306 King St W

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

Asking price: $379,999
Monthly cash flow: −$348
Estimated rent: $3,750/mo
Break-even price: $314,653

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
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: $379,999
Monthly cash flow: −$348
Cash to close: $87,400
Cap rate: 5.3%
Cash-on-cash: −4.8%
DSCR: 0.83×
GRM: 8.4
Price per unit: $126,666
Price that breaks even: $314,653
Rent that breaks even: $4,202/mo
Cash flow turns positive: year 9
Year 30: property vs stocks: $1.18M vs $775K

Monthly breakdown

Rent	$3,750
Vacancy (6%)	−$225
Collected	$3,525
Property tax Public record	−$599
Insurance Estimate	−$299
Water, sewer, trash Estimate	−$255
Lawn care ($120 × 6 mo ÷ 12)	−$60
Repairs (8% of rent)	−$300
Capital reserve (9% of rent)	−$338
Net operating income	$1,675
Mortgage (principal + interest)	−$2,023
Cash flow	−$348
Principal paid down (equity, not cash)	$257

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 $1.18M, stocks $775K. The property wins.

How those totals add up

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$922,357
Minus 6% selling cost	−$55,341
Minus loan still owedTenants' rent paid down all $341,999 of principal by year 30	$0
Plus rental profits, invested at 7%$126,486 of profit by year 30, before investment growth	$186,933
What you'd walk away with	$1,053,949
If you put the same money in stocks
Cash to close ($49,400) invested at 7%	$376,044
Monthly shortfalls ($58,662 total by yr 30) investedThe money you'd have put into the building while it lost money	$338,886
What you'd walk away with	$714,931
Building minus stocks	$339,018

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$922,357
Minus 6% selling cost	−$55,341
Minus loan still owedTenants' rent paid down all $341,999 of principal by year 30	$0
Plus rental profits, invested at 7%$26,403 of profit by year 30, before investment growth	$31,247
What you'd walk away with	$898,263
If you put the same money in stocks
Cash to close ($49,400) invested at 7%	$376,044
Monthly shortfalls ($139,697 total by yr 30) investedThe money you'd have put into the building while it lost money	$676,682
What you'd walk away with	$1,052,726
Building minus stocks	−$154,463

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$898,085
Minus 6% selling cost	−$53,885
Minus loan still owedTenants' rent paid down all $332,999 of principal by year 30	$0
Plus rental profits, invested at 7%$139,551 of profit by year 30, before investment growth	$211,805
What you'd walk away with	$1,056,004
If you put the same money in stocks
Cash to close ($48,100) invested at 7%	$366,148
Monthly shortfalls ($49,900 total by yr 30) investedThe money you'd have put into the building while it lost money	$294,145
What you'd walk away with	$660,293
Building minus stocks	$395,711

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$898,085
Minus 6% selling cost	−$53,885
Minus loan still owedTenants' rent paid down all $332,999 of principal by year 30	$0
Plus rental profits, invested at 7%$33,032 of profit by year 30, before investment growth	$40,152
What you'd walk away with	$884,352
If you put the same money in stocks
Cash to close ($48,100) invested at 7%	$366,148
Monthly shortfalls ($124,501 total by yr 30) investedThe money you'd have put into the building while it lost money	$615,974
What you'd walk away with	$982,122
Building minus stocks	−$97,770

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$922,357
Minus 6% selling cost	−$55,341
Minus loan still owedTenants' rent paid down all $303,999 of principal by year 30	$0
Plus rental profits, invested at 7%$186,873 of profit by year 30, before investment growth	$310,918
What you'd walk away with	$1,177,934
If you put the same money in stocks
Cash to close ($87,400) invested at 7%	$665,309
Monthly shortfalls ($17,775 total by yr 30) investedThe money you'd have put into the building while it lost money	$110,162
What you'd walk away with	$775,472
Building minus stocks	$402,462

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$922,357
Minus 6% selling cost	−$55,341
Minus loan still owedTenants' rent paid down all $303,999 of principal by year 30	$0
Plus rental profits, invested at 7%$59,814 of profit by year 30, before investment growth	$79,614
What you'd walk away with	$946,630
If you put the same money in stocks
Cash to close ($87,400) invested at 7%	$665,309
Monthly shortfalls ($71,835 total by yr 30) investedThe money you'd have put into the building while it lost money	$372,340
What you'd walk away with	$1,037,649
Building minus stocks	−$91,019

