654 Fuller Ave

Saint Paul, MN · Summit – University (Rondo, Cathedral Hill) · Listing office ↗ · Find the listing ↗

Cash flows

Asking price: $350,000
Monthly cash flow: $173
Estimated rent: $4,350/mo
Break-even price: $382,529

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
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: $350,000
Monthly cash flow: $173
Cash to close: $80,500
Cap rate: 7.0%
Cash-on-cash: 2.6%
DSCR: 1.09×
GRM: 6.7
Price per unit: $116,667
Price that breaks even: $382,529
Rent that breaks even: $4,125/mo
Cash flow turns positive: year 1
Year 30: property vs stocks: $1.73M vs $613K

Monthly breakdown

Rent	$4,350
Vacancy (6%)	−$261
Collected	$4,089
Property tax Public record	−$673
Insurance Estimate	−$325
Water, sewer, trash Estimate	−$255
Lawn care ($120 × 6 mo ÷ 12)	−$60
Repairs (8% of rent)	−$348
Capital reserve (9% of rent)	−$392
Net operating income	$2,036
Mortgage (principal + interest)	−$1,863
Cash flow	$173
Principal paid down (equity, not cash)	$237

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 $1.73M, stocks $613K. The property wins.

How those totals add up

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$849,542
Minus 6% selling cost	−$50,973
Minus loan still owedTenants' rent paid down all $315,000 of principal by year 30	$0
Plus rental profits, invested at 7%$342,978 of profit by year 30, before investment growth	$664,663
What you'd walk away with	$1,463,233
If you put the same money in stocks
Cash to close ($45,500) invested at 7%	$346,358
Monthly shortfalls ($8,324 total by yr 30) investedThe money you'd have put into the building while it lost money	$55,118
What you'd walk away with	$401,476
Building minus stocks	$1,061,757

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$849,542
Minus 6% selling cost	−$50,973
Minus loan still owedTenants' rent paid down all $315,000 of principal by year 30	$0
Plus rental profits, invested at 7%$160,301 of profit by year 30, before investment growth	$255,541
What you'd walk away with	$1,054,111
If you put the same money in stocks
Cash to close ($45,500) invested at 7%	$346,358
Monthly shortfalls ($35,745 total by yr 30) investedThe money you'd have put into the building while it lost money	$218,435
What you'd walk away with	$564,792
Building minus stocks	$489,319

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$825,269
Minus 6% selling cost	−$49,516
Minus loan still owedTenants' rent paid down all $306,000 of principal by year 30	$0
Plus rental profits, invested at 7%$361,660 of profit by year 30, before investment growth	$714,009
What you'd walk away with	$1,489,762
If you put the same money in stocks
Cash to close ($44,200) invested at 7%	$336,462
Monthly shortfalls ($5,180 total by yr 30) investedThe money you'd have put into the building while it lost money	$34,851
What you'd walk away with	$371,313
Building minus stocks	$1,118,449

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$825,269
Minus 6% selling cost	−$49,516
Minus loan still owedTenants' rent paid down all $306,000 of principal by year 30	$0
Plus rental profits, invested at 7%$175,526 of profit by year 30, before investment growth	$288,344
What you'd walk away with	$1,064,097
If you put the same money in stocks
Cash to close ($44,200) invested at 7%	$336,462
Monthly shortfalls ($29,145 total by yr 30) investedThe money you'd have put into the building while it lost money	$181,624
What you'd walk away with	$518,086
Building minus stocks	$546,011

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$849,542
Minus 6% selling cost	−$50,973
Minus loan still owedTenants' rent paid down all $280,000 of principal by year 30	$0
Plus rental profits, invested at 7%$427,932 of profit by year 30, before investment growth	$934,410
What you'd walk away with	$1,732,979
If you put the same money in stocks
Cash to close ($80,500) invested at 7%	$612,787
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	$612,787
Building minus stocks	$1,120,192

