716 Rose Ave E

Saint Paul, MN · Payne – Phalen (Railroad Island) · Find the listing ↗

Cash flows

Asking price: $179,900
Monthly cash flow: $589
Estimated rent: $3,200/mo
Break-even price: $290,494

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.)$1,600 $1,375–$1,850
3 bed / 1 bath (est.)$1,600 $1,375–$1,850

RentCast long-term rent estimate per unit, with our adjustments listed below. Confidence: medium. As of 2026-10-02. See the comparable rentals ↓

Rent rules: Capped at 3%/yr for sitting tenants.

Price: $179,900
Monthly cash flow: $589
Cash to close: $41,377
Cap rate: 10.3%
Cash-on-cash: 17.1%
DSCR: 1.61×
GRM: 4.7
Price per unit: $89,950
Price that breaks even: $290,494
Rent that breaks even: $2,436/mo
Cash flow turns positive: year 1
Year 30: property vs stocks: $1.65M vs $315K

Monthly breakdown

Rent	$3,200
Vacancy (6%)	−$192
Collected	$3,008
Property tax Public record	−$496
Insurance Estimate	−$192
Water, sewer, trash Estimate	−$170
Lawn care ($120 × 6 mo ÷ 12)	−$60
Repairs (8% of rent)	−$256
Capital reserve (9% of rent)	−$288
Net operating income	$1,546
Mortgage (principal + interest)	−$958
Cash flow	$589
Principal paid down (equity, not cash)	$122

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 $1.65M, stocks $315K. The property wins.

How those totals add up

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$436,665
Minus 6% selling cost	−$26,200
Minus loan still owedTenants' rent paid down all $161,910 of principal by year 30	$0
Plus rental profits, invested at 7%$445,470 of profit by year 30, before investment growth	$1,068,140
What you'd walk away with	$1,478,604
If you put the same money in stocks
Cash to close ($23,387) invested at 7%	$178,028
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	$178,028
Building minus stocks	$1,300,576

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$436,665
Minus 6% selling cost	−$26,200
Minus loan still owedTenants' rent paid down all $161,910 of principal by year 30	$0
Plus rental profits, invested at 7%$290,914 of profit by year 30, before investment growth	$647,035
What you'd walk away with	$1,057,500
If you put the same money in stocks
Cash to close ($23,387) invested at 7%	$178,028
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	$178,028
Building minus stocks	$879,472

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$412,392
Minus 6% selling cost	−$24,744
Minus loan still owedTenants' rent paid down all $152,910 of principal by year 30	$0
Plus rental profits, invested at 7%$467,295 of profit by year 30, before investment growth	$1,137,753
What you'd walk away with	$1,525,401
If you put the same money in stocks
Cash to close ($22,087) invested at 7%	$168,132
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	$168,132
Building minus stocks	$1,357,269

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$412,392
Minus 6% selling cost	−$24,744
Minus loan still owedTenants' rent paid down all $152,910 of principal by year 30	$0
Plus rental profits, invested at 7%$312,740 of profit by year 30, before investment growth	$716,648
What you'd walk away with	$1,104,297
If you put the same money in stocks
Cash to close ($22,087) invested at 7%	$168,132
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	$168,132
Building minus stocks	$936,165

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$436,665
Minus 6% selling cost	−$26,200
Minus loan still owedTenants' rent paid down all $143,920 of principal by year 30	$0
Plus rental profits, invested at 7%$493,415 of profit by year 30, before investment growth	$1,235,120
What you'd walk away with	$1,645,585
If you put the same money in stocks
Cash to close ($41,377) invested at 7%	$314,972
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	$314,972
Building minus stocks	$1,330,613

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$436,665
Minus 6% selling cost	−$26,200
Minus loan still owedTenants' rent paid down all $143,920 of principal by year 30	$0
Plus rental profits, invested at 7%$338,859 of profit by year 30, before investment growth	$814,016
What you'd walk away with	$1,224,480
If you put the same money in stocks
Cash to close ($41,377) invested at 7%	$314,972
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	$314,972
Building minus stocks	$909,508

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$412,392
Minus 6% selling cost	−$24,744
Minus loan still owedTenants' rent paid down all $135,920 of principal by year 30	$0
Plus rental profits, invested at 7%$512,575 of profit by year 30, before investment growth	$1,295,451
What you'd walk away with	$1,683,099
If you put the same money in stocks
Cash to close ($39,077) invested at 7%	$297,464
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	$297,464
Building minus stocks	$1,385,635

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$412,392
Minus 6% selling cost	−$24,744
Minus loan still owedTenants' rent paid down all $135,920 of principal by year 30	$0
Plus rental profits, invested at 7%$358,020 of profit by year 30, before investment growth	$874,347
What you'd walk away with	$1,261,995
If you put the same money in stocks
Cash to close ($39,077) invested at 7%	$297,464
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	$297,464
Building minus stocks	$964,531