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$898,085
Minus 6% selling cost	−$53,885
Minus loan still owedTenants' rent paid down all $295,999 of principal by year 30	$0
Plus rental profits, invested at 7%$201,392 of profit by year 30, before investment growth	$344,290
What you'd walk away with	$1,188,489
If you put the same money in stocks
Cash to close ($85,100) invested at 7%	$647,801
Monthly shortfalls ($13,133 total by yr 30) investedThe money you'd have put into the building while it lost money	$83,202
What you'd walk away with	$731,004
Building minus stocks	$457,485

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$898,085
Minus 6% selling cost	−$53,885
Minus loan still owedTenants' rent paid down all $295,999 of principal by year 30	$0
Plus rental profits, invested at 7%$68,783 of profit by year 30, before investment growth	$94,090
What you'd walk away with	$938,289
If you put the same money in stocks
Cash to close ($85,100) invested at 7%	$647,801
Monthly shortfalls ($61,643 total by yr 30) investedThe money you'd have put into the building while it lost money	$326,484
What you'd walk away with	$974,285
Building minus stocks	−$35,996

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$922,357
Minus 6% selling cost	−$55,341
Minus loan still owedTenants' rent paid down all $284,999 of principal by year 30	$0
Plus rental profits, invested at 7%$222,452 of profit by year 30, before investment growth	$395,344
What you'd walk away with	$1,262,360
If you put the same money in stocks
Cash to close ($106,400) invested at 7%	$809,942
Monthly shortfalls ($7,847 total by yr 30) investedThe money you'd have put into the building while it lost money	$51,302
What you'd walk away with	$861,244
Building minus stocks	$401,116

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$922,357
Minus 6% selling cost	−$55,341
Minus loan still owedTenants' rent paid down all $284,999 of principal by year 30	$0
Plus rental profits, invested at 7%$82,298 of profit by year 30, before investment growth	$117,101
What you'd walk away with	$984,117
If you put the same money in stocks
Cash to close ($106,400) invested at 7%	$809,942
Monthly shortfalls ($48,813 total by yr 30) investedThe money you'd have put into the building while it lost money	$266,541
What you'd walk away with	$1,076,483
Building minus stocks	−$92,366

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$898,085
Minus 6% selling cost	−$53,885
Minus loan still owedTenants' rent paid down all $277,499 of principal by year 30	$0
Plus rental profits, invested at 7%$237,565 of profit by year 30, before investment growth	$433,998
What you'd walk away with	$1,278,197
If you put the same money in stocks
Cash to close ($103,600) invested at 7%	$788,627
Monthly shortfalls ($4,997 total by yr 30) investedThe money you'd have put into the building while it lost money	$33,395
What you'd walk away with	$822,023
Building minus stocks	$456,174

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$898,085
Minus 6% selling cost	−$53,885
Minus loan still owedTenants' rent paid down all $277,499 of principal by year 30	$0
Plus rental profits, invested at 7%$92,257 of profit by year 30, before investment growth	$134,918
What you'd walk away with	$979,117
If you put the same money in stocks
Cash to close ($103,600) invested at 7%	$788,627
Monthly shortfalls ($40,808 total by yr 30) investedThe money you'd have put into the building while it lost money	$227,797
What you'd walk away with	$1,016,424
Building minus stocks	−$37,307

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$649 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 072822240142: special assessments (payable 2026) = $648.76

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)	$7,191
Insurance / yr Estimateestimate. from units, square feet and age; get a quote	$3,582
Water, sewer, trash / mo Estimateestimate. $85/unit/mo, owner-paid	$255
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 1888: +1 pt capital reserve	8% / 9%

County record Public record

Recorded as	three family dwelling, platted lot
Living units	3
Year built	1888
Market value (2026)	$343,800
Property tax, payable 2026	$7,191
Special assessments	$649
Homestead	no
Last sale	2023-06-30 · $335,000

Source: Ramsey County parcel records.

City rental certificate (CofO)

Residential 3+ Units: 3 unit(s), A, status renewal due, renews 2024-12-19.

Nearest highway

CH 37, about 1229 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

2026-08-14Price cut at $379,999 (was $399,000) · from listing history
2026-08-14New at $379,999