692 4th St E

Saint Paul, MN · Dayton's Bluff · Find the listing ↗

Overpriced

Asking price: $290,000
Monthly cash flow: −$329
Estimated rent: $2,700/mo
Break-even price: $228,197

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: $290,000
Monthly cash flow: −$329
Cash to close: $66,700
Cap rate: 5.0%
Cash-on-cash: −5.9%
DSCR: 0.79×
GRM: 9.0
Price per unit: $145,000
Price that breaks even: $228,197
Rent that breaks even: $3,127/mo
Cash flow turns positive: year 11
Year 30: property vs stocks: $846K vs $632K

Monthly breakdown

Rent	$2,700
Vacancy (6%)	−$162
Collected	$2,538
Property tax Public record	−$395
Insurance Estimate	−$240
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	$1,215
Mortgage (principal + interest)	−$1,544
Cash flow	−$329
Principal paid down (equity, not cash)	$196

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 $846K, stocks $632K. The property wins.

How those totals add up

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$703,906
Minus 6% selling cost	−$42,234
Minus loan still owedTenants' rent paid down all $261,000 of principal by year 30	$0
Plus rental profits, invested at 7%$75,119 of profit by year 30, before investment growth	$105,667
What you'd walk away with	$767,339
If you put the same money in stocks
Cash to close ($37,700) invested at 7%	$286,982
Monthly shortfalls ($56,650 total by yr 30) investedThe money you'd have put into the building while it lost money	$314,800
What you'd walk away with	$601,782
Building minus stocks	$165,557

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$703,906
Minus 6% selling cost	−$42,234
Minus loan still owedTenants' rent paid down all $261,000 of principal by year 30	$0
Plus rental profits, invested at 7%$11,936 of profit by year 30, before investment growth	$13,491
What you'd walk away with	$675,163
If you put the same money in stocks
Cash to close ($37,700) invested at 7%	$286,982
Monthly shortfalls ($123,874 total by yr 30) investedThe money you'd have put into the building while it lost money	$577,931
What you'd walk away with	$864,913
Building minus stocks	−$189,750

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$679,633
Minus 6% selling cost	−$40,778
Minus loan still owedTenants' rent paid down all $252,000 of principal by year 30	$0
Plus rental profits, invested at 7%$86,910 of profit by year 30, before investment growth	$126,576
What you'd walk away with	$765,432
If you put the same money in stocks
Cash to close ($36,400) invested at 7%	$277,086
Monthly shortfalls ($46,615 total by yr 30) investedThe money you'd have put into the building while it lost money	$266,096
What you'd walk away with	$543,182
Building minus stocks	$222,250

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$679,633
Minus 6% selling cost	−$40,778
Minus loan still owedTenants' rent paid down all $252,000 of principal by year 30	$0
Plus rental profits, invested at 7%$17,287 of profit by year 30, before investment growth	$20,225
What you'd walk away with	$659,081
If you put the same money in stocks
Cash to close ($36,400) invested at 7%	$277,086
Monthly shortfalls ($107,399 total by yr 30) investedThe money you'd have put into the building while it lost money	$515,052
What you'd walk away with	$792,138
Building minus stocks	−$133,057

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$703,906
Minus 6% selling cost	−$42,234
Minus loan still owedTenants' rent paid down all $232,000 of principal by year 30	$0
Plus rental profits, invested at 7%$116,668 of profit by year 30, before investment growth	$184,439
What you'd walk away with	$846,111
If you put the same money in stocks
Cash to close ($66,700) invested at 7%	$507,737
Monthly shortfalls ($20,912 total by yr 30) investedThe money you'd have put into the building while it lost money	$124,399
What you'd walk away with	$632,136
Building minus stocks	$213,975

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$703,906
Minus 6% selling cost	−$42,234
Minus loan still owedTenants' rent paid down all $232,000 of principal by year 30	$0
Plus rental profits, invested at 7%$32,924 of profit by year 30, before investment growth	$41,765
What you'd walk away with	$703,437
If you put the same money in stocks
Cash to close ($66,700) invested at 7%	$507,737
Monthly shortfalls ($67,574 total by yr 30) investedThe money you'd have put into the building while it lost money	$337,032
What you'd walk away with	$844,769
Building minus stocks	−$141,332

