St. Paul › Frogtown

597 Virginia St

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

Overpriced

Asking price: $359,500
Monthly cash flow: −$524
Estimated rent: $3,000/mo
Break-even price: $261,024

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
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: $359,500
Monthly cash flow: −$524
Cash to close: $82,685
Cap rate: 4.6%
Cash-on-cash: −7.6%
DSCR: 0.73×
GRM: 10.0
Price per unit: $179,750
Price that breaks even: $261,024
Rent that breaks even: $3,681/mo
Cash flow turns positive: year 14
Year 30: property vs stocks: $971K vs $873K

Monthly breakdown

Rent	$3,000
Vacancy (6%)	−$180
Collected	$2,820
Property tax Public record	−$479
Insurance Estimate	−$211
Water, sewer, trash Estimate	−$170
Lawn care ($120 × 6 mo ÷ 12)	−$60
Repairs (8% of rent)	−$240
Capital reserve (9% of rent)	−$270
Net operating income	$1,389
Mortgage (principal + interest)	−$1,913
Cash flow	−$524
Principal paid down (equity, not cash)	$243

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 $971K, stocks $873K. The property wins.

How those totals add up

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$872,601
Minus 6% selling cost	−$52,356
Minus loan still owedTenants' rent paid down all $323,550 of principal by year 30	$0
Plus rental profits, invested at 7%$60,255 of profit by year 30, before investment growth	$78,720
What you'd walk away with	$898,965
If you put the same money in stocks
Cash to close ($46,735) invested at 7%	$355,759
Monthly shortfalls ($96,463 total by yr 30) investedThe money you'd have put into the building while it lost money	$505,077
What you'd walk away with	$860,835
Building minus stocks	$38,130

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$872,601
Minus 6% selling cost	−$52,356
Minus loan still owedTenants' rent paid down all $323,550 of principal by year 30	$0
Plus rental profits, invested at 7%$5,391 of profit by year 30, before investment growth	$5,734
What you'd walk away with	$825,979
If you put the same money in stocks
Cash to close ($46,735) invested at 7%	$355,759
Monthly shortfalls ($186,494 total by yr 30) investedThe money you'd have put into the building while it lost money	$826,876
What you'd walk away with	$1,182,634
Building minus stocks	−$356,655

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$848,328
Minus 6% selling cost	−$50,900
Minus loan still owedTenants' rent paid down all $314,550 of principal by year 30	$0
Plus rental profits, invested at 7%$69,807 of profit by year 30, before investment growth	$93,702
What you'd walk away with	$891,131
If you put the same money in stocks
Cash to close ($45,435) invested at 7%	$345,863
Monthly shortfalls ($84,189 total by yr 30) investedThe money you'd have put into the building while it lost money	$450,445
What you'd walk away with	$796,308
Building minus stocks	$94,823

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$848,328
Minus 6% selling cost	−$50,900
Minus loan still owedTenants' rent paid down all $314,550 of principal by year 30	$0
Plus rental profits, invested at 7%$8,704 of profit by year 30, before investment growth	$9,500
What you'd walk away with	$806,929
If you put the same money in stocks
Cash to close ($45,435) invested at 7%	$345,863
Monthly shortfalls ($167,982 total by yr 30) investedThe money you'd have put into the building while it lost money	$761,029
What you'd walk away with	$1,106,892
Building minus stocks	−$299,963

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$872,601
Minus 6% selling cost	−$52,356
Minus loan still owedTenants' rent paid down all $287,600 of principal by year 30	$0
Plus rental profits, invested at 7%$103,196 of profit by year 30, before investment growth	$151,014
What you'd walk away with	$971,259
If you put the same money in stocks
Cash to close ($82,685) invested at 7%	$629,419
Monthly shortfalls ($43,594 total by yr 30) investedThe money you'd have put into the building while it lost money	$243,689
What you'd walk away with	$873,108
Building minus stocks	$98,151

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$872,601
Minus 6% selling cost	−$52,356
Minus loan still owedTenants' rent paid down all $287,600 of principal by year 30	$0
Plus rental profits, invested at 7%$23,747 of profit by year 30, before investment growth	$28,232
What you'd walk away with	$848,477
If you put the same money in stocks
Cash to close ($82,685) invested at 7%	$629,419
Monthly shortfalls ($109,041 total by yr 30) investedThe money you'd have put into the building while it lost money	$515,692
What you'd walk away with	$1,145,111
Building minus stocks	−$296,634

