914 Burr St

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

Asking price: $399,900
Monthly cash flow: −$413
Estimated rent: $3,750/mo
Break-even price: $322,268

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 / 1.5 bath (est.)$1,350 $1,150–$1,550
2 bed / 1.5 bath (est.)$1,350 $1,150–$1,550
1 bed / 1.5 bath (est.)$1,050 $900–$1,200

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: $399,900
Monthly cash flow: −$413
Cash to close: $91,977
Cap rate: 5.1%
Cash-on-cash: −5.4%
DSCR: 0.81×
GRM: 8.9
Price per unit: $133,300
Price that breaks even: $322,268
Rent that breaks even: $4,280/mo
Cash flow turns positive: year 10
Year 30: property vs stocks: $1.20M vs $845K

Monthly breakdown

Rent	$3,750
Vacancy (6%)	−$225
Collected	$3,525
Property tax Public record	−$611
Insurance Estimate	−$284
Water, sewer, trash Estimate	−$255
Lawn care ($120 × 6 mo ÷ 12)	−$60
Repairs (8% of rent)	−$300
Capital reserve (8% of rent)	−$300
Net operating income	$1,715
Mortgage (principal + interest)	−$2,128
Cash flow	−$413
Principal paid down (equity, not cash)	$271

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 $1.20M, stocks $845K. The property wins.

How those totals add up

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$970,662
Minus 6% selling cost	−$58,240
Minus loan still owedTenants' rent paid down all $359,910 of principal by year 30	$0
Plus rental profits, invested at 7%$117,741 of profit by year 30, before investment growth	$169,589
What you'd walk away with	$1,082,011
If you put the same money in stocks
Cash to close ($51,987) invested at 7%	$395,738
Monthly shortfalls ($70,067 total by yr 30) investedThe money you'd have put into the building while it lost money	$396,759
What you'd walk away with	$792,498
Building minus stocks	$289,513

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$970,662
Minus 6% selling cost	−$58,240
Minus loan still owedTenants' rent paid down all $359,910 of principal by year 30	$0
Plus rental profits, invested at 7%$23,230 of profit by year 30, before investment growth	$27,021
What you'd walk away with	$939,443
If you put the same money in stocks
Cash to close ($51,987) invested at 7%	$395,738
Monthly shortfalls ($156,676 total by yr 30) investedThe money you'd have put into the building while it lost money	$747,673
What you'd walk away with	$1,143,411
Building minus stocks	−$203,968

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$946,390
Minus 6% selling cost	−$56,783
Minus loan still owedTenants' rent paid down all $350,910 of principal by year 30	$0
Plus rental profits, invested at 7%$130,048 of profit by year 30, before investment growth	$192,041
What you'd walk away with	$1,081,647
If you put the same money in stocks
Cash to close ($50,687) invested at 7%	$385,842
Monthly shortfalls ($60,549 total by yr 30) investedThe money you'd have put into the building while it lost money	$349,598
What you'd walk away with	$735,441
Building minus stocks	$346,206

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$946,390
Minus 6% selling cost	−$56,783
Minus loan still owedTenants' rent paid down all $350,910 of principal by year 30	$0
Plus rental profits, invested at 7%$29,280 of profit by year 30, before investment growth	$34,912
What you'd walk away with	$924,518
If you put the same money in stocks
Cash to close ($50,687) invested at 7%	$385,842
Monthly shortfalls ($140,900 total by yr 30) investedThe money you'd have put into the building while it lost money	$685,951
What you'd walk away with	$1,071,793
Building minus stocks	−$147,275

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$970,662
Minus 6% selling cost	−$58,240
Minus loan still owedTenants' rent paid down all $319,920 of principal by year 30	$0
Plus rental profits, invested at 7%$178,057 of profit by year 30, before investment growth	$288,405
What you'd walk away with	$1,200,828
If you put the same money in stocks
Cash to close ($91,977) invested at 7%	$700,152
Monthly shortfalls ($23,807 total by yr 30) investedThe money you'd have put into the building while it lost money	$144,395
What you'd walk away with	$844,548
Building minus stocks	$356,280

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$970,662
Minus 6% selling cost	−$58,240
Minus loan still owedTenants' rent paid down all $319,920 of principal by year 30	$0
Plus rental profits, invested at 7%$55,957 of profit by year 30, before investment growth	$73,093
What you'd walk away with	$985,516
If you put the same money in stocks
Cash to close ($91,977) invested at 7%	$700,152
Monthly shortfalls ($82,826 total by yr 30) investedThe money you'd have put into the building while it lost money	$422,565
What you'd walk away with	$1,122,717
Building minus stocks	−$137,201

