416 4th Ave S

South Saint Paul, MN · View the listing ↗

43 photos

Photos courtesy of "TheMLSonline.com, Inc." - Broker, via Realtor.com.

Asking price: $275,000
Monthly cash flow: −$87
Estimated rent: $2,700/mo
Break-even price: $258,594

Adjust the numbers See the full breakdown

From the listing

Welcome to 416 4th Ave S in South Saint Paul! This versatile duplex offers a fantastic opportunity for a first-time homebuyer, owner-occupant, or investor. Each unit features 2 bedrooms and 1 bathroom, providing comfortable living space and the flexibility to live in one unit while renting the other, or to add a solid income-producing property to your portfolio. With two separate units and a convenient South Saint Paul location, this property offers plenty of possibilities for the next owner. Whether you're looking for a place to call home, a house-hacking opportunity, or an investment property, this duplex is worth a look. Schedule your showing today!

Listing courtesy of "TheMLSonline.com, Inc." - Broker (Andrew Oga). Description from Realtor.com, MLS #7133662. Believed reliable but not guaranteed; confirm with the listing agent. View on Realtor.com ↗

The numbers

Edit rents, costs and assumptions

Default: 20% down (no PMI), offer at asking, self-managed, 7.00% for 30 years, buyer pays closing costs (3%).

The deal

Price: $275,000
Cash to close: $63,250
Price per unit: $137,500
GRM: 8.5

Each month

Cash flow: −$87/mo
Cash-on-cash: −1.7%
Cap rate: 6.0%
DSCR: 0.94×

Break-even

Price that breaks even: $258,594
Rent that breaks even: $2,813/mo

Long run

Year 30: property vs stocks: $1.06M vs $494K
Cash flow turns positive: year 4

Monthly

Monthly breakdown

Rent	$2,700
Vacancy (6%)	−$162
Collected	$2,538
Property tax Listing	−$277
Insurance Estimate	−$196
Water, sewer, trash Estimate	−$170
Lawn care ($120 × 6 mo ÷ 12)	−$60
Repairs (8% of rent)	−$216
Capital reserve (9% of rent)	−$243
Net operating income	$1,376
Mortgage (principal + interest)	−$1,464
Cash flow	−$87
Principal paid down (equity, not cash)	$186

Cash flow each year

Rents +3%/yr, costs +3.5%/yr. Red bars are months you'd cover out of pocket.

30 years

How those totals add up

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$667,497
Minus 6% selling cost	−$40,050
Minus loan still owedTenants' rent paid down all $247,500 of principal by year 30	$0
Plus rental profits, invested at 7%$171,600 of profit by year 30, before investment growth	$289,765
What you'd walk away with	$917,212
If you put the same money in stocks
Cash to close ($35,750) invested at 7%	$272,138
Monthly shortfalls ($20,173 total by yr 30) investedThe money you'd have put into the building while it lost money	$127,927
What you'd walk away with	$400,065
Building minus stocks	$517,147

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$667,497
Minus 6% selling cost	−$40,050
Minus loan still owedTenants' rent paid down all $247,500 of principal by year 30	$0
Plus rental profits, invested at 7%$74,693 of profit by year 30, before investment growth	$105,434
What you'd walk away with	$732,882
If you put the same money in stocks
Cash to close ($35,750) invested at 7%	$272,138
Monthly shortfalls ($53,672 total by yr 30) investedThe money you'd have put into the building while it lost money	$298,903
What you'd walk away with	$571,041
Building minus stocks	$161,841

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$643,225
Minus 6% selling cost	−$38,593
Minus loan still owedTenants' rent paid down all $238,500 of principal by year 30	$0
Plus rental profits, invested at 7%$188,510 of profit by year 30, before investment growth	$329,977
What you'd walk away with	$934,608
If you put the same money in stocks
Cash to close ($34,450) invested at 7%	$262,242
Monthly shortfalls ($15,257 total by yr 30) investedThe money you'd have put into the building while it lost money	$98,527
What you'd walk away with	$360,769
Building minus stocks	$573,839

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$643,225
Minus 6% selling cost	−$38,593
Minus loan still owedTenants' rent paid down all $238,500 of principal by year 30	$0
Plus rental profits, invested at 7%$86,573 of profit by year 30, before investment growth	$126,605
What you'd walk away with	$731,236
If you put the same money in stocks
Cash to close ($34,450) invested at 7%	$262,242
Monthly shortfalls ($43,726 total by yr 30) investedThe money you'd have put into the building while it lost money	$250,461
What you'd walk away with	$512,703
Building minus stocks	$218,533

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$667,497
Minus 6% selling cost	−$40,050
Minus loan still owedTenants' rent paid down all $220,000 of principal by year 30	$0
Plus rental profits, invested at 7%$226,489 of profit by year 30, before investment growth	$429,298
What you'd walk away with	$1,056,745
If you put the same money in stocks
Cash to close ($63,250) invested at 7%	$481,475
Monthly shortfalls ($1,771 total by yr 30) investedThe money you'd have put into the building while it lost money	$12,209
What you'd walk away with	$493,684
Building minus stocks	$563,061

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$667,497
Minus 6% selling cost	−$40,050
Minus loan still owedTenants' rent paid down all $220,000 of principal by year 30	$0
Plus rental profits, invested at 7%$114,290 of profit by year 30, before investment growth	$180,763
What you'd walk away with	$808,210
If you put the same money in stocks
Cash to close ($63,250) invested at 7%	$481,475
Monthly shortfalls ($19,979 total by yr 30) investedThe money you'd have put into the building while it lost money	$118,982
What you'd walk away with	$600,457
Building minus stocks	$207,753