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$436,665
Minus 6% selling cost	−$26,200
Minus loan still owedTenants' rent paid down all $134,925 of principal by year 30	$0
Plus rental profits, invested at 7%$514,958 of profit by year 30, before investment growth	$1,302,955
What you'd walk away with	$1,713,419
If you put the same money in stocks
Cash to close ($50,372) invested at 7%	$383,445
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	$383,445
Building minus stocks	$1,329,974

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$436,665
Minus 6% selling cost	−$26,200
Minus loan still owedTenants' rent paid down all $134,925 of principal by year 30	$0
Plus rental profits, invested at 7%$360,403 of profit by year 30, before investment growth	$881,850
What you'd walk away with	$1,292,315
If you put the same money in stocks
Cash to close ($50,372) invested at 7%	$383,445
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	$383,445
Building minus stocks	$908,870

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$412,392
Minus 6% selling cost	−$24,744
Minus loan still owedTenants' rent paid down all $127,425 of principal by year 30	$0
Plus rental profits, invested at 7%$532,922 of profit by year 30, before investment growth	$1,359,515
What you'd walk away with	$1,747,164
If you put the same money in stocks
Cash to close ($47,572) invested at 7%	$362,130
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	$362,130
Building minus stocks	$1,385,034

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$412,392
Minus 6% selling cost	−$24,744
Minus loan still owedTenants' rent paid down all $127,425 of principal by year 30	$0
Plus rental profits, invested at 7%$378,366 of profit by year 30, before investment growth	$938,411
What you'd walk away with	$1,326,059
If you put the same money in stocks
Cash to close ($47,572) invested at 7%	$362,130
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	$362,130
Building minus stocks	$963,929

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.

Comparable rentals

Nearby rentals RentCast matched to each unit type, as of 2026-10-02. The estimate above is RentCast's, weighted toward the closest matches.

3 bed / 1 bath estimate $1,600/mo · range $1,375–$1,850

Address	Rent	Bd / Ba	Sq ft	Distance	Listed	Match
685 Magnolia Ave E, Saint Paul 55106 off market	$1,600	3 / 1	1,100	0.2 mi	2026-06-12	98%
1051 Arkwright St, Saint Paul 55130 off market	$1,795	3 / 1	1,200	0.7 mi	2026-03-04	98%
1199 Burr St, Saint Paul 55130 off market	$1,320	3 / 1	1,112	0.5 mi	2026-06-11	98%
586 Reaney Ave E, Unit 586U2, Saint Paul 55130	$1,614	3 / 1	1,100	0.9 mi	2023-06-04	97%
691 Bedford St, Unit A, Saint Paul 55130	$2,052	3 / 1	1,050	1.1 mi	2025-09-24	96%
786 7th St E, Saint Paul 55106 off market	$1,599	3 / 1	1,300	1.1 mi	2026-06-22	96%
868-870 Westminster St, Saint Paul 55130 off market	$1,295	3 / 1	1,000	1.0 mi	2025-07-14	95%
835 Margaret St, Saint Paul 55106 off market	$1,595	3 / 1	1,000	1.1 mi	2026-03-02	95%
868 Margaret St, Saint Paul 55106 off market	$1,299	3 / 1	950	1.1 mi	2026-01-15	94%
Ross Ave, Unit 1090, Saint Paul 55106	$1,910	3 / 1	—	1.1 mi	2026-09-02	92%

On the maps, this property and comparable rentals. Comparable rentals and rent estimate: RentCast. Rents are asking rents from listings; check them against the actual leases.

Red flags and opportunities

Watch for

highOn the city's Vacant Building registry (Category 2). In St. Paul, Categories 2 and 3 can't be sold or occupied without city approval and a code-compliance plan. Public record: St. Paul Vacant Buildings registry: 716 ROSE AVE E, Category 2, vacant as of 08/12/2024
mediumNo rental certificate (CofO) on file in the city's data. Ask whether the building is licensed as a rental and when it was last inspected. Public record: St. Paul Certificate of Occupancy – Residential: no record for 716 ROSE AVE E (dataset last updated mid-2025)
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 292922110057: special assessments (payable 2026) = $432.50
lowChanged hands in Jan 2025; the county record doesn't show a price. Ask what the seller paid and what changed since. Public record: Ramsey County parcel 292922110057: last sale 2025-01-24

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)	$5,954
Insurance / yr Estimateestimate. from units, square feet and age; get a quote	$2,301
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 1908: +1 pt capital reserve	8% / 9%

County record Public record

Recorded as	two family dwelling - up/dwn
Living units	2
Year built	1908
Market value (2026)	$164,800
Property tax, payable 2026	$5,954
Special assessments	$432
Homestead	no
Last sale	2025-01-24

Source: Ramsey County parcel records.

City rental certificate (CofO)

No record in St. Paul Certificate of Occupancy – Residential (dataset last updated mid-2025).

Nearest highway

I 35E;US 10, about 1443 m away.

Crime in Payne – Phalen

1,694 incidents in the last 12 months (51 per 1,000 residents), −10% vs. the year before. St. Paul police incidents, excluding proactive visits and community events.

Status history

2026-09-04New at $179,900