St. Paul › Frogtown

719 Sherburne Ave

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

Cash flows

Asking price: $109,900
Monthly cash flow: $1,661
Estimated rent: $4,000/mo
Break-even price: $421,980

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.)$2,000 $1,700–$2,325
3 bed / 1 bath (est.)$2,000 $1,700–$2,325

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: $109,900
Monthly cash flow: $1,661
Cash to close: $25,277
Cap rate: 24.5%
Cash-on-cash: 78.9%
DSCR: 3.84×
GRM: 2.3
Price per unit: $54,950
Price that breaks even: $421,980
Rent that breaks even: $1,843/mo
Cash flow turns positive: year 1
Year 30: property vs stocks: $3.00M vs $192K

Monthly breakdown

Rent	$4,000
Vacancy (6%)	−$240
Collected	$3,760
Property tax Public record	−$394
Insurance Estimate	−$210
Water, sewer, trash Estimate	−$170
Lawn care ($120 × 6 mo ÷ 12)	−$60
Repairs (8% of rent)	−$320
Capital reserve (9% of rent)	−$360
Net operating income	$2,246
Mortgage (principal + interest)	−$585
Cash flow	$1,661
Principal paid down (equity, not cash)	$74

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 $3.00M, stocks $192K. The property wins.

How those totals add up

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$266,756
Minus 6% selling cost	−$16,005
Minus loan still owedTenants' rent paid down all $98,910 of principal by year 30	$0
Plus rental profits, invested at 7%$1,001,854 of profit by year 30, before investment growth	$2,651,724
What you'd walk away with	$2,902,475
If you put the same money in stocks
Cash to close ($14,287) invested at 7%	$108,756
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	$108,756
Building minus stocks	$2,793,719

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$266,756
Minus 6% selling cost	−$16,005
Minus loan still owedTenants' rent paid down all $98,910 of principal by year 30	$0
Plus rental profits, invested at 7%$808,660 of profit by year 30, before investment growth	$2,125,344
What you'd walk away with	$2,376,095
If you put the same money in stocks
Cash to close ($14,287) invested at 7%	$108,756
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	$108,756
Building minus stocks	$2,267,339

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$242,484
Minus 6% selling cost	−$14,549
Minus loan still owedTenants' rent paid down all $89,910 of principal by year 30	$0
Plus rental profits, invested at 7%$1,023,680 of profit by year 30, before investment growth	$2,721,337
What you'd walk away with	$2,949,272
If you put the same money in stocks
Cash to close ($12,987) invested at 7%	$98,860
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	$98,860
Building minus stocks	$2,850,412

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$242,484
Minus 6% selling cost	−$14,549
Minus loan still owedTenants' rent paid down all $89,910 of principal by year 30	$0
Plus rental profits, invested at 7%$830,486 of profit by year 30, before investment growth	$2,194,957
What you'd walk away with	$2,422,891
If you put the same money in stocks
Cash to close ($12,987) invested at 7%	$98,860
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	$98,860
Building minus stocks	$2,324,031

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$266,756
Minus 6% selling cost	−$16,005
Minus loan still owedTenants' rent paid down all $87,920 of principal by year 30	$0
Plus rental profits, invested at 7%$1,031,144 of profit by year 30, before investment growth	$2,753,732
What you'd walk away with	$3,004,483
If you put the same money in stocks
Cash to close ($25,277) invested at 7%	$192,415
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	$192,415
Building minus stocks	$2,812,068

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$266,756
Minus 6% selling cost	−$16,005
Minus loan still owedTenants' rent paid down all $87,920 of principal by year 30	$0
Plus rental profits, invested at 7%$837,949 of profit by year 30, before investment growth	$2,227,351
What you'd walk away with	$2,478,102
If you put the same money in stocks
Cash to close ($25,277) invested at 7%	$192,415
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	$192,415
Building minus stocks	$2,285,687

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$242,484
Minus 6% selling cost	−$14,549
Minus loan still owedTenants' rent paid down all $79,920 of principal by year 30	$0
Plus rental profits, invested at 7%$1,050,304 of profit by year 30, before investment growth	$2,814,063
What you'd walk away with	$3,041,998
If you put the same money in stocks
Cash to close ($22,977) invested at 7%	$174,907
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	$174,907
Building minus stocks	$2,867,091