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$643,225
Minus 6% selling cost	−$38,593
Minus loan still owedTenants' rent paid down all $212,000 of principal by year 30	$0
Plus rental profits, invested at 7%$244,287 of profit by year 30, before investment growth	$480,330
What you'd walk away with	$1,084,961
If you put the same money in stocks
Cash to close ($60,950) invested at 7%	$463,967
Monthly shortfalls ($409 total by yr 30) investedThe money you'd have put into the building while it lost money	$2,911
What you'd walk away with	$466,878
Building minus stocks	$618,083

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$643,225
Minus 6% selling cost	−$38,593
Minus loan still owedTenants' rent paid down all $212,000 of principal by year 30	$0
Plus rental profits, invested at 7%$127,725 of profit by year 30, before investment growth	$209,531
What you'd walk away with	$814,162
If you put the same money in stocks
Cash to close ($60,950) invested at 7%	$463,967
Monthly shortfalls ($14,253 total by yr 30) investedThe money you'd have put into the building while it lost money	$87,418
What you'd walk away with	$551,385
Building minus stocks	$262,777

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$667,497
Minus 6% selling cost	−$40,050
Minus loan still owedTenants' rent paid down all $206,250 of principal by year 30	$0
Plus rental profits, invested at 7%$257,650 of profit by year 30, before investment growth	$520,783
What you'd walk away with	$1,148,230
If you put the same money in stocks
Cash to close ($77,000) invested at 7%	$586,144
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	$586,144
Building minus stocks	$562,086

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$667,497
Minus 6% selling cost	−$40,050
Minus loan still owedTenants' rent paid down all $206,250 of principal by year 30	$0
Plus rental profits, invested at 7%$137,942 of profit by year 30, before investment growth	$232,550
What you'd walk away with	$859,997
If you put the same money in stocks
Cash to close ($77,000) invested at 7%	$586,144
Monthly shortfalls ($10,698 total by yr 30) investedThe money you'd have put into the building while it lost money	$67,074
What you'd walk away with	$653,218
Building minus stocks	$206,779

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$643,225
Minus 6% selling cost	−$38,593
Minus loan still owedTenants' rent paid down all $198,750 of principal by year 30	$0
Plus rental profits, invested at 7%$275,613 of profit by year 30, before investment growth	$577,343
What you'd walk away with	$1,181,974
If you put the same money in stocks
Cash to close ($74,200) invested at 7%	$564,829
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	$564,829
Building minus stocks	$617,145

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$643,225
Minus 6% selling cost	−$38,593
Minus loan still owedTenants' rent paid down all $198,750 of principal by year 30	$0
Plus rental profits, invested at 7%$151,998 of profit by year 30, before investment growth	$265,892
What you'd walk away with	$870,523
If you put the same money in stocks
Cash to close ($74,200) invested at 7%	$564,829
Monthly shortfalls ($6,791 total by yr 30) investedThe money you'd have put into the building while it lost money	$43,855
What you'd walk away with	$608,685
Building minus stocks	$261,838

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.

30 years: this property vs. the same money in stocks

This propertyStocks at 7%

Year 30 (loan paid off): property $1.06M, stocks $494K. The property wins.

Comparable rentals

The closest rental listings with each unit's bedroom count, as of 2026-10-04. The estimate is the median asking rent of every rental we found nearby (the count is shown for each); houses are left out. Asking rents from Realtor.com rental listings, not signed leases.

2 bed estimate $1,350/mo · range $1,150–$1,450 · 8 rentals within 1.5 mi

Address	Rent	Bd / Ba	Sq ft	Distance	Listed	Type
614 1st Ave S Unit 1, South Saint Paul	$1,335	2 / 1	1,000	0.3 mi	—	Apartment
1028 8th Ave S, South Saint Paul	$1,175	2 / 1	785	0.9 mi	2026-01-16	Apartment
138 Dwane St Apt 3, South Saint Paul	$1,450	2 / 1	1,300	1.0 mi	2026-10-02	Apartment
233 Buron Ln, South Saint Paul	$1,150	2 / 1	575	1.0 mi	2025-01-03	Apartment
352 21st Ave S, South Saint Paul	$1,025	2 / 1	780	1.1 mi	2025-02-27	Apartment
5480 Blackberry Trl, Inver Grove Heights	$1,860	2 / 2	1,235	1.3 mi	2025-03-15	Apartment
1240 Bryant Ave, Saint Paul	$1,349	2 / 1	800	1.5 mi	2025-01-03	Apartment
2044 Oakdale Ave, West Saint Paul	$1,435	2 / 1	982	1.5 mi	2025-01-03	Apartment

On the maps, this property and comparable rentals. Comparable rentals and rent estimate: Realtor.com rental listings. Rents are asking rents from listings; check them against the actual leases.

Red flags and opportunities

Watch for

mediumCouldn't match this address to a county parcel record, so taxes and unit count are unverified. Public record: County parcels: no match for 416 4TH AVE S

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 Listinglisting, tax year 2026. The tax the listing states. If the seller lives there it may be at the lower homestead rate; an investor owner pays the non-homestead rate, often 20–40% more on the owner's unit.	$3,325
Insurance / yr Estimateestimate. from units, square feet and age; get a quote	$2,347
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 1900: +1 pt capital reserve	8% / 9%

Status history

2026-08-26New at $275,000

From the listing Listing

Listed as	duplex up and down
Property tax, 2026	$3,325
County	Dakota
Parcel number	366430010260

As the listing states it (NorthstarMLS, via Realtor.com). We don't have county records here yet; check the tax, homestead status and special assessments with the county.

Crime, rental-license and vacant-building records are only available for St. Paul and Minneapolis so far. Check with South Saint Paul on rental licensing before you buy.

Nearest highway

I 494, about 1138 m away.