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$849,542
Minus 6% selling cost	−$50,973
Minus loan still owedTenants' rent paid down all $280,000 of principal by year 30	$0
Plus rental profits, invested at 7%$224,179 of profit by year 30, before investment growth	$403,863
What you'd walk away with	$1,202,432
If you put the same money in stocks
Cash to close ($80,500) invested at 7%	$612,787
Monthly shortfalls ($6,346 total by yr 30) investedThe money you'd have put into the building while it lost money	$41,892
What you'd walk away with	$654,679
Building minus stocks	$547,753

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$825,269
Minus 6% selling cost	−$49,516
Minus loan still owedTenants' rent paid down all $272,000 of principal by year 30	$0
Plus rental profits, invested at 7%$447,093 of profit by year 30, before investment growth	$994,741
What you'd walk away with	$1,770,494
If you put the same money in stocks
Cash to close ($78,200) invested at 7%	$595,278
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	$595,278
Building minus stocks	$1,175,216

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$825,269
Minus 6% selling cost	−$49,516
Minus loan still owedTenants' rent paid down all $272,000 of principal by year 30	$0
Plus rental profits, invested at 7%$240,612 of profit by year 30, before investment growth	$446,785
What you'd walk away with	$1,222,538
If you put the same money in stocks
Cash to close ($78,200) invested at 7%	$595,278
Monthly shortfalls ($3,618 total by yr 30) investedThe money you'd have put into the building while it lost money	$24,483
What you'd walk away with	$619,761
Building minus stocks	$602,777

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$849,542
Minus 6% selling cost	−$50,973
Minus loan still owedTenants' rent paid down all $262,500 of principal by year 30	$0
Plus rental profits, invested at 7%$469,846 of profit by year 30, before investment growth	$1,066,384
What you'd walk away with	$1,864,954
If you put the same money in stocks
Cash to close ($98,000) invested at 7%	$746,001
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	$746,001
Building minus stocks	$1,118,953

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$849,542
Minus 6% selling cost	−$50,973
Minus loan still owedTenants' rent paid down all $262,500 of principal by year 30	$0
Plus rental profits, invested at 7%$261,109 of profit by year 30, before investment growth	$503,434
What you'd walk away with	$1,302,003
If you put the same money in stocks
Cash to close ($98,000) invested at 7%	$746,001
Monthly shortfalls ($1,361 total by yr 30) investedThe money you'd have put into the building while it lost money	$9,488
What you'd walk away with	$755,489
Building minus stocks	$546,514

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$825,269
Minus 6% selling cost	−$49,516
Minus loan still owedTenants' rent paid down all $255,000 of principal by year 30	$0
Plus rental profits, invested at 7%$487,810 of profit by year 30, before investment growth	$1,122,945
What you'd walk away with	$1,898,698
If you put the same money in stocks
Cash to close ($95,200) invested at 7%	$724,687
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	$724,687
Building minus stocks	$1,174,011

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$825,269
Minus 6% selling cost	−$49,516
Minus loan still owedTenants' rent paid down all $255,000 of principal by year 30	$0
Plus rental profits, invested at 7%$278,053 of profit by year 30, before investment growth	$552,943
What you'd walk away with	$1,328,697
If you put the same money in stocks
Cash to close ($95,200) invested at 7%	$724,687
Monthly shortfalls ($343 total by yr 30) investedThe money you'd have put into the building while it lost money	$2,437
What you'd walk away with	$727,124
Building minus stocks	$601,573

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 352923410210: 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)	$8,077
Insurance / yr Estimateestimate. from units, square feet and age; get a quote	$3,905
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 1893: +1 pt capital reserve	8% / 9%

County record Public record

Recorded as	three family dwelling, platted lot
Living units	3
Year built	1893
Market value (2026)	$360,200
Property tax, payable 2026	$8,077
Special assessments	$649
Homestead	no
Last sale	2013-06-20 · $187,269

Source: Ramsey County parcel records.

City rental certificate (CofO)

Residential 3+ Units: 3 unit(s), A, status pending, renews 2025-10-24.

Nearest highway

I 94, about 204 m away.

Crime in Summit – University

1,067 incidents in the last 12 months (59 per 1,000 residents), −13% vs. the year before. St. Paul police incidents, excluding proactive visits and community events.

Status history

2026-09-01New at $350,000