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$242,484
Minus 6% selling cost	−$14,549
Minus loan still owedTenants' rent paid down all $79,920 of principal by year 30	$0
Plus rental profits, invested at 7%$857,110 of profit by year 30, before investment growth	$2,287,683
What you'd walk away with	$2,515,617
If you put the same money in stocks
Cash to close ($22,977) invested at 7%	$174,907
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	$174,907
Building minus stocks	$2,340,710

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$266,756
Minus 6% selling cost	−$16,005
Minus loan still owedTenants' rent paid down all $82,425 of principal by year 30	$0
Plus rental profits, invested at 7%$1,044,305 of profit by year 30, before investment growth	$2,795,172
What you'd walk away with	$3,045,923
If you put the same money in stocks
Cash to close ($30,772) invested at 7%	$234,244
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	$234,244
Building minus stocks	$2,811,679

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$266,756
Minus 6% selling cost	−$16,005
Minus loan still owedTenants' rent paid down all $82,425 of principal by year 30	$0
Plus rental profits, invested at 7%$851,110 of profit by year 30, before investment growth	$2,268,791
What you'd walk away with	$2,519,542
If you put the same money in stocks
Cash to close ($30,772) invested at 7%	$234,244
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	$234,244
Building minus stocks	$2,285,298

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$242,484
Minus 6% selling cost	−$14,549
Minus loan still owedTenants' rent paid down all $74,925 of principal by year 30	$0
Plus rental profits, invested at 7%$1,062,268 of profit by year 30, before investment growth	$2,851,732
What you'd walk away with	$3,079,667
If you put the same money in stocks
Cash to close ($27,972) invested at 7%	$212,930
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	$212,930
Building minus stocks	$2,866,737

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$242,484
Minus 6% selling cost	−$14,549
Minus loan still owedTenants' rent paid down all $74,925 of principal by year 30	$0
Plus rental profits, invested at 7%$869,073 of profit by year 30, before investment growth	$2,325,352
What you'd walk away with	$2,553,286
If you put the same money in stocks
Cash to close ($27,972) invested at 7%	$212,930
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	$212,930
Building minus stocks	$2,340,356

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 $2,000/mo · range $1,700–$2,325

Address	Rent	Bd / Ba	Sq ft	Distance	Listed	Match
987 Dayton Ave, Saint Paul 55104	$2,050	3 / 1	2,000	0.8 mi	2026-08-26	98%
989 Dayton Ave, Saint Paul 55104	$2,050	3 / 1	2,000	0.8 mi	2026-10-02	98%
987 Dayton Ave, Unit 989, Saint Paul 55104 off market	$2,150	3 / 1	2,000	0.8 mi	2026-09-08	98%
690 Virginia St, Saint Paul 55103	$1,500	3 / 1	1,620	0.9 mi	2023-03-24	94%
690 Virginia Ave, Saint Paul 55103 off market	$1,500	3 / 1	1,620	0.9 mi	2023-03-24	94%
617 Marshall Ave, Unit 1, Saint Paul 55102 off market	$2,290	3 / 1	1,400	0.6 mi	2023-05-04	92%
935-937 Marshall Ave, Saint Paul 55104 off market	$2,200	3 / 1	1,294	0.7 mi	2025-12-09	91%
653 Galtier St, Saint Paul 55103	$1,750	3 / 1.5	1,520	1.0 mi	2025-08-06	91%
865/867 Hague Ave, Saint Paul 55104	$1,625	3 / 1	1,300	0.8 mi	2026-06-16	91%
220/222 Virginia St, Saint Paul 55102 off market	$2,500	3 / 1.5	—	1.0 mi	2026-06-24	90%

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: 719 SHERBURNE AVE, Category 2, vacant as of 04/25/2025
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 719 SHERBURNE AVE (dataset last updated mid-2025)
medium$19,471 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 352923140174: special assessments (payable 2026) = $19,470.86

Opportunities

Long time on market: room to negotiate. Based on: Listing data: 109 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)	$4,725
Insurance / yr Estimateestimate. from units, square feet and age; get a quote	$2,523
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)	$235,300
Property tax, payable 2026	$4,725
Special assessments	$19,471
Homestead	no
Last sale	2023-05-15 · $305,000

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 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

2026-06-15New at $109,900