St. Paul › Como Park

1062 Front Ave

Saint Paul, MN · Como Park · Listing office ↗ · Find the listing ↗

Far off

Asking price: $405,000
Monthly cash flow: −$1,189
Estimated rent: $2,700/mo
Break-even price: $181,644

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: $405,000
Monthly cash flow: −$1,189
Cash to close: $93,150
Cap rate: 2.9%
Cash-on-cash: −15.3%
DSCR: 0.45×
GRM: 12.5
Price per unit: $202,500
Price that breaks even: $181,644
Rent that breaks even: $4,244/mo
Cash flow turns positive: not within 30 years
Year 30: property vs stocks: $924K vs $1.75M

Monthly breakdown

Rent	$2,700
Vacancy (6%)	−$162
Collected	$2,538
Property tax Estimate	−$668
Insurance Estimate	−$214
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	$967
Mortgage (principal + interest)	−$2,156
Cash flow	−$1,189
Principal paid down (equity, not cash)	$274

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 $924K, stocks $1.75M. Stocks win.

How those totals add up

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$983,041
Minus 6% selling cost	−$58,982
Minus loan still owedTenants' rent paid down all $364,500 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	$924,059
If you put the same money in stocks
Cash to close ($52,650) invested at 7%	$400,785
Monthly shortfalls ($386,020 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,417,919
What you'd walk away with	$1,818,704
Building minus stocks	−$894,645

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$983,041
Minus 6% selling cost	−$58,982
Minus loan still owedTenants' rent paid down all $364,500 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	$924,059
If you put the same money in stocks
Cash to close ($52,650) invested at 7%	$400,785
Monthly shortfalls ($516,426 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,773,226
What you'd walk away with	$2,174,011
Building minus stocks	−$1,249,952

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$958,769
Minus 6% selling cost	−$57,526
Minus loan still owedTenants' rent paid down all $355,500 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	$901,243
If you put the same money in stocks
Cash to close ($51,350) invested at 7%	$390,889
Monthly shortfalls ($364,194 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,348,306
What you'd walk away with	$1,739,195
Building minus stocks	−$837,952

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$958,769
Minus 6% selling cost	−$57,526
Minus loan still owedTenants' rent paid down all $355,500 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	$901,243
If you put the same money in stocks
Cash to close ($51,350) invested at 7%	$390,889
Monthly shortfalls ($494,600 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,703,613
What you'd walk away with	$2,094,502
Building minus stocks	−$1,193,259

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$983,041
Minus 6% selling cost	−$58,982
Minus loan still owedTenants' rent paid down all $324,000 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	$924,059
If you put the same money in stocks
Cash to close ($93,150) invested at 7%	$709,082
Monthly shortfalls ($278,084 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,042,005
What you'd walk away with	$1,751,086
Building minus stocks	−$827,027

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$983,041
Minus 6% selling cost	−$58,982
Minus loan still owedTenants' rent paid down all $324,000 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	$924,059
If you put the same money in stocks
Cash to close ($93,150) invested at 7%	$709,082
Monthly shortfalls ($408,490 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,397,311
What you'd walk away with	$2,106,393
Building minus stocks	−$1,182,334

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$958,769
Minus 6% selling cost	−$57,526
Minus loan still owedTenants' rent paid down all $316,000 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	$901,243
If you put the same money in stocks
Cash to close ($90,850) invested at 7%	$691,573
Monthly shortfalls ($258,923 total by yr 30) investedThe money you'd have put into the building while it lost money	$981,673
What you'd walk away with	$1,673,247
Building minus stocks	−$772,004

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$958,769
Minus 6% selling cost	−$57,526
Minus loan still owedTenants' rent paid down all $316,000 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	$901,243
If you put the same money in stocks
Cash to close ($90,850) invested at 7%	$691,573
Monthly shortfalls ($389,329 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,336,980
What you'd walk away with	$2,028,553
Building minus stocks	−$1,127,310

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$983,041
Minus 6% selling cost	−$58,982
Minus loan still owedTenants' rent paid down all $303,750 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	$924,059
If you put the same money in stocks
Cash to close ($113,400) invested at 7%	$863,230
Monthly shortfalls ($229,583 total by yr 30) investedThe money you'd have put into the building while it lost money	$889,291
What you'd walk away with	$1,752,521
Building minus stocks	−$828,462

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$983,041
Minus 6% selling cost	−$58,982
Minus loan still owedTenants' rent paid down all $303,750 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	$924,059
If you put the same money in stocks
Cash to close ($113,400) invested at 7%	$863,230
Monthly shortfalls ($359,989 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,244,598
What you'd walk away with	$2,107,828
Building minus stocks	−$1,183,769

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$958,769
Minus 6% selling cost	−$57,526
Minus loan still owedTenants' rent paid down all $296,250 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	$901,243
If you put the same money in stocks
Cash to close ($110,600) invested at 7%	$841,915
Monthly shortfalls ($211,620 total by yr 30) investedThe money you'd have put into the building while it lost money	$832,731
What you'd walk away with	$1,674,646
Building minus stocks	−$773,403

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$958,769
Minus 6% selling cost	−$57,526
Minus loan still owedTenants' rent paid down all $296,250 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	$901,243
If you put the same money in stocks
Cash to close ($110,600) invested at 7%	$841,915
Monthly shortfalls ($342,026 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,188,037
What you'd walk away with	$2,029,953
Building minus stocks	−$1,128,710

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

mediumThe seller is homesteaded, so the current tax bill is lower than what an investor will pay. We use an estimated non-homestead tax instead. Public record: Ramsey County parcel 262923320085: homestead=Y
mediumAsking is $223,356 above the price where cash flow breaks even ($181,644) at the default scenario. Based on: Derived: price $405,000 vs. break-even $181,644
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 262923320085: special assessments (payable 2026) = $432.50
lowChanged hands in Jun 2026; the county record doesn't show a price. Ask what the seller paid and what changed since. Public record: Ramsey County parcel 262923320085: last sale 2026-06-21

Opportunities

None found.

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 Estimateestimate. Seller is homesteaded; an investor pays the non-homestead rate. $382,100 market value × 2.10% (median for non-homestead duplexes/triplexes in the city).	$8,014
Insurance / yr Estimateestimate. from units, square feet and age; get a quote	$2,572
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 1895: +1 pt capital reserve	8% / 9%

County record Public record

Recorded as	two family dwelling - up/dwn
Living units	2
Year built	1895
Market value (2026)	$382,100
Property tax, payable 2026	$6,950
Special assessments	$432
Homestead	yes
Last sale	2026-06-21

Source: Ramsey County parcel records.

City rental certificate (CofO)

Residential 2 Units: 2 unit(s), B, status renewal due, renews 2024-08-06.

Nearest highway

I 94, about 2013 m away.

Crime in Como Park

437 incidents in the last 12 months (27 per 1,000 residents), −8% vs. the year before. St. Paul police incidents, excluding proactive visits and community events.

Status history

2026-08-14New at $405,000