St. Paul › West Side

485 Belvidere St E

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

Cash flows

Asking price: $425,000
Monthly cash flow: $480
Estimated rent: $4,800/mo
Break-even price: $515,101

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
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: $425,000
Monthly cash flow: $480
Cash to close: $97,750
Cap rate: 7.7%
Cash-on-cash: 5.9%
DSCR: 1.21×
GRM: 7.4
Price per unit: $106,250
Price that breaks even: $515,101
Rent that breaks even: $4,177/mo
Cash flow turns positive: year 1
Year 30: property vs stocks: $2.58M vs $744K

Monthly breakdown

Rent	$4,800
Vacancy (6%)	−$288
Collected	$4,512
Property tax Public record	−$142
Insurance Estimate	−$412
Water, sewer, trash Estimate	−$340
Lawn care ($120 × 6 mo ÷ 12)	−$60
Repairs (8% of rent)	−$384
Capital reserve (9% of rent)	−$432
Net operating income	$2,742
Mortgage (principal + interest)	−$2,262
Cash flow	$480
Principal paid down (equity, not cash)	$288

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 $2.58M, stocks $744K. The property wins.

How those totals add up

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,031,587
Minus 6% selling cost	−$61,895
Minus loan still owedTenants' rent paid down all $382,500 of principal by year 30	$0
Plus rental profits, invested at 7%$591,741 of profit by year 30, before investment growth	$1,221,689
What you'd walk away with	$2,191,381
If you put the same money in stocks
Cash to close ($55,250) invested at 7%	$420,577
Monthly shortfalls ($507 total by yr 30) investedThe money you'd have put into the building while it lost money	$3,608
What you'd walk away with	$424,185
Building minus stocks	$1,767,196

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,031,587
Minus 6% selling cost	−$61,895
Minus loan still owedTenants' rent paid down all $382,500 of principal by year 30	$0
Plus rental profits, invested at 7%$376,133 of profit by year 30, before investment growth	$696,038
What you'd walk away with	$1,665,729
If you put the same money in stocks
Cash to close ($55,250) invested at 7%	$420,577
Monthly shortfalls ($16,733 total by yr 30) investedThe money you'd have put into the building while it lost money	$109,613
What you'd walk away with	$530,190
Building minus stocks	$1,135,539

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,007,314
Minus 6% selling cost	−$60,439
Minus loan still owedTenants' rent paid down all $373,500 of principal by year 30	$0
Plus rental profits, invested at 7%$613,060 of profit by year 30, before investment growth	$1,287,694
What you'd walk away with	$2,234,570
If you put the same money in stocks
Cash to close ($53,950) invested at 7%	$410,681
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	$410,681
Building minus stocks	$1,823,889

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,007,314
Minus 6% selling cost	−$60,439
Minus loan still owedTenants' rent paid down all $373,500 of principal by year 30	$0
Plus rental profits, invested at 7%$394,815 of profit by year 30, before investment growth	$745,384
What you'd walk away with	$1,692,259
If you put the same money in stocks
Cash to close ($53,950) invested at 7%	$410,681
Monthly shortfalls ($13,589 total by yr 30) investedThe money you'd have put into the building while it lost money	$89,346
What you'd walk away with	$500,027
Building minus stocks	$1,192,232

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,031,587
Minus 6% selling cost	−$61,895
Minus loan still owedTenants' rent paid down all $340,000 of principal by year 30	$0
Plus rental profits, invested at 7%$704,500 of profit by year 30, before investment growth	$1,612,560
What you'd walk away with	$2,582,251
If you put the same money in stocks
Cash to close ($97,750) invested at 7%	$744,098
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	$744,098
Building minus stocks	$1,838,153

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,031,587
Minus 6% selling cost	−$61,895
Minus loan still owedTenants' rent paid down all $340,000 of principal by year 30	$0
Plus rental profits, invested at 7%$472,667 of profit by year 30, before investment growth	$980,903
What you'd walk away with	$1,950,594
If you put the same money in stocks
Cash to close ($97,750) invested at 7%	$744,098
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	$744,098
Building minus stocks	$1,206,496

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,007,314
Minus 6% selling cost	−$60,439
Minus loan still owedTenants' rent paid down all $332,000 of principal by year 30	$0
Plus rental profits, invested at 7%$723,661 of profit by year 30, before investment growth	$1,672,891
What you'd walk away with	$2,619,766
If you put the same money in stocks
Cash to close ($95,450) invested at 7%	$726,590
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	$726,590
Building minus stocks	$1,893,176

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,007,314
Minus 6% selling cost	−$60,439
Minus loan still owedTenants' rent paid down all $332,000 of principal by year 30	$0
Plus rental profits, invested at 7%$491,828 of profit by year 30, before investment growth	$1,041,234
What you'd walk away with	$1,988,109
If you put the same money in stocks
Cash to close ($95,450) invested at 7%	$726,590
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	$726,590
Building minus stocks	$1,261,519

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,031,587
Minus 6% selling cost	−$61,895
Minus loan still owedTenants' rent paid down all $318,750 of principal by year 30	$0
Plus rental profits, invested at 7%$755,396 of profit by year 30, before investment growth	$1,772,814
What you'd walk away with	$2,742,506
If you put the same money in stocks
Cash to close ($119,000) invested at 7%	$905,858
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	$905,858
Building minus stocks	$1,836,648

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,031,587
Minus 6% selling cost	−$61,895
Minus loan still owedTenants' rent paid down all $318,750 of principal by year 30	$0
Plus rental profits, invested at 7%$523,563 of profit by year 30, before investment growth	$1,141,158
What you'd walk away with	$2,110,849
If you put the same money in stocks
Cash to close ($119,000) invested at 7%	$905,858
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	$905,858
Building minus stocks	$1,204,991

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,007,314
Minus 6% selling cost	−$60,439
Minus loan still owedTenants' rent paid down all $311,250 of principal by year 30	$0
Plus rental profits, invested at 7%$773,359 of profit by year 30, before investment growth	$1,829,375
What you'd walk away with	$2,776,250
If you put the same money in stocks
Cash to close ($116,200) invested at 7%	$884,544
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	$884,544
Building minus stocks	$1,891,706

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,007,314
Minus 6% selling cost	−$60,439
Minus loan still owedTenants' rent paid down all $311,250 of principal by year 30	$0
Plus rental profits, invested at 7%$541,526 of profit by year 30, before investment growth	$1,197,718
What you'd walk away with	$2,144,593
If you put the same money in stocks
Cash to close ($116,200) invested at 7%	$884,544
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	$884,544
Building minus stocks	$1,260,049

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

mediumAbout 102 m from US 52: traffic noise usually costs $50–100/month in rent. Based on: OpenStreetMap: nearest motorway (US 52) at 102 m
low$865 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 092822330009: special assessments (payable 2026) = $865.00

Opportunities

Long time on market: room to negotiate. Based on: Listing data: 190 days on market, 1 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)	$1,703
Insurance / yr Estimateestimate. from units, square feet and age; get a quote	$4,950
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 1893: +1 pt capital reserve	8% / 9%

County record Public record

Recorded as	apartments 4-6 rental units
Living units	4
Year built	1893
Market value (2026)	$399,000
Property tax, payable 2026	$1,703
Special assessments	$865
Homestead	no
Last sale	2023-07-25 · $425,000

Source: Ramsey County parcel records.

City rental certificate (CofO)

Residential 3+ Units: 4 unit(s), A, status pending, renews 2029-08-17.

Nearest highway

US 52, about 102 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

2026-03-26Price cut at $425,000 (was $499,000) · from listing history
2026-03-26New at $425,000