St. Paul › North End

997 Marion St

Saint Paul, MN · North End (South Como) · Find the listing ↗

Cash flows

Asking price: $229,900
Monthly cash flow: $287
Estimated rent: $2,700/mo
Break-even price: $283,751

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: $229,900
Monthly cash flow: $287
Cash to close: $52,877
Cap rate: 7.9%
Cash-on-cash: 6.5%
DSCR: 1.23×
GRM: 7.1
Price per unit: $114,950
Price that breaks even: $283,751
Rent that breaks even: $2,328/mo
Cash flow turns positive: year 1
Year 30: property vs stocks: $1.43M vs $403K

Monthly breakdown

Rent	$2,700
Vacancy (6%)	−$162
Collected	$2,538
Property tax Public record	−$141
Insurance Estimate	−$198
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	$1,510
Mortgage (principal + interest)	−$1,224
Cash flow	$287
Principal paid down (equity, not cash)	$156

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 $1.43M, stocks $403K. The property wins.

How those totals add up

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$558,028
Minus 6% selling cost	−$33,482
Minus loan still owedTenants' rent paid down all $206,910 of principal by year 30	$0
Plus rental profits, invested at 7%$332,806 of profit by year 30, before investment growth	$696,397
What you'd walk away with	$1,220,943
If you put the same money in stocks
Cash to close ($29,887) invested at 7%	$227,507
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	$227,507
Building minus stocks	$993,436

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$558,028
Minus 6% selling cost	−$33,482
Minus loan still owedTenants' rent paid down all $206,910 of principal by year 30	$0
Plus rental profits, invested at 7%$210,545 of profit by year 30, before investment growth	$394,548
What you'd walk away with	$919,094
If you put the same money in stocks
Cash to close ($29,887) invested at 7%	$227,507
Monthly shortfalls ($8,145 total by yr 30) investedThe money you'd have put into the building while it lost money	$53,458
What you'd walk away with	$280,965
Building minus stocks	$638,129

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$533,755
Minus 6% selling cost	−$32,025
Minus loan still owedTenants' rent paid down all $197,910 of principal by year 30	$0
Plus rental profits, invested at 7%$354,632 of profit by year 30, before investment growth	$766,010
What you'd walk away with	$1,267,740
If you put the same money in stocks
Cash to close ($28,587) invested at 7%	$217,612
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	$217,612
Building minus stocks	$1,050,128

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$533,755
Minus 6% selling cost	−$32,025
Minus loan still owedTenants' rent paid down all $197,910 of principal by year 30	$0
Plus rental profits, invested at 7%$229,227 of profit by year 30, before investment growth	$443,894
What you'd walk away with	$945,624
If you put the same money in stocks
Cash to close ($28,587) invested at 7%	$217,612
Monthly shortfalls ($5,001 total by yr 30) investedThe money you'd have put into the building while it lost money	$33,191
What you'd walk away with	$250,802
Building minus stocks	$694,822

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$558,028
Minus 6% selling cost	−$33,482
Minus loan still owedTenants' rent paid down all $183,920 of principal by year 30	$0
Plus rental profits, invested at 7%$394,077 of profit by year 30, before investment growth	$909,787
What you'd walk away with	$1,434,333
If you put the same money in stocks
Cash to close ($52,877) invested at 7%	$402,513
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	$402,513
Building minus stocks	$1,031,820

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$558,028
Minus 6% selling cost	−$33,482
Minus loan still owedTenants' rent paid down all $183,920 of principal by year 30	$0
Plus rental profits, invested at 7%$263,671 of profit by year 30, before investment growth	$554,480
What you'd walk away with	$1,079,026
If you put the same money in stocks
Cash to close ($52,877) invested at 7%	$402,513
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	$402,513
Building minus stocks	$676,513

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$533,755
Minus 6% selling cost	−$32,025
Minus loan still owedTenants' rent paid down all $175,920 of principal by year 30	$0
Plus rental profits, invested at 7%$413,237 of profit by year 30, before investment growth	$970,118
What you'd walk away with	$1,471,848
If you put the same money in stocks
Cash to close ($50,577) invested at 7%	$385,005
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	$385,005
Building minus stocks	$1,086,843

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$533,755
Minus 6% selling cost	−$32,025
Minus loan still owedTenants' rent paid down all $175,920 of principal by year 30	$0
Plus rental profits, invested at 7%$282,831 of profit by year 30, before investment growth	$614,811
What you'd walk away with	$1,116,541
If you put the same money in stocks
Cash to close ($50,577) invested at 7%	$385,005
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	$385,005
Building minus stocks	$731,536

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$558,028
Minus 6% selling cost	−$33,482
Minus loan still owedTenants' rent paid down all $172,425 of principal by year 30	$0
Plus rental profits, invested at 7%$421,608 of profit by year 30, before investment growth	$996,475
What you'd walk away with	$1,521,021
If you put the same money in stocks
Cash to close ($64,372) invested at 7%	$490,016
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	$490,016
Building minus stocks	$1,031,005

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$558,028
Minus 6% selling cost	−$33,482
Minus loan still owedTenants' rent paid down all $172,425 of principal by year 30	$0
Plus rental profits, invested at 7%$291,202 of profit by year 30, before investment growth	$641,169
What you'd walk away with	$1,165,715
If you put the same money in stocks
Cash to close ($64,372) invested at 7%	$490,016
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	$490,016
Building minus stocks	$675,699

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$533,755
Minus 6% selling cost	−$32,025
Minus loan still owedTenants' rent paid down all $164,925 of principal by year 30	$0
Plus rental profits, invested at 7%$439,571 of profit by year 30, before investment growth	$1,053,036
What you'd walk away with	$1,554,766
If you put the same money in stocks
Cash to close ($61,572) invested at 7%	$468,702
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	$468,702
Building minus stocks	$1,086,064

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$533,755
Minus 6% selling cost	−$32,025
Minus loan still owedTenants' rent paid down all $164,925 of principal by year 30	$0
Plus rental profits, invested at 7%$309,165 of profit by year 30, before investment growth	$697,729
What you'd walk away with	$1,199,459
If you put the same money in stocks
Cash to close ($61,572) invested at 7%	$468,702
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	$468,702
Building minus stocks	$730,757

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

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 252923140083: special assessments (payable 2026) = $432.50

Opportunities

Long time on market: room to negotiate. Based on: Listing data: 136 days on market

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)	$1,694
Insurance / yr Estimateestimate. from units, square feet and age; get a quote	$2,372
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 1887: +1 pt capital reserve	8% / 9%

County record Public record

Recorded as	two family dwelling - up/dwn
Living units	2
Year built	1887
Market value (2026)	$207,400
Property tax, payable 2026	$1,694
Special assessments	$432
Homestead	no
Last sale	2023-06-23 · $201,800

Source: Ramsey County parcel records.

City rental certificate (CofO)

Residential 2 Units: 2 unit(s), A, status pending, renews 2027-11-30.

Nearest highway

I 35E;US 10, about 1674 m away.

Crime in North End

1,364 incidents in the last 12 months (57 per 1,000 residents), +7% vs. the year before. St. Paul police incidents, excluding proactive visits and community events.

Status history

2026-05-19New at $229,900