West Seventh – Fort Road
Includes West 7th, Irvine Park. St. Paul planning district. Every 2–4 unit listing here, run through the same numbers at 20% down and 7%.
Neighborhood profile
- Listings we track
- 5
- Median price per unit
- $183K
- Typical cash flow
- −$465 median per month, 20% down
- Crime, last 12 months
- 49 per 1,000 633 incidents · +5% vs. prior year
- Renter households
- 52%
- Median gross rent
- $1,426 all unit sizes
- Median household income
- $72K
- 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
Best cash flow now
Monthly cash flow at 20% down.
- 275 Western Ave S rough −$452/mo
- 1155 7th St W rough −$465/mo
- 416 Daly St rough −$660/mo
- 763 Tuscarora Ave −$694/mo
Best long-term
Year-30 wealth vs. the same money in stocks.
- 1155 7th St W rough 1.68× stocks
- 275 Western Ave S rough 1.38× stocks
- 416 Daly St rough 0.99× stocks
- 763 Tuscarora Ave 0.77× stocks
Value-add
Under-rented, needs work, or room to negotiate.
- 1155 7th St W rough The seller bought for $250,000 in Oct 2018, so they can take a lower offer and still come out well ahead.
- 275 Western Ave S rough The seller bought for $99,500 in Jan 2016, so they can take a lower offer and still come out well ahead.
- 763 Tuscarora Ave The seller bought for $70,240 in Aug 2013, so they can take a lower offer and still come out well ahead.
Proceed with caution
Decent numbers, serious flags.
Nothing here right now.
Promising, rents not yet verified
Ranked on a rough rent estimate from bedroom count. Treat these as leads, not conclusions.
- 1155 7th St W rough −$465/mo
- 275 Western Ave S rough −$452/mo
- 416 Daly St rough −$660/mo
Needs more info
Left out of the rankings until a data problem is resolved.
- 375 Erie St The county records 1 living unit (single family dwelling, platted lot), but this analysis counts 2. An extra unit may not be legal or licensed; confirm before counting its rent.
All listings
5 listings. Filter by price or units, or switch the down payment.
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1155 7th St W
$550,000 · 3 units · Rough rentsCash flow −$465/mo Cap 5.4% Break-even price $463K Yr 30 vs stocks 1.68× Positive in yr 8 -
Overpriced
275 Western Ave S
$399,000 · 2 units · Rough rentsCash flow −$452/mo Cap 5.0% Break-even price $314K Yr 30 vs stocks 1.38× Positive in yr 10 -
Overpriced
416 Daly St
$399,900 · 2 units · Rough rentsCash flow −$660/mo Cap 4.4% Break-even price $276K Yr 30 vs stocks 0.99× Positive in yr 16 -
Overpriced
763 Tuscarora Ave
$339,000 · 2 unitsCash flow −$694/mo Cap 3.9% Break-even price $209K Yr 30 vs stocks 0.77× Positive in yr 21Up/down, 1,741 sq ft, natural woodwork, stained glass, roof 8 yrs or newer.
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375 Erie St
$250,000 · 2 unitsCash flow −$79/mo Cap 6.0% Break-even price $235K Yr 30 vs stocks 2.12× Positive in yr 4Up/down, 1,440 sq ft, fresh paint, hardwoods, forced air, 200-amp service, roof 8 yrs or newer.
Needs more info: The county records 1 living unit (single family dwelling, platted lot), but this analysis counts 2. An extra unit may not be legal or licensed; confirm before counting its rent.
Monthly cash flow
What's changing
- J Line bus rapid transit on West 7th (planned). After the Riverview streetcar plan was dropped in 2024, the Met Council picked West 7th for the METRO J Line: arterial BRT from Union Depot to the airport and Mall of America, mostly in mixed traffic. Opening is targeted for the early 2030s, so it's not a reason to pay more today. As of 2026-01 · Sources: myvillager.com, startribune.com