St. Paul › West Side

96 Winifred St W

Saint Paul, MN · West Side (Cherokee Heights, District del Sol) · View the listing ↗

Overpriced

Asking price: $329,900
Monthly cash flow: −$485
Estimated rent: $3,000/mo
Break-even price: $238,845

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 (large)$1,500 $1,400–$1,600
2 bed / 1 bath lower (large)$1,500 $1,400–$1,600

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: $329,900
Monthly cash flow: −$485
Cash to close: $75,877
Cap rate: 4.6%
Cash-on-cash: −7.7%
DSCR: 0.72×
GRM: 9.2
Price per unit: $164,950
Price that breaks even: $238,845
Rent that breaks even: $3,629/mo
Cash flow turns positive: year 14
Year 30: property vs stocks: $876K vs $809K

Monthly breakdown

Rent	$3,000
Vacancy (6%)	−$180
Collected	$2,820
Property tax Public record	−$549
Insurance Our research	−$250
Water, sewer, trash Our research	−$180
Lawn care ($120 × 6 mo ÷ 12)	−$60
Repairs (8% of rent)	−$240
Capital reserve (9% of rent)	−$270
Net operating income	$1,271
Mortgage (principal + interest)	−$1,756
Cash flow	−$485
Principal paid down (equity, not cash)	$223

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 $876K, stocks $809K. The property wins.

How those totals add up

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$800,754
Minus 6% selling cost	−$48,045
Minus loan still owedTenants' rent paid down all $296,910 of principal by year 30	$0
Plus rental profits, invested at 7%$47,199 of profit by year 30, before investment growth	$60,696
What you'd walk away with	$813,405
If you put the same money in stocks
Cash to close ($42,887) invested at 7%	$326,467
Monthly shortfalls ($91,928 total by yr 30) investedThe money you'd have put into the building while it lost money	$475,489
What you'd walk away with	$801,955
Building minus stocks	$11,450

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$800,754
Minus 6% selling cost	−$48,045
Minus loan still owedTenants' rent paid down all $296,910 of principal by year 30	$0
Plus rental profits, invested at 7%$727 of profit by year 30, before investment growth	$733
What you'd walk away with	$753,441
If you put the same money in stocks
Cash to close ($42,887) invested at 7%	$326,467
Monthly shortfalls ($190,352 total by yr 30) investedThe money you'd have put into the building while it lost money	$810,311
What you'd walk away with	$1,136,777
Building minus stocks	−$383,336

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$776,481
Minus 6% selling cost	−$46,589
Minus loan still owedTenants' rent paid down all $287,910 of principal by year 30	$0
Plus rental profits, invested at 7%$56,281 of profit by year 30, before investment growth	$74,586
What you'd walk away with	$804,478
If you put the same money in stocks
Cash to close ($41,587) invested at 7%	$316,571
Monthly shortfalls ($79,185 total by yr 30) investedThe money you'd have put into the building while it lost money	$419,765
What you'd walk away with	$736,336
Building minus stocks	$68,142

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$776,481
Minus 6% selling cost	−$46,589
Minus loan still owedTenants' rent paid down all $287,910 of principal by year 30	$0
Plus rental profits, invested at 7%$2,430 of profit by year 30, before investment growth	$2,526
What you'd walk away with	$732,418
If you put the same money in stocks
Cash to close ($41,587) invested at 7%	$316,571
Monthly shortfalls ($170,230 total by yr 30) investedThe money you'd have put into the building while it lost money	$742,490
What you'd walk away with	$1,059,061
Building minus stocks	−$326,643

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$800,754
Minus 6% selling cost	−$48,045
Minus loan still owedTenants' rent paid down all $263,920 of principal by year 30	$0
Plus rental profits, invested at 7%$85,034 of profit by year 30, before investment growth	$122,972
What you'd walk away with	$875,680
If you put the same money in stocks
Cash to close ($75,877) invested at 7%	$577,595
Monthly shortfalls ($41,842 total by yr 30) investedThe money you'd have put into the building while it lost money	$231,556
What you'd walk away with	$809,151
Building minus stocks	$66,529

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$800,754
Minus 6% selling cost	−$48,045
Minus loan still owedTenants' rent paid down all $263,920 of principal by year 30	$0
Plus rental profits, invested at 7%$11,716 of profit by year 30, before investment growth	$13,262
What you'd walk away with	$765,971
If you put the same money in stocks
Cash to close ($75,877) invested at 7%	$577,595
Monthly shortfalls ($113,420 total by yr 30) investedThe money you'd have put into the building while it lost money	$516,632
What you'd walk away with	$1,094,227
Building minus stocks	−$328,256

