733 Bradley St

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

Asking price: $579,000
Monthly cash flow: −$248
Estimated rent: $6,000/mo
Break-even price: $532,344

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
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: $579,000
Monthly cash flow: −$248
Cash to close: $133,170
Cap rate: 5.9%
Cash-on-cash: −2.2%
DSCR: 0.92×
GRM: 8.0
Price per unit: $144,750
Price that breaks even: $532,344
Rent that breaks even: $6,327/mo
Cash flow turns positive: year 5
Year 30: property vs stocks: $2.12M vs $1.06M

Monthly breakdown

Rent	$6,000
Vacancy (6%)	−$360
Collected	$5,640
Property tax Public record	−$903
Insurance Estimate	−$424
Water, sewer, trash Estimate	−$340
Lawn care ($120 × 6 mo ÷ 12)	−$60
Repairs (9% of rent)	−$540
Capital reserve (9% of rent)	−$540
Net operating income	$2,833
Mortgage (principal + interest)	−$3,082
Cash flow	−$248
Principal paid down (equity, not cash)	$392

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 $2.12M, stocks $1.06M. The property wins.

How those totals add up

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,405,385
Minus 6% selling cost	−$84,323
Minus loan still owedTenants' rent paid down all $521,100 of principal by year 30	$0
Plus rental profits, invested at 7%$319,420 of profit by year 30, before investment growth	$526,283
What you'd walk away with	$1,847,345
If you put the same money in stocks
Cash to close ($75,270) invested at 7%	$572,974
Monthly shortfalls ($49,414 total by yr 30) investedThe money you'd have put into the building while it lost money	$308,603
What you'd walk away with	$881,577
Building minus stocks	$965,768

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,405,385
Minus 6% selling cost	−$84,323
Minus loan still owedTenants' rent paid down all $521,100 of principal by year 30	$0
Plus rental profits, invested at 7%$115,799 of profit by year 30, before investment growth	$156,081
What you'd walk away with	$1,477,143
If you put the same money in stocks
Cash to close ($75,270) invested at 7%	$572,974
Monthly shortfalls ($135,585 total by yr 30) investedThe money you'd have put into the building while it lost money	$727,971
What you'd walk away with	$1,300,946
Building minus stocks	$176,197

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,381,112
Minus 6% selling cost	−$82,867
Minus loan still owedTenants' rent paid down all $512,100 of principal by year 30	$0
Plus rental profits, invested at 7%$335,281 of profit by year 30, before investment growth	$561,731
What you'd walk away with	$1,859,977
If you put the same money in stocks
Cash to close ($73,970) invested at 7%	$563,079
Monthly shortfalls ($43,449 total by yr 30) investedThe money you'd have put into the building while it lost money	$274,438
What you'd walk away with	$837,516
Building minus stocks	$1,022,461

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,381,112
Minus 6% selling cost	−$82,867
Minus loan still owedTenants' rent paid down all $512,100 of principal by year 30	$0
Plus rental profits, invested at 7%$126,024 of profit by year 30, before investment growth	$172,710
What you'd walk away with	$1,470,955
If you put the same money in stocks
Cash to close ($73,970) invested at 7%	$563,079
Monthly shortfalls ($123,984 total by yr 30) investedThe money you'd have put into the building while it lost money	$674,987
What you'd walk away with	$1,238,066
Building minus stocks	$232,889

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,405,385
Minus 6% selling cost	−$84,323
Minus loan still owedTenants' rent paid down all $463,200 of principal by year 30	$0
Plus rental profits, invested at 7%$430,639 of profit by year 30, before investment growth	$797,918
What you'd walk away with	$2,118,980
If you put the same money in stocks
Cash to close ($133,170) invested at 7%	$1,013,724
Monthly shortfalls ($6,325 total by yr 30) investedThe money you'd have put into the building while it lost money	$42,819
What you'd walk away with	$1,056,543
Building minus stocks	$1,062,437

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,405,385
Minus 6% selling cost	−$84,323
Minus loan still owedTenants' rent paid down all $463,200 of principal by year 30	$0
Plus rental profits, invested at 7%$190,775 of profit by year 30, before investment growth	$288,757
What you'd walk away with	$1,609,819
If you put the same money in stocks
Cash to close ($133,170) invested at 7%	$1,013,724
Monthly shortfalls ($56,253 total by yr 30) investedThe money you'd have put into the building while it lost money	$323,229
What you'd walk away with	$1,336,953
Building minus stocks	$272,866

