St. Paul › Frogtown

677 Sherburne Ave

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

Overpriced

Asking price: $464,900
Monthly cash flow: −$745
Estimated rent: $4,200/mo
Break-even price: $325,012

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

1 bed / 1 bath (est.)$1,050 $900–$1,200
1 bed / 1 bath (est.)$1,050 $900–$1,200
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: $464,900
Monthly cash flow: −$745
Cash to close: $106,927
Cap rate: 4.5%
Cash-on-cash: −8.4%
DSCR: 0.70×
GRM: 9.2
Price per unit: $116,225
Price that breaks even: $325,012
Rent that breaks even: $5,167/mo
Cash flow turns positive: year 16
Year 30: property vs stocks: $1.19M vs $1.20M

Monthly breakdown

Rent	$4,200
Vacancy (6%)	−$252
Collected	$3,948
Property tax Public record	−$731
Insurance Estimate	−$373
Water, sewer, trash Estimate	−$340
Lawn care ($120 × 6 mo ÷ 12)	−$60
Repairs (8% of rent)	−$336
Capital reserve (9% of rent)	−$378
Net operating income	$1,730
Mortgage (principal + interest)	−$2,474
Cash flow	−$745
Principal paid down (equity, not cash)	$315

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 $1.19M, stocks $1.20M. Stocks win.

How those totals add up

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,128,434
Minus 6% selling cost	−$67,706
Minus loan still owedTenants' rent paid down all $418,410 of principal by year 30	$0
Plus rental profits, invested at 7%$48,142 of profit by year 30, before investment growth	$59,452
What you'd walk away with	$1,120,180
If you put the same money in stocks
Cash to close ($60,437) invested at 7%	$460,062
Monthly shortfalls ($148,296 total by yr 30) investedThe money you'd have put into the building while it lost money	$743,501
What you'd walk away with	$1,203,563
Building minus stocks	−$83,383

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,128,434
Minus 6% selling cost	−$67,706
Minus loan still owedTenants' rent paid down all $418,410 of principal by year 30	$0
Plus rental profits, invested at 7%$0 of profit by year 30, before investment growth	$0
What you'd walk away with	$1,060,728
If you put the same money in stocks
Cash to close ($60,437) invested at 7%	$460,062
Monthly shortfalls ($303,008 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,236,749
What you'd walk away with	$1,696,811
Building minus stocks	−$636,083

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,104,162
Minus 6% selling cost	−$66,250
Minus loan still owedTenants' rent paid down all $409,410 of principal by year 30	$0
Plus rental profits, invested at 7%$55,990 of profit by year 30, before investment growth	$70,684
What you'd walk away with	$1,108,596
If you put the same money in stocks
Cash to close ($59,137) invested at 7%	$450,166
Monthly shortfalls ($134,319 total by yr 30) investedThe money you'd have put into the building while it lost money	$685,121
What you'd walk away with	$1,135,286
Building minus stocks	−$26,690

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,104,162
Minus 6% selling cost	−$66,250
Minus loan still owedTenants' rent paid down all $409,410 of principal by year 30	$0
Plus rental profits, invested at 7%$0 of profit by year 30, before investment growth	$0
What you'd walk away with	$1,037,912
If you put the same money in stocks
Cash to close ($59,137) invested at 7%	$450,166
Monthly shortfalls ($281,182 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,167,136
What you'd walk away with	$1,617,302
Building minus stocks	−$579,390

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,128,434
Minus 6% selling cost	−$67,706
Minus loan still owedTenants' rent paid down all $371,920 of principal by year 30	$0
Plus rental profits, invested at 7%$95,633 of profit by year 30, before investment growth	$133,014
What you'd walk away with	$1,193,742
If you put the same money in stocks
Cash to close ($106,927) invested at 7%	$813,956
Monthly shortfalls ($71,887 total by yr 30) investedThe money you'd have put into the building while it lost money	$385,551
What you'd walk away with	$1,199,506
Building minus stocks	−$5,764

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,128,434
Minus 6% selling cost	−$67,706
Minus loan still owedTenants' rent paid down all $371,920 of principal by year 30	$0
Plus rental profits, invested at 7%$6,814 of profit by year 30, before investment growth	$7,299
What you'd walk away with	$1,068,028
If you put the same money in stocks
Cash to close ($106,927) invested at 7%	$813,956
Monthly shortfalls ($185,922 total by yr 30) investedThe money you'd have put into the building while it lost money	$812,535
What you'd walk away with	$1,626,491
Building minus stocks	−$558,463

