St. Paul › Frogtown

968 Sherburne Ave

Saint Paul, MN · Frogtown (Thomas-Dale) · Find the listing ↗

Overpriced

Asking price: $324,900
Monthly cash flow: −$620
Estimated rent: $2,700/mo
Break-even price: $208,448

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 (est.)$1,350 $1,150–$1,550
2 bed / 1 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: $324,900
Monthly cash flow: −$620
Cash to close: $74,727
Cap rate: 4.1%
Cash-on-cash: −10.0%
DSCR: 0.64×
GRM: 10.0
Price per unit: $162,450
Price that breaks even: $208,448
Rent that breaks even: $3,505/mo
Cash flow turns positive: year 19
Year 30: property vs stocks: $790K vs $941K

Monthly breakdown

Rent	$2,700
Vacancy (6%)	−$162
Collected	$2,538
Property tax Public record	−$529
Insurance Estimate	−$211
Water, sewer, trash Estimate	−$170
Lawn care ($120 × 6 mo ÷ 12)	−$60
Repairs (8% of rent)	−$216
Capital reserve (9% of rent)	−$243
Net operating income	$1,109
Mortgage (principal + interest)	−$1,729
Cash flow	−$620
Principal paid down (equity, not cash)	$220

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 $790K, stocks $941K. Stocks win.

How those totals add up

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$788,618
Minus 6% selling cost	−$47,317
Minus loan still owedTenants' rent paid down all $292,410 of principal by year 30	$0
Plus rental profits, invested at 7%$14,186 of profit by year 30, before investment growth	$16,112
What you'd walk away with	$757,413
If you put the same money in stocks
Cash to close ($42,237) invested at 7%	$321,519
Monthly shortfalls ($137,006 total by yr 30) investedThe money you'd have put into the building while it lost money	$641,383
What you'd walk away with	$962,902
Building minus stocks	−$205,489

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$788,618
Minus 6% selling cost	−$47,317
Minus loan still owedTenants' rent paid down all $292,410 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	$741,301
If you put the same money in stocks
Cash to close ($42,237) invested at 7%	$321,519
Monthly shortfalls ($253,226 total by yr 30) investedThe money you'd have put into the building while it lost money	$980,578
What you'd walk away with	$1,302,097
Building minus stocks	−$560,796

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$764,345
Minus 6% selling cost	−$45,861
Minus loan still owedTenants' rent paid down all $283,410 of principal by year 30	$0
Plus rental profits, invested at 7%$19,593 of profit by year 30, before investment growth	$22,936
What you'd walk away with	$741,420
If you put the same money in stocks
Cash to close ($40,937) invested at 7%	$311,623
Monthly shortfalls ($120,587 total by yr 30) investedThe money you'd have put into the building while it lost money	$578,594
What you'd walk away with	$890,217
Building minus stocks	−$148,797

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$764,345
Minus 6% selling cost	−$45,861
Minus loan still owedTenants' rent paid down all $283,410 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	$718,484
If you put the same money in stocks
Cash to close ($40,937) invested at 7%	$311,623
Monthly shortfalls ($231,400 total by yr 30) investedThe money you'd have put into the building while it lost money	$910,965
What you'd walk away with	$1,222,588
Building minus stocks	−$504,104

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$788,618
Minus 6% selling cost	−$47,317
Minus loan still owedTenants' rent paid down all $259,920 of principal by year 30	$0
Plus rental profits, invested at 7%$38,189 of profit by year 30, before investment growth	$48,690
What you'd walk away with	$789,990
If you put the same money in stocks
Cash to close ($74,727) invested at 7%	$568,841
Monthly shortfalls ($74,421 total by yr 30) investedThe money you'd have put into the building while it lost money	$372,394
What you'd walk away with	$941,235
Building minus stocks	−$151,245

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$788,618
Minus 6% selling cost	−$47,317
Minus loan still owedTenants' rent paid down all $259,920 of principal by year 30	$0
Plus rental profits, invested at 7%$29 of profit by year 30, before investment growth	$29
What you'd walk away with	$741,330
If you put the same money in stocks
Cash to close ($74,727) invested at 7%	$568,841
Monthly shortfalls ($166,667 total by yr 30) investedThe money you'd have put into the building while it lost money	$679,040
What you'd walk away with	$1,247,881
Building minus stocks	−$506,551