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$946,390
Minus 6% selling cost	−$56,783
Minus loan still owedTenants' rent paid down all $311,920 of principal by year 30	$0
Plus rental profits, invested at 7%$191,915 of profit by year 30, before investment growth	$318,902
What you'd walk away with	$1,208,509
If you put the same money in stocks
Cash to close ($89,677) invested at 7%	$682,644
Monthly shortfalls ($18,503 total by yr 30) investedThe money you'd have put into the building while it lost money	$114,561
What you'd walk away with	$797,205
Building minus stocks	$411,304

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$946,390
Minus 6% selling cost	−$56,783
Minus loan still owedTenants' rent paid down all $311,920 of principal by year 30	$0
Plus rental profits, invested at 7%$64,401 of profit by year 30, before investment growth	$86,297
What you'd walk away with	$975,904
If you put the same money in stocks
Cash to close ($89,677) invested at 7%	$682,644
Monthly shortfalls ($72,109 total by yr 30) investedThe money you'd have put into the building while it lost money	$375,438
What you'd walk away with	$1,058,082
Building minus stocks	−$82,178

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$970,662
Minus 6% selling cost	−$58,240
Minus loan still owedTenants' rent paid down all $299,925 of principal by year 30	$0
Plus rental profits, invested at 7%$213,858 of profit by year 30, before investment growth	$369,747
What you'd walk away with	$1,282,169
If you put the same money in stocks
Cash to close ($111,972) invested at 7%	$852,359
Monthly shortfalls ($11,717 total by yr 30) investedThe money you'd have put into the building while it lost money	$74,946
What you'd walk away with	$927,306
Building minus stocks	$354,863

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$970,662
Minus 6% selling cost	−$58,240
Minus loan still owedTenants' rent paid down all $299,925 of principal by year 30	$0
Plus rental profits, invested at 7%$78,295 of profit by year 30, before investment growth	$109,149
What you'd walk away with	$1,021,572
If you put the same money in stocks
Cash to close ($111,972) invested at 7%	$852,359
Monthly shortfalls ($57,274 total by yr 30) investedThe money you'd have put into the building while it lost money	$307,831
What you'd walk away with	$1,160,190
Building minus stocks	−$138,618

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$946,390
Minus 6% selling cost	−$56,783
Minus loan still owedTenants' rent paid down all $292,425 of principal by year 30	$0
Plus rental profits, invested at 7%$228,331 of profit by year 30, before investment growth	$405,102
What you'd walk away with	$1,294,708
If you put the same money in stocks
Cash to close ($109,172) invested at 7%	$831,045
Monthly shortfalls ($8,227 total by yr 30) investedThe money you'd have put into the building while it lost money	$53,741
What you'd walk away with	$884,786
Building minus stocks	$409,922

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$946,390
Minus 6% selling cost	−$56,783
Minus loan still owedTenants' rent paid down all $292,425 of principal by year 30	$0
Plus rental profits, invested at 7%$87,765 of profit by year 30, before investment growth	$125,544
What you'd walk away with	$1,015,150
If you put the same money in stocks
Cash to close ($109,172) invested at 7%	$831,045
Monthly shortfalls ($48,781 total by yr 30) investedThe money you'd have put into the building while it lost money	$267,665
What you'd walk away with	$1,098,710
Building minus stocks	−$83,560

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

medium$5,153 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 292922310046: special assessments (payable 2026) = $5,152.94

Opportunities

Long time on market: room to negotiate. Based on: Listing data: 30 days on market, 2 price cuts

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)	$7,333
Insurance / yr Estimateestimate. from units, square feet and age; get a quote	$3,404
Water, sewer, trash / mo Estimateestimate. $85/unit/mo, owner-paid	$255
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	three family dwelling, platted lot
Living units	3
Year built	1960
Market value (2026)	$307,500
Property tax, payable 2026	$7,333
Special assessments	$5,153
Homestead	no
Last sale	2022-05-05 · $395,000

Source: Ramsey County parcel records.

City rental certificate (CofO)

Residential 3+ Units: 3 unit(s), B, status pending, renews 2028-03-21.

Nearest highway

I 35E;US 10, about 708 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

2026-09-02Price cut at $399,900 (was $425,000) · from listing history
2026-06-05Price cut at $425,000 (was $434,999) · from listing history
2026-09-02New at $399,900