St. Paul › Como Park

899 Parkview Ave

Saint Paul, MN · Como Park · Find the listing ↗

Far off

Asking price: $549,900
Monthly cash flow: −$1,847
Estimated rent: $3,000/mo
Break-even price: $202,954

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 / 2 bath (est.)$1,650 $1,400–$1,900
2 bed / 2 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: $549,900
Monthly cash flow: −$1,847
Cash to close: $126,477
Cap rate: 2.4%
Cash-on-cash: −17.5%
DSCR: 0.37×
GRM: 15.3
Price per unit: $274,950
Price that breaks even: $202,954
Rent that breaks even: $5,367/mo
Cash flow turns positive: not within 30 years
Year 30: property vs stocks: $1.25M vs $2.72M

Monthly breakdown

Rent	$3,000
Vacancy (6%)	−$180
Collected	$2,820
Property tax Public record	−$816
Insurance Estimate	−$214
Water, sewer, trash Estimate	−$170
Lawn care ($120 × 6 mo ÷ 12)	−$60
Repairs (8% of rent)	−$240
Capital reserve (8% of rent)	−$240
Net operating income	$1,080
Mortgage (principal + interest)	−$2,927
Cash flow	−$1,847
Principal paid down (equity, not cash)	$372

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 $1.25M, stocks $2.72M. Stocks win.

How those totals add up

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,334,752
Minus 6% selling cost	−$80,085
Minus loan still owedTenants' rent paid down all $494,910 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	$1,254,667
If you put the same money in stocks
Cash to close ($71,487) invested at 7%	$544,177
Monthly shortfalls ($644,689 total by yr 30) investedThe money you'd have put into the building while it lost money	$2,263,772
What you'd walk away with	$2,807,949
Building minus stocks	−$1,553,282

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,334,752
Minus 6% selling cost	−$80,085
Minus loan still owedTenants' rent paid down all $494,910 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	$1,254,667
If you put the same money in stocks
Cash to close ($71,487) invested at 7%	$544,177
Monthly shortfalls ($789,585 total by yr 30) investedThe money you'd have put into the building while it lost money	$2,658,558
What you'd walk away with	$3,202,735
Building minus stocks	−$1,948,068

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,310,479
Minus 6% selling cost	−$78,629
Minus loan still owedTenants' rent paid down all $485,910 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	$1,231,850
If you put the same money in stocks
Cash to close ($70,187) invested at 7%	$534,281
Monthly shortfalls ($622,863 total by yr 30) investedThe money you'd have put into the building while it lost money	$2,194,159
What you'd walk away with	$2,728,441
Building minus stocks	−$1,496,591

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,310,479
Minus 6% selling cost	−$78,629
Minus loan still owedTenants' rent paid down all $485,910 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	$1,231,850
If you put the same money in stocks
Cash to close ($70,187) invested at 7%	$534,281
Monthly shortfalls ($767,759 total by yr 30) investedThe money you'd have put into the building while it lost money	$2,588,945
What you'd walk away with	$3,123,226
Building minus stocks	−$1,891,376

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,334,752
Minus 6% selling cost	−$80,085
Minus loan still owedTenants' rent paid down all $439,920 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	$1,254,667
If you put the same money in stocks
Cash to close ($126,477) invested at 7%	$962,775
Monthly shortfalls ($498,136 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,753,364
What you'd walk away with	$2,716,139
Building minus stocks	−$1,461,472

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,334,752
Minus 6% selling cost	−$80,085
Minus loan still owedTenants' rent paid down all $439,920 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	$1,254,667
If you put the same money in stocks
Cash to close ($126,477) invested at 7%	$962,775
Monthly shortfalls ($643,031 total by yr 30) investedThe money you'd have put into the building while it lost money	$2,148,149
What you'd walk away with	$3,110,924
Building minus stocks	−$1,856,257

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,310,479
Minus 6% selling cost	−$78,629
Minus loan still owedTenants' rent paid down all $431,920 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	$1,231,850
If you put the same money in stocks
Cash to close ($124,177) invested at 7%	$945,267
Monthly shortfalls ($478,975 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,693,033
What you'd walk away with	$2,638,300
Building minus stocks	−$1,406,450

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,310,479
Minus 6% selling cost	−$78,629
Minus loan still owedTenants' rent paid down all $431,920 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	$1,231,850
If you put the same money in stocks
Cash to close ($124,177) invested at 7%	$945,267
Monthly shortfalls ($623,871 total by yr 30) investedThe money you'd have put into the building while it lost money	$2,087,818
What you'd walk away with	$3,033,085
Building minus stocks	−$1,801,235

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,334,752
Minus 6% selling cost	−$80,085
Minus loan still owedTenants' rent paid down all $412,425 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	$1,254,667
If you put the same money in stocks
Cash to close ($153,972) invested at 7%	$1,172,074
Monthly shortfalls ($432,283 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,546,013
What you'd walk away with	$2,718,087
Building minus stocks	−$1,463,420

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,334,752
Minus 6% selling cost	−$80,085
Minus loan still owedTenants' rent paid down all $412,425 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	$1,254,667
If you put the same money in stocks
Cash to close ($153,972) invested at 7%	$1,172,074
Monthly shortfalls ($577,178 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,940,798
What you'd walk away with	$3,112,872
Building minus stocks	−$1,858,205

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,310,479
Minus 6% selling cost	−$78,629
Minus loan still owedTenants' rent paid down all $404,925 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	$1,231,850
If you put the same money in stocks
Cash to close ($151,172) invested at 7%	$1,150,760
Monthly shortfalls ($414,320 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,489,453
What you'd walk away with	$2,640,212
Building minus stocks	−$1,408,362

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,310,479
Minus 6% selling cost	−$78,629
Minus loan still owedTenants' rent paid down all $404,925 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	$1,231,850
If you put the same money in stocks
Cash to close ($151,172) invested at 7%	$1,150,760
Monthly shortfalls ($559,215 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,884,238
What you'd walk away with	$3,034,998
Building minus stocks	−$1,803,148

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 $346,946 above the price where cash flow breaks even ($202,954) at the default scenario. Based on: Derived: price $549,900 vs. break-even $202,954
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 232923310024: special assessments (payable 2026) = $432.50

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)	$9,788
Insurance / yr Estimateestimate. from units, square feet and age; get a quote	$2,570
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. base rate	8% / 8%

County record Public record

Recorded as	two family dwelling - up/dwn
Living units	2
Year built	1941
Market value (2026)	$464,300
Property tax, payable 2026	$9,788
Special assessments	$432
Homestead	no
Last sale	2019-05-10 · $420,000

Source: Ramsey County parcel records.

City rental certificate (CofO)

Residential 2 Units: 2 unit(s), A, status pending, renews 2025-11-27.

Nearest highway

MN 36, about 2916 m away.

Crime in Como Park

437 incidents in the last 12 months (27 per 1,000 residents), −8% vs. the year before. St. Paul police incidents, excluding proactive visits and community events.

Status history

2026-09-07New at $549,900