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$764,345
Minus 6% selling cost	−$45,861
Minus loan still owedTenants' rent paid down all $251,920 of principal by year 30	$0
Plus rental profits, invested at 7%$46,096 of profit by year 30, before investment growth	$60,661
What you'd walk away with	$779,145
If you put the same money in stocks
Cash to close ($72,427) invested at 7%	$551,333
Monthly shortfalls ($63,167 total by yr 30) investedThe money you'd have put into the building while it lost money	$324,034
What you'd walk away with	$875,367
Building minus stocks	−$96,222

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$764,345
Minus 6% selling cost	−$45,861
Minus loan still owedTenants' rent paid down all $251,920 of principal by year 30	$0
Plus rental profits, invested at 7%$879 of profit by year 30, before investment growth	$894
What you'd walk away with	$719,378
If you put the same money in stocks
Cash to close ($72,427) invested at 7%	$551,333
Monthly shortfalls ($148,356 total by yr 30) investedThe money you'd have put into the building while it lost money	$619,573
What you'd walk away with	$1,170,906
Building minus stocks	−$451,528

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$788,618
Minus 6% selling cost	−$47,317
Minus loan still owedTenants' rent paid down all $243,675 of principal by year 30	$0
Plus rental profits, invested at 7%$55,059 of profit by year 30, before investment growth	$74,897
What you'd walk away with	$816,197
If you put the same money in stocks
Cash to close ($90,972) invested at 7%	$692,502
Monthly shortfalls ($52,382 total by yr 30) investedThe money you'd have put into the building while it lost money	$276,091
What you'd walk away with	$968,593
Building minus stocks	−$152,396

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$788,618
Minus 6% selling cost	−$47,317
Minus loan still owedTenants' rent paid down all $243,675 of principal by year 30	$0
Plus rental profits, invested at 7%$2,615 of profit by year 30, before investment growth	$2,737
What you'd walk away with	$744,038
If you put the same money in stocks
Cash to close ($90,972) invested at 7%	$692,502
Monthly shortfalls ($130,345 total by yr 30) investedThe money you'd have put into the building while it lost money	$559,238
What you'd walk away with	$1,251,740
Building minus stocks	−$507,702

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$764,345
Minus 6% selling cost	−$45,861
Minus loan still owedTenants' rent paid down all $236,175 of principal by year 30	$0
Plus rental profits, invested at 7%$64,011 of profit by year 30, before investment growth	$89,874
What you'd walk away with	$808,358
If you put the same money in stocks
Cash to close ($88,172) invested at 7%	$671,188
Monthly shortfalls ($43,370 total by yr 30) investedThe money you'd have put into the building while it lost money	$234,507
What you'd walk away with	$905,695
Building minus stocks	−$97,337

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$764,345
Minus 6% selling cost	−$45,861
Minus loan still owedTenants' rent paid down all $236,175 of principal by year 30	$0
Plus rental profits, invested at 7%$5,136 of profit by year 30, before investment growth	$5,561
What you'd walk away with	$724,046
If you put the same money in stocks
Cash to close ($88,172) invested at 7%	$671,188
Monthly shortfalls ($114,902 total by yr 30) investedThe money you'd have put into the building while it lost money	$505,501
What you'd walk away with	$1,176,689
Building minus stocks	−$452,643

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$2,716 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 352923240211: special assessments (payable 2026) = $2,716.46
mediumAsking is $116,452 above the price where cash flow breaks even ($208,448) at the default scenario. Based on: Derived: price $324,900 vs. break-even $208,448

Opportunities

Long time on market: room to negotiate. Based on: Listing data: 127 days on market, 1 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)	$6,344
Insurance / yr Estimateestimate. from units, square feet and age; get a quote	$2,531
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)	$291,500
Property tax, payable 2026	$6,344
Special assessments	$2,716
Homestead	no
Last sale	2021-12-01 · $299,000

Source: Ramsey County parcel records.

City rental certificate (CofO)

Residential 2 Units: 2 unit(s), A, status renewal due, renews 2023-11-15.

Nearest highway

I 94, about 505 m away.

Crime in Frogtown

828 incidents in the last 12 months (53 per 1,000 residents), −26% vs. the year before. St. Paul police incidents, excluding proactive visits and community events.

Status history

2026-05-28Price cut at $324,900 (was $354,900) · from listing history
2026-05-28New at $324,900