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$679,633
Minus 6% selling cost	−$40,778
Minus loan still owedTenants' rent paid down all $224,000 of principal by year 30	$0
Plus rental profits, invested at 7%$130,033 of profit by year 30, before investment growth	$212,926
What you'd walk away with	$851,781
If you put the same money in stocks
Cash to close ($64,400) invested at 7%	$490,229
Monthly shortfalls ($15,116 total by yr 30) investedThe money you'd have put into the building while it lost money	$92,554
What you'd walk away with	$582,784
Building minus stocks	$268,997

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$679,633
Minus 6% selling cost	−$40,778
Minus loan still owedTenants' rent paid down all $224,000 of principal by year 30	$0
Plus rental profits, invested at 7%$40,793 of profit by year 30, before investment growth	$53,651
What you'd walk away with	$692,507
If you put the same money in stocks
Cash to close ($64,400) invested at 7%	$490,229
Monthly shortfalls ($56,283 total by yr 30) investedThe money you'd have put into the building while it lost money	$288,587
What you'd walk away with	$778,816
Building minus stocks	−$86,309

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$703,906
Minus 6% selling cost	−$42,234
Minus loan still owedTenants' rent paid down all $217,500 of principal by year 30	$0
Plus rental profits, invested at 7%$141,570 of profit by year 30, before investment growth	$238,892
What you'd walk away with	$900,564
If you put the same money in stocks
Cash to close ($81,200) invested at 7%	$618,115
Monthly shortfalls ($11,085 total by yr 30) investedThe money you'd have put into the building while it lost money	$69,502
What you'd walk away with	$687,617
Building minus stocks	$212,947

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$703,906
Minus 6% selling cost	−$42,234
Minus loan still owedTenants' rent paid down all $217,500 of principal by year 30	$0
Plus rental profits, invested at 7%$47,824 of profit by year 30, before investment growth	$64,788
What you'd walk away with	$726,460
If you put the same money in stocks
Cash to close ($81,200) invested at 7%	$618,115
Monthly shortfalls ($47,745 total by yr 30) investedThe money you'd have put into the building while it lost money	$250,704
What you'd walk away with	$868,820
Building minus stocks	−$142,360

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$679,633
Minus 6% selling cost	−$40,778
Minus loan still owedTenants' rent paid down all $210,000 of principal by year 30	$0
Plus rental profits, invested at 7%$155,614 of profit by year 30, before investment growth	$272,178
What you'd walk away with	$911,034
If you put the same money in stocks
Cash to close ($78,400) invested at 7%	$596,801
Monthly shortfalls ($7,166 total by yr 30) investedThe money you'd have put into the building while it lost money	$46,228
What you'd walk away with	$643,028
Building minus stocks	$268,006

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$679,633
Minus 6% selling cost	−$40,778
Minus loan still owedTenants' rent paid down all $210,000 of principal by year 30	$0
Plus rental profits, invested at 7%$56,693 of profit by year 30, before investment growth	$79,551
What you'd walk away with	$718,407
If you put the same money in stocks
Cash to close ($78,400) invested at 7%	$596,801
Monthly shortfalls ($38,651 total by yr 30) investedThe money you'd have put into the building while it lost money	$208,907
What you'd walk away with	$805,708
Building minus stocks	−$87,301

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$812 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 322922410158: special assessments (payable 2026) = $811.88

Opportunities

The seller bought for $2,733 in Oct 1994, so they can take a lower offer and still come out well ahead. Public record: Ramsey County parcel 322922410158: last sale 1994-10-01, $2,733
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)	$4,738
Insurance / yr Estimateestimate. from units, square feet and age; get a quote	$2,875
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)	$209,000
Property tax, payable 2026	$4,738
Special assessments	$812
Homestead	no
Last sale	1994-10-01 · $2,733

Source: Ramsey County parcel records.

City rental certificate (CofO)

Residential 2 Units: 2 unit(s), A, status pending, renews 2029-10-18.

Nearest highway

I 94;US 10, about 254 m away.

Crime in Dayton's Bluff

971 incidents in the last 12 months (52 per 1,000 residents), −6% vs. the year before. St. Paul police incidents, excluding proactive visits and community events.

Status history

2026-05-15New at $290,000