763 Tuscarora Ave

Saint Paul, MN · West Seventh – Fort Road (West 7th, Irvine Park) · View the listing ↗

Overpriced

Asking price: $339,000
Monthly cash flow: −$694
Estimated rent: $2,800/mo
Break-even price: $208,552

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 upper$1,400 $1,300–$1,500
2 bed / 1 bath lower$1,400 $1,300–$1,500

Our own rent research (2026-09-30): comparable listings we reviewed by hand. Highway, heat and amenity adjustments are already reflected. Range is ±7%. Confidence: medium.

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

Price: $339,000
Monthly cash flow: −$694
Cash to close: $77,970
Cap rate: 3.9%
Cash-on-cash: −10.7%
DSCR: 0.62×
GRM: 10.1
Price per unit: $169,500
Price that breaks even: $208,552
Rent that breaks even: $3,702/mo
Cash flow turns positive: year 21
Year 30: property vs stocks: $805K vs $1.04M

Monthly breakdown

Rent	$2,800
Vacancy (6%)	−$168
Collected	$2,632
Property tax Public record	−$421
Insurance Our research	−$217
Water, sewer, trash Our research	−$180
Heat Our research	−$168
Lawn care ($120 × 6 mo ÷ 12)	−$60
Repairs (8% of rent)	−$224
Capital reserve (9% of rent)	−$252
Net operating income	$1,110
Mortgage (principal + interest)	−$1,804
Cash flow	−$694
Principal paid down (equity, not cash)	$230

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 $805K, stocks $1.04M. Stocks win.

How those totals add up

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$822,842
Minus 6% selling cost	−$49,371
Minus loan still owedTenants' rent paid down all $305,100 of principal by year 30	$0
Plus rental profits, invested at 7%$6,738 of profit by year 30, before investment growth	$7,279
What you'd walk away with	$780,751
If you put the same money in stocks
Cash to close ($44,070) invested at 7%	$335,472
Monthly shortfalls ($163,728 total by yr 30) investedThe money you'd have put into the building while it lost money	$736,881
What you'd walk away with	$1,072,353
Building minus stocks	−$291,602

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$822,842
Minus 6% selling cost	−$49,371
Minus loan still owedTenants' rent paid down all $305,100 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	$773,471
If you put the same money in stocks
Cash to close ($44,070) invested at 7%	$335,472
Monthly shortfalls ($292,226 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,098,068
What you'd walk away with	$1,433,540
Building minus stocks	−$660,069

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$798,569
Minus 6% selling cost	−$47,914
Minus loan still owedTenants' rent paid down all $296,100 of principal by year 30	$0
Plus rental profits, invested at 7%$10,623 of profit by year 30, before investment growth	$11,822
What you'd walk away with	$762,477
If you put the same money in stocks
Cash to close ($42,770) invested at 7%	$325,576
Monthly shortfalls ($145,788 total by yr 30) investedThe money you'd have put into the building while it lost money	$671,811
What you'd walk away with	$997,387
Building minus stocks	−$234,910

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$798,569
Minus 6% selling cost	−$47,914
Minus loan still owedTenants' rent paid down all $296,100 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	$750,655
If you put the same money in stocks
Cash to close ($42,770) invested at 7%	$325,576
Monthly shortfalls ($270,400 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,028,455
What you'd walk away with	$1,354,031
Building minus stocks	−$603,376

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$822,842
Minus 6% selling cost	−$49,371
Minus loan still owedTenants' rent paid down all $271,200 of principal by year 30	$0
Plus rental profits, invested at 7%$26,164 of profit by year 30, before investment growth	$31,758
What you'd walk away with	$805,229
If you put the same money in stocks
Cash to close ($77,970) invested at 7%	$593,528
Monthly shortfalls ($92,808 total by yr 30) investedThe money you'd have put into the building while it lost money	$446,705
What you'd walk away with	$1,040,233
Building minus stocks	−$235,004

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$822,842
Minus 6% selling cost	−$49,371
Minus loan still owedTenants' rent paid down all $271,200 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	$773,471
If you put the same money in stocks
Cash to close ($77,970) invested at 7%	$593,528
Monthly shortfalls ($201,880 total by yr 30) investedThe money you'd have put into the building while it lost money	$783,414
What you'd walk away with	$1,376,941
Building minus stocks	−$603,470

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$798,569
Minus 6% selling cost	−$47,914
Minus loan still owedTenants' rent paid down all $263,200 of principal by year 30	$0
Plus rental profits, invested at 7%$32,773 of profit by year 30, before investment growth	$41,020
What you'd walk away with	$791,675
If you put the same money in stocks
Cash to close ($75,670) invested at 7%	$576,019
Monthly shortfalls ($80,257 total by yr 30) investedThe money you'd have put into the building while it lost money	$395,636
What you'd walk away with	$971,656
Building minus stocks	−$179,981