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$848,328
Minus 6% selling cost	−$50,900
Minus loan still owedTenants' rent paid down all $279,600 of principal by year 30	$0
Plus rental profits, invested at 7%$114,558 of profit by year 30, before investment growth	$172,306
What you'd walk away with	$969,734
If you put the same money in stocks
Cash to close ($80,385) invested at 7%	$611,911
Monthly shortfalls ($35,796 total by yr 30) investedThe money you'd have put into the building while it lost money	$204,649
What you'd walk away with	$816,560
Building minus stocks	$153,174

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$848,328
Minus 6% selling cost	−$50,900
Minus loan still owedTenants' rent paid down all $279,600 of principal by year 30	$0
Plus rental profits, invested at 7%$29,754 of profit by year 30, before investment growth	$36,357
What you'd walk away with	$833,786
If you put the same money in stocks
Cash to close ($80,385) invested at 7%	$611,911
Monthly shortfalls ($95,887 total by yr 30) investedThe money you'd have put into the building while it lost money	$463,485
What you'd walk away with	$1,075,396
Building minus stocks	−$241,610

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$872,601
Minus 6% selling cost	−$52,356
Minus loan still owedTenants' rent paid down all $269,625 of principal by year 30	$0
Plus rental profits, invested at 7%$129,750 of profit by year 30, before investment growth	$202,311
What you'd walk away with	$1,022,555
If you put the same money in stocks
Cash to close ($100,660) invested at 7%	$766,250
Monthly shortfalls ($27,096 total by yr 30) investedThe money you'd have put into the building while it lost money	$159,428
What you'd walk away with	$925,678
Building minus stocks	$96,877

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$872,601
Minus 6% selling cost	−$52,356
Minus loan still owedTenants' rent paid down all $269,625 of principal by year 30	$0
Plus rental profits, invested at 7%$38,217 of profit by year 30, before investment growth	$48,343
What you'd walk away with	$868,588
If you put the same money in stocks
Cash to close ($100,660) invested at 7%	$766,250
Monthly shortfalls ($80,459 total by yr 30) investedThe money you'd have put into the building while it lost money	$400,246
What you'd walk away with	$1,166,496
Building minus stocks	−$297,908

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$848,328
Minus 6% selling cost	−$50,900
Minus loan still owedTenants' rent paid down all $262,125 of principal by year 30	$0
Plus rental profits, invested at 7%$141,908 of profit by year 30, before investment growth	$227,566
What you'd walk away with	$1,024,994
If you put the same money in stocks
Cash to close ($97,860) invested at 7%	$744,935
Monthly shortfalls ($21,291 total by yr 30) investedThe money you'd have put into the building while it lost money	$128,123
What you'd walk away with	$873,058
Building minus stocks	$151,936

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$848,328
Minus 6% selling cost	−$50,900
Minus loan still owedTenants' rent paid down all $262,125 of principal by year 30	$0
Plus rental profits, invested at 7%$45,387 of profit by year 30, before investment growth	$59,027
What you'd walk away with	$856,455
If you put the same money in stocks
Cash to close ($97,860) invested at 7%	$744,935
Monthly shortfalls ($69,666 total by yr 30) investedThe money you'd have put into the building while it lost money	$354,369
What you'd walk away with	$1,099,304
Building minus stocks	−$242,849

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$432 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 362923130039: special assessments (payable 2026) = $432.50
lowChanged hands in Jun 2025; the county record doesn't show a price. Ask what the seller paid and what changed since. Public record: Ramsey County parcel 362923130039: last sale 2025-06-20

Opportunities

Long time on market: room to negotiate. Based on: Listing data: 311 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)	$5,752
Insurance / yr Estimateestimate. from units, square feet and age; get a quote	$2,537
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)	$242,800
Property tax, payable 2026	$5,752
Special assessments	$432
Homestead	no
Last sale	2025-06-20

Source: Ramsey County parcel records.

City rental certificate (CofO)

Residential 2 Units: 2 unit(s), B, status pending, renews 2027-02-09.

Nearest highway

I 94, about 872 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

2025-11-25New at $359,500