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$776,481
Minus 6% selling cost	−$46,589
Minus loan still owedTenants' rent paid down all $255,920 of principal by year 30	$0
Plus rental profits, invested at 7%$96,146 of profit by year 30, before investment growth	$143,473
What you'd walk away with	$873,366
If you put the same money in stocks
Cash to close ($73,577) invested at 7%	$560,087
Monthly shortfalls ($33,794 total by yr 30) investedThe money you'd have put into the building while it lost money	$191,727
What you'd walk away with	$751,813
Building minus stocks	$121,553

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$776,481
Minus 6% selling cost	−$46,589
Minus loan still owedTenants' rent paid down all $255,920 of principal by year 30	$0
Plus rental profits, invested at 7%$16,464 of profit by year 30, before investment growth	$19,235
What you'd walk away with	$749,127
If you put the same money in stocks
Cash to close ($73,577) invested at 7%	$560,087
Monthly shortfalls ($99,007 total by yr 30) investedThe money you'd have put into the building while it lost money	$462,273
What you'd walk away with	$1,022,360
Building minus stocks	−$273,233

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$800,754
Minus 6% selling cost	−$48,045
Minus loan still owedTenants' rent paid down all $247,425 of principal by year 30	$0
Plus rental profits, invested at 7%$108,773 of profit by year 30, before investment growth	$167,947
What you'd walk away with	$920,655
If you put the same money in stocks
Cash to close ($92,372) invested at 7%	$703,159
Monthly shortfalls ($26,074 total by yr 30) investedThe money you'd have put into the building while it lost money	$152,136
What you'd walk away with	$855,295
Building minus stocks	$65,360

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$800,754
Minus 6% selling cost	−$48,045
Minus loan still owedTenants' rent paid down all $247,425 of principal by year 30	$0
Plus rental profits, invested at 7%$22,374 of profit by year 30, before investment growth	$27,027
What you'd walk away with	$779,736
If you put the same money in stocks
Cash to close ($92,372) invested at 7%	$703,159
Monthly shortfalls ($84,571 total by yr 30) investedThe money you'd have put into the building while it lost money	$406,002
What you'd walk away with	$1,109,161
Building minus stocks	−$329,425

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$776,481
Minus 6% selling cost	−$46,589
Minus loan still owedTenants' rent paid down all $239,925 of principal by year 30	$0
Plus rental profits, invested at 7%$120,689 of profit by year 30, before investment growth	$192,288
What you'd walk away with	$922,180
If you put the same money in stocks
Cash to close ($89,572) invested at 7%	$681,845
Monthly shortfalls ($20,027 total by yr 30) investedThe money you'd have put into the building while it lost money	$119,916
What you'd walk away with	$801,761
Building minus stocks	$120,419

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$776,481
Minus 6% selling cost	−$46,589
Minus loan still owedTenants' rent paid down all $239,925 of principal by year 30	$0
Plus rental profits, invested at 7%$28,510 of profit by year 30, before investment growth	$35,590
What you'd walk away with	$765,483
If you put the same money in stocks
Cash to close ($89,572) invested at 7%	$681,845
Monthly shortfalls ($72,744 total by yr 30) investedThe money you'd have put into the building while it lost money	$358,004
What you'd walk away with	$1,039,849
Building minus stocks	−$274,366

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$2,197 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 072822110152: special assessments (payable 2026) = $2,196.80
mediumFlat roof on a stucco building: get the roof age and a moisture inspection. Source: Our research notes

Opportunities

Long time on market: room to negotiate. Based on: Listing data: 102 days on market
Seller has an open 2020 FHA loan of ~$304K. 2020 FHA rates ran near 3% — ask whether it's assumable. That could change everything here. Source: Our research notes

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, ~3,400 sq ft — unusually big 2-beds. Corner lot, 2-car garage, forced air, tenants pay gas & electric. Both tenants month-to-month.

Research notes

Listing shows $3,293 tax (homestead). An investor pays the non-homestead bill; the county's 2026 non-homestead tax is $6,585, which is what we use.

Where each number comes from

Property tax / yr Public recordRamsey County record, payable 2026 (non-homestead). Our earlier figure was $7,886.	$6,585
Insurance / yr Our researchour research. quote-based estimate	$3,000
Water, sewer, trash / mo Our researchour research	$180
Heat / mo Our researchour research	$0
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	1904
Market value (2026)	$319,300
Property tax, payable 2026	$6,585
Special assessments	$2,197
Homestead	no
Last sale	2020-09-04 · $310,000

Source: Ramsey County parcel records.

City rental certificate (CofO)

Residential 2 Units: 2 unit(s), A, status renewal due, renews 2024-05-31.

Nearest highway

CH 37, about 1323 m away.

Crime in West Side

713 incidents in the last 12 months (46 per 1,000 residents), −16% 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:winifred
2026-06-22New at $329,900