525 Galtier St

Saint Paul, MN · Frogtown (Thomas-Dale) · Find the listing ↗

Asking price: $275,000
Monthly cash flow: −$156
Estimated rent: $2,700/mo
Break-even price: $245,607

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

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: $275,000
Monthly cash flow: −$156
Cash to close: $63,250
Cap rate: 5.7%
Cash-on-cash: −3.0%
DSCR: 0.89×
GRM: 8.5
Price per unit: $137,500
Price that breaks even: $245,607
Rent that breaks even: $2,903/mo
Cash flow turns positive: year 6
Year 30: property vs stocks: $964K vs $515K

Monthly breakdown

Rent	$2,700
Vacancy (6%)	−$162
Collected	$2,538
Property tax Public record	−$326
Insurance Estimate	−$215
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	$1,307
Mortgage (principal + interest)	−$1,464
Cash flow	−$156
Principal paid down (equity, not cash)	$186

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 $964K, stocks $515K. The property wins.

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%$136,444 of profit by year 30, before investment growth	$218,609
What you'd walk away with	$846,057
If you put the same money in stocks
Cash to close ($35,750) invested at 7%	$272,138
Monthly shortfalls ($27,837 total by yr 30) investedThe money you'd have put into the building while it lost money	$170,660
What you'd walk away with	$442,798
Building minus stocks	$403,259

	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%$48,557 of profit by year 30, before investment growth	$64,092
What you'd walk away with	$691,540
If you put the same money in stocks
Cash to close ($35,750) invested at 7%	$272,138
Monthly shortfalls ($70,356 total by yr 30) investedThe money you'd have put into the building while it lost money	$371,450
What you'd walk away with	$643,588
Building minus stocks	$47,952

	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%$151,900 of profit by year 30, before investment growth	$252,366
What you'd walk away with	$856,997
If you put the same money in stocks
Cash to close ($34,450) invested at 7%	$262,242
Monthly shortfalls ($21,467 total by yr 30) investedThe money you'd have put into the building while it lost money	$134,803
What you'd walk away with	$397,045
Building minus stocks	$459,952

	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%$58,474 of profit by year 30, before investment growth	$79,960
What you'd walk away with	$684,591
If you put the same money in stocks
Cash to close ($34,450) invested at 7%	$262,242
Monthly shortfalls ($58,448 total by yr 30) investedThe money you'd have put into the building while it lost money	$317,704
What you'd walk away with	$579,946
Building minus stocks	$104,645

	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%$186,928 of profit by year 30, before investment growth	$336,465
What you'd walk away with	$963,913
If you put the same money in stocks
Cash to close ($63,250) invested at 7%	$481,475
Monthly shortfalls ($5,031 total by yr 30) investedThe money you'd have put into the building while it lost money	$33,265
What you'd walk away with	$514,740
Building minus stocks	$449,173

	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%$82,330 of profit by year 30, before investment growth	$121,919
What you'd walk away with	$749,367
If you put the same money in stocks
Cash to close ($63,250) invested at 7%	$481,475
Monthly shortfalls ($30,840 total by yr 30) investedThe money you'd have put into the building while it lost money	$174,026
What you'd walk away with	$655,501
Building minus stocks	$93,866

	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%$203,489 of profit by year 30, before investment growth	$380,112
What you'd walk away with	$984,744
If you put the same money in stocks
Cash to close ($60,950) invested at 7%	$463,967
Monthly shortfalls ($2,432 total by yr 30) investedThe money you'd have put into the building while it lost money	$16,581
What you'd walk away with	$480,548
Building minus stocks	$504,196

	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%$94,120 of profit by year 30, before investment growth	$144,625
What you'd walk away with	$749,256
If you put the same money in stocks
Cash to close ($60,950) invested at 7%	$463,967
Monthly shortfalls ($23,468 total by yr 30) investedThe money you'd have put into the building while it lost money	$136,400
What you'd walk away with	$600,367
Building minus stocks	$148,889

	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%$215,964 of profit by year 30, before investment growth	$414,803
What you'd walk away with	$1,042,250
If you put the same money in stocks
Cash to close ($77,000) invested at 7%	$586,144
Monthly shortfalls ($1,135 total by yr 30) investedThe money you'd have put into the building while it lost money	$7,908
What you'd walk away with	$594,052
Building minus stocks	$448,198

	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%$103,156 of profit by year 30, before investment growth	$162,920
What you'd walk away with	$790,367
If you put the same money in stocks
Cash to close ($77,000) invested at 7%	$586,144
Monthly shortfalls ($18,733 total by yr 30) investedThe money you'd have put into the building while it lost money	$111,332
What you'd walk away with	$697,476
Building minus stocks	$92,891

	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%$232,973 of profit by year 30, before investment growth	$464,741
What you'd walk away with	$1,069,372
If you put the same money in stocks
Cash to close ($74,200) invested at 7%	$564,829
Monthly shortfalls ($181 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,286
What you'd walk away with	$566,116
Building minus stocks	$503,256

	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%$115,685 of profit by year 30, before investment growth	$189,627
What you'd walk away with	$794,258
If you put the same money in stocks
Cash to close ($74,200) invested at 7%	$564,829
Monthly shortfalls ($13,299 total by yr 30) investedThe money you'd have put into the building while it lost money	$81,479
What you'd walk away with	$646,308
Building minus stocks	$147,950

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$838 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 362923140078: special assessments (payable 2026) = $837.66

Opportunities

Long time on market: room to negotiate. Based on: Listing data: 140 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)	$3,916
Insurance / yr Estimateestimate. from units, square feet and age; get a quote	$2,585
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%

County record Public record

Recorded as	two family dwelling - up/dwn
Living units	2
Year built	1900
Market value (2026)	$190,400
Property tax, payable 2026	$3,916
Special assessments	$838
Homestead	no
Last sale	—

Source: Ramsey County parcel records.

City rental certificate (CofO)

Residential 2 Units: 2 unit(s), B, status pending, renews 2025-08-25.

Nearest highway

I 94, about 694 m away.

Crime in Frogtown

828 incidents in the last 12 months (53 per 1,000 residents), −26% vs. the year before. St. Paul police incidents, excluding proactive visits and community events.

Status history

2026-05-15New at $275,000