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,381,112
Minus 6% selling cost	−$82,867
Minus loan still owedTenants' rent paid down all $455,200 of principal by year 30	$0
Plus rental profits, invested at 7%$447,725 of profit by year 30, before investment growth	$844,570
What you'd walk away with	$2,142,816
If you put the same money in stocks
Cash to close ($130,870) invested at 7%	$996,216
Monthly shortfalls ($4,251 total by yr 30) investedThe money you'd have put into the building while it lost money	$29,140
What you'd walk away with	$1,025,356
Building minus stocks	$1,117,460

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,381,112
Minus 6% selling cost	−$82,867
Minus loan still owedTenants' rent paid down all $455,200 of principal by year 30	$0
Plus rental profits, invested at 7%$202,910 of profit by year 30, before investment growth	$312,631
What you'd walk away with	$1,610,877
If you put the same money in stocks
Cash to close ($130,870) invested at 7%	$996,216
Monthly shortfalls ($49,227 total by yr 30) investedThe money you'd have put into the building while it lost money	$286,772
What you'd walk away with	$1,282,987
Building minus stocks	$327,890

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,405,385
Minus 6% selling cost	−$84,323
Minus loan still owedTenants' rent paid down all $434,250 of principal by year 30	$0
Plus rental profits, invested at 7%$494,321 of profit by year 30, before investment growth	$978,179
What you'd walk away with	$2,299,241
If you put the same money in stocks
Cash to close ($162,120) invested at 7%	$1,234,099
Monthly shortfalls ($669 total by yr 30) investedThe money you'd have put into the building while it lost money	$4,757
What you'd walk away with	$1,238,856
Building minus stocks	$1,060,385

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,405,385
Minus 6% selling cost	−$84,323
Minus loan still owedTenants' rent paid down all $434,250 of principal by year 30	$0
Plus rental profits, invested at 7%$236,688 of profit by year 30, before investment growth	$382,515
What you'd walk away with	$1,703,577
If you put the same money in stocks
Cash to close ($162,120) invested at 7%	$1,234,099
Monthly shortfalls ($32,827 total by yr 30) investedThe money you'd have put into the building while it lost money	$198,664
What you'd walk away with	$1,432,763
Building minus stocks	$270,814

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,381,112
Minus 6% selling cost	−$82,867
Minus loan still owedTenants' rent paid down all $426,750 of principal by year 30	$0
Plus rental profits, invested at 7%$511,685 of profit by year 30, before investment growth	$1,030,480
What you'd walk away with	$2,328,725
If you put the same money in stocks
Cash to close ($159,320) invested at 7%	$1,212,784
Monthly shortfalls ($70 total by yr 30) investedThe money you'd have put into the building while it lost money	$497
What you'd walk away with	$1,213,281
Building minus stocks	$1,115,444

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,381,112
Minus 6% selling cost	−$82,867
Minus loan still owedTenants' rent paid down all $426,750 of principal by year 30	$0
Plus rental profits, invested at 7%$249,510 of profit by year 30, before investment growth	$410,404
What you'd walk away with	$1,708,650
If you put the same money in stocks
Cash to close ($159,320) invested at 7%	$1,212,784
Monthly shortfalls ($27,686 total by yr 30) investedThe money you'd have put into the building while it lost money	$169,992
What you'd walk away with	$1,382,776
Building minus stocks	$325,874

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

mediumFire-inspection grade C: more deficiencies than typical; expect more frequent inspections and repair orders. Public record: St. Paul Certificate of Occupancy – Residential: 733 BRADLEY ST, grade/tier=C, status=Renewal Due
medium$6,184 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 292922340063: special assessments (payable 2026) = $6,183.78

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)	$10,832
Insurance / yr Estimateestimate. from units, square feet and age; get a quote	$5,088
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 1915: +1 pt capital reserve; 10 bedrooms: +1 pt repairs for wear	9% / 9%

County record Public record

Recorded as	apartments 4-6 rental units
Living units	4
Year built	1915
Market value (2026)	$516,500
Property tax, payable 2026	$10,832
Special assessments	$6,184
Homestead	no
Last sale	2022-08-12 · $512,000

Source: Ramsey County parcel records.

City rental certificate (CofO)

Residential 3+ Units: 4 unit(s), C, status renewal due, renews 2025-04-21.

Nearest highway

I 35E;US 10, about 855 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

2026-09-24Price cut at $579,000 (was $619,000) · from listing history
2026-09-24New at $579,000