881 of profit by year 30, before investment growth	$166,487
What you'd walk away with	$1,076,856
If you put the same money in stocks
Cash to close ($51,870) invested at 7%	$394,848
Monthly shortfalls ($75,533 total by yr 30) investedThe money you'd have put into the building while it lost money	$423,683
What you'd walk away with	$818,530
Building minus stocks	$258,326

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$968,478
Minus 6% selling cost	−$58,109
Minus loan still owedTenants' rent paid down all $359,100 of principal by year 30	$0
Plus rental profits, invested at 7%$32,195 of profit by year 30, before investment growth	$38,387
What you'd walk away with	$948,756
If you put the same money in stocks
Cash to close ($51,870) invested at 7%	$394,848
Monthly shortfalls ($150,233 total by yr 30) investedThe money you'd have put into the building while it lost money	$729,846
What you'd walk away with	$1,124,694
Building minus stocks	−$175,938

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$944,205
Minus 6% selling cost	−$56,652
Minus loan still owedTenants' rent paid down all $350,100 of principal by year 30	$0
Plus rental profits, invested at 7%$128,892 of profit by year 30, before investment growth	$188,044
What you'd walk away with	$1,075,597
If you put the same money in stocks
Cash to close ($50,570) invested at 7%	$384,952
Monthly shortfalls ($65,718 total by yr 30) investedThe money you'd have put into the building while it lost money	$375,626
What you'd walk away with	$760,578
Building minus stocks	$315,019

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$944,205
Minus 6% selling cost	−$56,652
Minus loan still owedTenants' rent paid down all $350,100 of principal by year 30	$0
Plus rental profits, invested at 7%$38,977 of profit by year 30, before investment growth	$47,572
What you'd walk away with	$935,125
If you put the same money in stocks
Cash to close ($50,570) invested at 7%	$384,952
Monthly shortfalls ($135,189 total by yr 30) investedThe money you'd have put into the building while it lost money	$669,419
What you'd walk away with	$1,054,371
Building minus stocks	−$119,246

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$968,478
Minus 6% selling cost	−$58,109
Minus loan still owedTenants' rent paid down all $319,200 of principal by year 30	$0
Plus rental profits, invested at 7%$175,420 of profit by year 30, before investment growth	$279,374
What you'd walk away with	$1,189,743
If you put the same money in stocks
Cash to close ($91,770) invested at 7%	$698,577
Monthly shortfalls ($27,735 total by yr 30) investedThe money you'd have put into the building while it lost money	$166,224
What you'd walk away with	$864,801
Building minus stocks	$324,942

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$968,478
Minus 6% selling cost	−$58,109
Minus loan still owedTenants' rent paid down all $319,200 of principal by year 30	$0
Plus rental profits, invested at 7%$67,708 of profit by year 30, before investment growth	$90,020
What you'd walk away with	$1,000,389
If you put the same money in stocks
Cash to close ($91,770) invested at 7%	$698,577
Monthly shortfalls ($79,409 total by yr 30) investedThe money you'd have put into the building while it lost money	$411,134
What you'd walk away with	$1,109,710
Building minus stocks	−$109,321

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$944,205
Minus 6% selling cost	−$56,652
Minus loan still owedTenants' rent paid down all $311,200 of principal by year 30	$0
Plus rental profits, invested at 7%$188,878 of profit by year 30, before investment growth	$308,218
What you'd walk away with	$1,195,771
If you put the same money in stocks
Cash to close ($89,470) invested at 7%	$681,068
Monthly shortfalls ($22,033 total by yr 30) investedThe money you'd have put into the building while it lost money	$134,737
What you'd walk away with	$815,806
Building minus stocks	$379,965

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$944,205
Minus 6% selling cost	−$56,652
Minus loan still owedTenants' rent paid down all $311,200 of principal by year 30	$0
Plus rental profits, invested at 7%$76,633 of profit by year 30, before investment growth	$104,384
What you'd walk away with	$991,936
If you put the same money in stocks
Cash to close ($89,470) invested at 7%	$681,068
Monthly shortfalls ($69,173 total by yr 30) investedThe money you'd have put into the building while it lost money	$365,166
What you'd walk away with	$1,046,235
Building minus stocks	−$54,299

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$968,478
Minus 6% selling cost	−$58,109
Minus loan still owedTenants' rent paid down all $299,250 of principal by year 30	$0
Plus rental profits, invested at 7%$210,206 of profit by year 30, before investment growth	$356,475
What you'd walk away with	$1,266,844
If you put the same money in stocks
Cash to close ($111,720) invested at 7%	$850,441
Monthly shortfalls ($14,740 total by yr 30) investedThe money you'd have put into the building while it lost money	$92,874
What you'd walk away with	$943,315
Building minus stocks	$323,529

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$968,478
Minus 6% selling cost	−$58,109
Minus loan still owedTenants' rent paid down all $299,250 of principal by year 30	$0
Plus rental profits, invested at 7%$91,189 of profit by year 30, before investment growth	$129,039
What you'd walk away with	$1,039,408
If you put the same money in stocks
Cash to close ($111,720) invested at 7%	$850,441
Monthly shortfalls ($55,107 total by yr 30) investedThe money you'd have put into the building while it lost money	$299,702
What you'd walk away with	$1,150,143
Building minus stocks	−$110,735

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$944,205
Minus 6% selling cost	−$56,652
Minus loan still owedTenants' rent paid down all $291,750 of principal by year 30	$0
Plus rental profits, invested at 7%$224,273 of profit by year 30, before investment growth	$389,867
What you'd walk away with	$1,277,420
If you put the same money in stocks
Cash to close ($108,920) invested at 7%	$829,127
Monthly shortfalls ($10,843 total by yr 30) investedThe money you'd have put into the building while it lost money	$69,706
What you'd walk away with	$898,833
Building minus stocks	$378,587

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$944,205
Minus 6% selling cost	−$56,652
Minus loan still owedTenants' rent paid down all $291,750 of principal by year 30	$0
Plus rental profits, invested at 7%$101,022 of profit by year 30, before investment growth	$146,484
What you'd walk away with	$1,034,037
If you put the same money in stocks
Cash to close ($108,920) invested at 7%	$829,127
Monthly shortfalls ($46,977 total by yr 30) investedThe money you'd have put into the building while it lost money	$260,587
What you'd walk away with	$1,089,713
Building minus stocks	−$55,676

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

low$572 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 122823210027: special assessments (payable 2026) = $572.02

Opportunities

The seller bought for $99,500 in Jan 2016, so they can take a lower offer and still come out well ahead. Public record: Ramsey County parcel 122823210027: last sale 2016-01-22, $99,500

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)	$5,114
Insurance / yr Estimateestimate. from units, square feet and age; get a quote	$2,557
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. built 1884: +1 pt capital reserve	8% / 9%

County record Public record

Recorded as	two family dwelling - up/dwn
Living units	2
Year built	1884
Market value (2026)	$249,200
Property tax, payable 2026	$5,114
Special assessments	$572
Homestead	no
Last sale	2016-01-22 · $99,500

Source: Ramsey County parcel records.

City rental certificate (CofO)

Residential 2 Units: 2 unit(s), B, status pending, renews 2027-06-14.

Nearest highway

CH 37, about 195 m away.

Crime in West Seventh – Fort Road

633 incidents in the last 12 months (49 per 1,000 residents), +5% vs. the year before. St. Paul police incidents, excluding proactive visits and community events.

Status history

2026-09-28Price cut at $399,000 (was $410,000) · from listing history
2026-09-28New at $399,000