833 3rd St E

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

Asking price: $265,000
Monthly cash flow: −$6
Estimated rent: $3,000/mo
Break-even price: $263,966

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 / 1.5 bath (est.)$1,650 $1,400–$1,900
2 bed / 1.5 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: $265,000
Monthly cash flow: −$6
Cash to close: $60,950
Cap rate: 6.4%
Cash-on-cash: −0.1%
DSCR: 1.00×
GRM: 7.4
Price per unit: $132,500
Price that breaks even: $263,966
Rent that breaks even: $3,007/mo
Cash flow turns positive: year 2
Year 30: property vs stocks: $1.11M vs $464K

Monthly breakdown

Rent	$3,000
Vacancy (6%)	−$180
Collected	$2,820
Property tax Public record	−$457
Insurance Estimate	−$218
Water, sewer, trash Estimate	−$170
Lawn care ($120 × 6 mo ÷ 12)	−$60
Repairs (8% of rent)	−$240
Capital reserve (9% of rent)	−$270
Net operating income	$1,405
Mortgage (principal + interest)	−$1,410
Cash flow	−$6
Principal paid down (equity, not cash)	$179

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 $1.11M, stocks $464K. The property wins.

How those totals add up

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$643,225
Minus 6% selling cost	−$38,593
Minus loan still owedTenants' rent paid down all $238,500 of principal by year 30	$0
Plus rental profits, invested at 7%$193,178 of profit by year 30, before investment growth	$344,563
What you'd walk away with	$949,194
If you put the same money in stocks
Cash to close ($34,450) invested at 7%	$262,242
Monthly shortfalls ($13,431 total by yr 30) investedThe money you'd have put into the building while it lost money	$87,274
What you'd walk away with	$349,516
Building minus stocks	$599,678

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$643,225
Minus 6% selling cost	−$38,593
Minus loan still owedTenants' rent paid down all $238,500 of principal by year 30	$0
Plus rental profits, invested at 7%$79,179 of profit by year 30, before investment growth	$114,974
What you'd walk away with	$719,605
If you put the same money in stocks
Cash to close ($34,450) invested at 7%	$262,242
Monthly shortfalls ($44,327 total by yr 30) investedThe money you'd have put into the building while it lost money	$252,470
What you'd walk away with	$514,712
Building minus stocks	$204,893

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$618,952
Minus 6% selling cost	−$37,137
Minus loan still owedTenants' rent paid down all $229,500 of principal by year 30	$0
Plus rental profits, invested at 7%$211,555 of profit by year 30, before investment growth	$392,255
What you'd walk away with	$974,070
If you put the same money in stocks
Cash to close ($33,150) invested at 7%	$252,346
Monthly shortfalls ($9,982 total by yr 30) investedThe money you'd have put into the building while it lost money	$65,353
What you'd walk away with	$317,699
Building minus stocks	$656,371

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$618,952
Minus 6% selling cost	−$37,137
Minus loan still owedTenants' rent paid down all $229,500 of principal by year 30	$0
Plus rental profits, invested at 7%$91,840 of profit by year 30, before investment growth	$138,542
What you'd walk away with	$720,357
If you put the same money in stocks
Cash to close ($33,150) invested at 7%	$252,346
Monthly shortfalls ($35,162 total by yr 30) investedThe money you'd have put into the building while it lost money	$206,425
What you'd walk away with	$458,772
Building minus stocks	$261,585

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$643,225
Minus 6% selling cost	−$38,593
Minus loan still owedTenants' rent paid down all $212,000 of principal by year 30	$0
Plus rental profits, invested at 7%$250,438 of profit by year 30, before investment growth	$503,728
What you'd walk away with	$1,108,359
If you put the same money in stocks
Cash to close ($60,950) invested at 7%	$463,967
Monthly shortfalls ($66 total by yr 30) investedThe money you'd have put into the building while it lost money	$470
What you'd walk away with	$464,437
Building minus stocks	$643,922

