Frogtown

Neighborhood profile

Listings we track

16

Median price per unit

$138K

Typical cash flow

−$190

median per month, 20% down

Crime, last 12 months

53 per 1,000

828 incidents · −26% vs. prior year

Renter households

51%

Median gross rent

$1,199

all unit sizes

Median household income

$58K

Rent rules

3% cap

Rent stabilization; buildings first occupied after 2004 exempt

St. Paul police incidents, excluding proactive visits and community events. Per-resident rates use 2020 Census population. Census figures: ACS 2020–2024 5-year, combining 5 tract(s) centered in this planning district; medians are household-weighted averages of tract medians.

Map

Top picks

Ranked on real rent estimates (RentCast comparables or our own research). Listings with a serious red flag are under Proceed with caution instead, however good the numbers look.

Ways to slice it

Promising, rents not yet verified

Ranked on a rough rent estimate from bedroom count. Treat these as leads, not conclusions.

All listings

16 listings. Filter by price or units, or switch the down payment.

1. 813 Minnehaha Ave W

   $182,500 · 2 units
   Cash flows
   Cash flow $247/mo Cap 8.0% Break-even price $229K Yr 30 vs stocks 3.54× Positive in yr 1

2. 658 Edmund Ave

   $235,000 · 2 units · Rough rents
   Cash flows
   Cash flow $83/mo Cap 6.8% Break-even price $251K Yr 30 vs stocks 2.68× Positive in yr 1

3. 169 Sherburne Ave

   $239,900 · 2 units · Rough rents
   Close
   Cash flow −$29/mo Cap 6.2% Break-even price $234K Yr 30 vs stocks 2.29× Positive in yr 2

4. 525 Galtier St

   $275,000 · 2 units · Rough rents
   Close
   Cash flow −$156/mo Cap 5.7% Break-even price $246K Yr 30 vs stocks 1.87× Positive in yr 6

5. 686 Sherburne Ave

   $119,900 · 2 units
   Cash flows
   Cash flow $1,268/mo Cap 19.1% Break-even price $358K Yr 30 vs stocks 11.58× Positive in yr 1

   On the city's Vacant Building registry (Category 2). In St. Paul, Categories 2 and 3 can't be sold or occupied without city approval and a code-compliance plan.

6. 719 Sherburne Ave

   $109,900 · 2 units
   Cash flows
   Cash flow $1,661/mo Cap 24.5% Break-even price $422K Yr 30 vs stocks 15.61× Positive in yr 1

   On the city's Vacant Building registry (Category 2). In St. Paul, Categories 2 and 3 can't be sold or occupied without city approval and a code-compliance plan.

7. 684 Virginia St

   $270,000 · 2 units · Rough rents
   Close
   Cash flow −$187/mo Cap 5.6% Break-even price $235K Yr 30 vs stocks 1.74× Positive in yr 7

8. 529 Galtier St

   $275,000 · 2 units · Rough rents
   Close
   Cash flow −$194/mo Cap 5.5% Break-even price $239K Yr 30 vs stocks 1.73× Positive in yr 7

9. 263 Lafond Ave

   $325,000 · 2 units · Rough rents
   Close
   Cash flow −$180/mo Cap 5.7% Break-even price $291K Yr 30 vs stocks 1.87× Positive in yr 6

10. 686 Virginia St

    $596,600 · 4 units · Rough rents
    Close
    Cash flow −$432/mo Cap 5.5% Break-even price $515K Yr 30 vs stocks 1.71× Positive in yr 7

11. 274 Lafond Ave

    $450,000 · 2 units · Rough rents
    Overpriced
    Cash flow −$506/mo Cap 5.0% Break-even price $355K Yr 30 vs stocks 1.41× Positive in yr 10

12. 597 Virginia St

    $359,500 · 2 units · Rough rents
    Overpriced
    Cash flow −$524/mo Cap 4.6% Break-even price $261K Yr 30 vs stocks 1.11× Positive in yr 14

13. 677 Sherburne Ave

    $464,900 · 4 units · Rough rents
    Overpriced
    Cash flow −$745/mo Cap 4.5% Break-even price $325K Yr 30 vs stocks 1.00× Positive in yr 16

14. 968 Sherburne Ave

    $324,900 · 2 units · Rough rents
    Overpriced
    Cash flow −$620/mo Cap 4.1% Break-even price $208K Yr 30 vs stocks 0.84× Positive in yr 19

15. 768 Lafond Ave

    $285,000 · 2 units · Rough rents
    Far off
    Cash flow −$726/mo Cap 3.3% Break-even price $149K Yr 30 vs stocks 0.61× Positive in yr 29

16. 823 Englewood Ave

    $379,999 · 2 units · Rough rents
    Far off
    Cash flow −$1,159/mo Cap 2.7% Break-even price $162K Yr 30 vs stocks 0.51× Positive in 30+ yrs

Monthly cash flow

What's changing

• Rethinking I-94. MnDOT is carrying four alternatives (no build, maintenance, reduced freeway, reconfigured freeway) into a Tier 1 environmental study expected to take two to three years. The ReConnect Rondo land bridge is a separate effort; we found planning money for it but no construction funding (estimated at $450M+ in 2021). Treat it as a long shot, not a value driver. As of 2026-10 · Sources: talk.dot.state.mn.us, reconnectrondo.com