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$798,569
Minus 6% selling cost	−$47,914
Minus loan still owedTenants' rent paid down all $263,200 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	$750,655
If you put the same money in stocks
Cash to close ($75,670) invested at 7%	$576,019
Monthly shortfalls ($182,719 total by yr 30) investedThe money you'd have put into the building while it lost money	$723,082
What you'd walk away with	$1,299,102
Building minus stocks	−$548,447

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$822,842
Minus 6% selling cost	−$49,371
Minus loan still owedTenants' rent paid down all $254,250 of principal by year 30	$0
Plus rental profits, invested at 7%$41,065 of profit by year 30, before investment growth	$53,207
What you'd walk away with	$826,678
If you put the same money in stocks
Cash to close ($94,920) invested at 7%	$722,555
Monthly shortfalls ($67,112 total by yr 30) investedThe money you'd have put into the building while it lost money	$340,327
What you'd walk away with	$1,062,883
Building minus stocks	−$236,205

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$822,842
Minus 6% selling cost	−$49,371
Minus loan still owedTenants' rent paid down all $254,250 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	$773,471
If you put the same money in stocks
Cash to close ($94,920) invested at 7%	$722,555
Monthly shortfalls ($161,283 total by yr 30) investedThe money you'd have put into the building while it lost money	$655,587
What you'd walk away with	$1,378,142
Building minus stocks	−$604,671

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$798,569
Minus 6% selling cost	−$47,914
Minus loan still owedTenants' rent paid down all $246,750 of principal by year 30	$0
Plus rental profits, invested at 7%$48,839 of profit by year 30, before investment growth	$65,252
What you'd walk away with	$815,907
If you put the same money in stocks
Cash to close ($92,120) invested at 7%	$701,241
Monthly shortfalls ($56,923 total by yr 30) investedThe money you'd have put into the building while it lost money	$295,812
What you'd walk away with	$997,053
Building minus stocks	−$181,146

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$798,569
Minus 6% selling cost	−$47,914
Minus loan still owedTenants' rent paid down all $246,750 of principal by year 30	$0
Plus rental profits, invested at 7%$633 of profit by year 30, before investment growth	$640
What you'd walk away with	$751,295
If you put the same money in stocks
Cash to close ($92,120) invested at 7%	$701,241
Monthly shortfalls ($143,953 total by yr 30) investedThe money you'd have put into the building while it lost money	$599,667
What you'd walk away with	$1,300,908
Building minus stocks	−$549,613

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

mediumAsking is $130,448 above the price where cash flow breaks even ($208,552) at the default scenario. Based on: Derived: price $339,000 vs. break-even $208,552
mediumWood foundation on an 1889 house — structural inspection first. Source: Our research notes
mediumSeller bought at $70K out of a 2013 sheriff's sale; $339K is far above what these rents support. Source: Our research notes
low$572 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 112823420201: special assessments (payable 2026) = $572.02

Opportunities

The seller bought for $70,240 in Aug 2013, so they can take a lower offer and still come out well ahead. Public record: Ramsey County parcel 112823420201: last sale 2013-08-02, $70,240

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

Listing summary

Up/down, 1,741 sq ft, natural woodwork, stained glass, roof 8 yrs or newer. Owner pays heat (one boiler, $2,016/yr per listing), water, sewer, trash.

Research notes

On-street parking only.

Where each number comes from

Property tax / yr Public recordRamsey County record, payable 2026 (non-homestead). Our earlier figure was $5,342.	$5,056
Insurance / yr Our researchour research. quote-based estimate	$2,600
Water, sewer, trash / mo Our researchour research	$180
Heat / mo Our researchour research	$168
Lawn care / mo Assumptionassumption. $120/mo for 6 months, spread over 12; no snow removal	$60
Repairs / capital reserve Our researchour research	8% / 9%

County record Public record

Recorded as	two family dwelling - up/dwn
Living units	2
Year built	1889
Market value (2026)	$223,200
Property tax, payable 2026	$5,056
Special assessments	$572
Homestead	no
Last sale	2013-08-02 · $70,240

Source: Ramsey County parcel records.

City rental certificate (CofO)

Residential 2 Units: 2 unit(s), B, status pending, renews 2026-07-27.

Nearest highway

Shepard Road, about 369 m away.

Crime in West Seventh – Fort Road

633 incidents in the last 12 months (49 per 1,000 residents), +5% vs. the year before. St. Paul police incidents, excluding proactive visits and community events.

Status history

2026-10-02Matched research · our research notes carried over from seed:tuscarora
2026-08-14New at $339,000