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,104,162
Minus 6% selling cost	−$66,250
Minus loan still owedTenants' rent paid down all $363,920 of principal by year 30	$0
Plus rental profits, invested at 7%$105,643 of profit by year 30, before investment growth	$150,249
What you'd walk away with	$1,188,161
If you put the same money in stocks
Cash to close ($104,627) invested at 7%	$796,447
Monthly shortfalls ($62,737 total by yr 30) investedThe money you'd have put into the building while it lost money	$342,454
What you'd walk away with	$1,138,901
Building minus stocks	$49,260

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,104,162
Minus 6% selling cost	−$66,250
Minus loan still owedTenants' rent paid down all $363,920 of principal by year 30	$0
Plus rental profits, invested at 7%$9,986 of profit by year 30, before investment growth	$10,945
What you'd walk away with	$1,048,857
If you put the same money in stocks
Cash to close ($104,627) invested at 7%	$796,447
Monthly shortfalls ($169,934 total by yr 30) investedThe money you'd have put into the building while it lost money	$755,850
What you'd walk away with	$1,552,297
Building minus stocks	−$503,440

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,128,434
Minus 6% selling cost	−$67,706
Minus loan still owedTenants' rent paid down all $348,675 of principal by year 30	$0
Plus rental profits, invested at 7%$126,261 of profit by year 30, before investment growth	$187,615
What you'd walk away with	$1,248,343
If you put the same money in stocks
Cash to close ($130,172) invested at 7%	$990,902
Monthly shortfalls ($46,841 total by yr 30) investedThe money you'd have put into the building while it lost money	$264,852
What you'd walk away with	$1,255,754
Building minus stocks	−$7,411

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,128,434
Minus 6% selling cost	−$67,706
Minus loan still owedTenants' rent paid down all $348,675 of principal by year 30	$0
Plus rental profits, invested at 7%$17,761 of profit by year 30, before investment growth	$20,365
What you'd walk away with	$1,081,093
If you put the same money in stocks
Cash to close ($130,172) invested at 7%	$990,902
Monthly shortfalls ($141,196 total by yr 30) investedThe money you'd have put into the building while it lost money	$650,301
What you'd walk away with	$1,641,203
Building minus stocks	−$560,110

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,104,162
Minus 6% selling cost	−$66,250
Minus loan still owedTenants' rent paid down all $341,175 of principal by year 30	$0
Plus rental profits, invested at 7%$137,168 of profit by year 30, before investment growth	$208,409
What you'd walk away with	$1,246,321
If you put the same money in stocks
Cash to close ($127,372) invested at 7%	$969,588
Monthly shortfalls ($39,785 total by yr 30) investedThe money you'd have put into the building while it lost money	$229,085
What you'd walk away with	$1,198,673
Building minus stocks	$47,648

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,104,162
Minus 6% selling cost	−$66,250
Minus loan still owedTenants' rent paid down all $341,175 of principal by year 30	$0
Plus rental profits, invested at 7%$22,431 of profit by year 30, before investment growth	$26,315
What you'd walk away with	$1,064,227
If you put the same money in stocks
Cash to close ($127,372) invested at 7%	$969,588
Monthly shortfalls ($127,902 total by yr 30) investedThe money you'd have put into the building while it lost money	$599,691
What you'd walk away with	$1,569,279
Building minus stocks	−$505,052

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

medium$1,035 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 352923140139: special assessments (payable 2026) = $1,035.34
mediumAsking is $139,888 above the price where cash flow breaks even ($325,012) at the default scenario. Based on: Derived: price $464,900 vs. break-even $325,012

Opportunities

Long time on market: room to negotiate. Based on: Listing data: 29 days on market, 2 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)	$8,777
Insurance / yr Estimateestimate. from units, square feet and age; get a quote	$4,473
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 1886: +1 pt capital reserve	8% / 9%

County record Public record

Recorded as	apartments 4-6 rental units
Living units	4
Year built	1886
Market value (2026)	$463,600
Property tax, payable 2026	$8,777
Special assessments	$1,035
Homestead	no
Last sale	2022-06-23 · $450,000

Source: Ramsey County parcel records.

City rental certificate (CofO)

Residential 3+ Units: 4 unit(s), B, status renewal due, renews 2024-08-13.

Nearest highway

I 94, about 562 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

2026-09-03Price cut at $464,900 (was $479,999) · from listing history
2026-06-20Price cut at $479,999 (was $524,999) · from listing history
2026-09-03New at $464,900