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$643,225
Minus 6% selling cost	−$38,593
Minus loan still owedTenants' rent paid down all $212,000 of principal by year 30	$0
Plus rental profits, invested at 7%$119,774 of profit by year 30, before investment growth	$195,927
What you'd walk away with	$800,558
If you put the same money in stocks
Cash to close ($60,950) invested at 7%	$463,967
Monthly shortfalls ($14,297 total by yr 30) investedThe money you'd have put into the building while it lost money	$87,454
What you'd walk away with	$551,421
Building minus stocks	$249,137

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$618,952
Minus 6% selling cost	−$37,137
Minus loan still owedTenants' rent paid down all $204,000 of principal by year 30	$0
Plus rental profits, invested at 7%$269,533 of profit by year 30, before investment growth	$563,589
What you'd walk away with	$1,145,404
If you put the same money in stocks
Cash to close ($58,650) invested at 7%	$446,459
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	$446,459
Building minus stocks	$698,945

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$618,952
Minus 6% selling cost	−$37,137
Minus loan still owedTenants' rent paid down all $204,000 of principal by year 30	$0
Plus rental profits, invested at 7%$134,067 of profit by year 30, before investment growth	$228,298
What you'd walk away with	$810,113
If you put the same money in stocks
Cash to close ($58,650) invested at 7%	$446,459
Monthly shortfalls ($9,430 total by yr 30) investedThe money you'd have put into the building while it lost money	$59,494
What you'd walk away with	$505,953
Building minus stocks	$304,160

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$643,225
Minus 6% selling cost	−$38,593
Minus loan still owedTenants' rent paid down all $198,750 of principal by year 30	$0
Plus rental profits, invested at 7%$282,107 of profit by year 30, before investment growth	$603,182
What you'd walk away with	$1,207,813
If you put the same money in stocks
Cash to close ($74,200) invested at 7%	$564,829
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	$564,829
Building minus stocks	$642,984

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$643,225
Minus 6% selling cost	−$38,593
Minus loan still owedTenants' rent paid down all $198,750 of principal by year 30	$0
Plus rental profits, invested at 7%$143,951 of profit by year 30, before investment growth	$251,854
What you'd walk away with	$856,485
If you put the same money in stocks
Cash to close ($74,200) invested at 7%	$564,829
Monthly shortfalls ($6,740 total by yr 30) investedThe money you'd have put into the building while it lost money	$43,458
What you'd walk away with	$608,287
Building minus stocks	$248,198

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$618,952
Minus 6% selling cost	−$37,137
Minus loan still owedTenants' rent paid down all $191,250 of principal by year 30	$0
Plus rental profits, invested at 7%$300,070 of profit by year 30, before investment growth	$659,742
What you'd walk away with	$1,241,557
If you put the same money in stocks
Cash to close ($71,400) invested at 7%	$543,515
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	$543,515
Building minus stocks	$698,042

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$618,952
Minus 6% selling cost	−$37,137
Minus loan still owedTenants' rent paid down all $191,250 of principal by year 30	$0
Plus rental profits, invested at 7%$158,798 of profit by year 30, before investment growth	$289,118
What you'd walk away with	$870,933
If you put the same money in stocks
Cash to close ($71,400) invested at 7%	$543,515
Monthly shortfalls ($3,624 total by yr 30) investedThe money you'd have put into the building while it lost money	$24,162
What you'd walk away with	$567,677
Building minus stocks	$303,256

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

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 833 3RD ST E (dataset last updated mid-2025)
medium$1,175 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 332922230197: special assessments (payable 2026) = $1,174.88

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)	$5,487
Insurance / yr Estimateestimate. from units, square feet and age; get a quote	$2,614
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)	$241,000
Property tax, payable 2026	$5,487
Special assessments	$1,175
Homestead	no
Last sale	2022-05-03 · $265,800

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;US 10, about 550 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

2026-07-20New at $265,000