1113 Edgerton St

Saint Paul, MN · Payne – Phalen (Railroad Island) · Listing office ↗ · Find the listing ↗

Cash flows

Asking price: $535,000
Monthly cash flow: $152
Estimated rent: $4,950/mo
Break-even price: $563,496

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

3 bed / 1.5 bath (est.)$1,650 $1,400–$1,900
3 bed / 1.5 bath (est.)$1,650 $1,400–$1,900
3 bed / 1.5 bath (est.)$1,650 $1,400–$1,900

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: $535,000
Monthly cash flow: $152
Cash to close: $123,050
Cap rate: 6.7%
Cash-on-cash: 1.5%
DSCR: 1.05×
GRM: 9.0
Price per unit: $178,333
Price that breaks even: $563,496
Rent that breaks even: $4,750/mo
Cash flow turns positive: year 1
Year 30: property vs stocks: $2.59M vs $937K

Monthly breakdown

Rent	$4,950
Vacancy (6%)	−$297
Collected	$4,653
Property tax Public record	−$139
Insurance Estimate	−$309
Water, sewer, trash Estimate	−$255
Lawn care ($120 × 6 mo ÷ 12)	−$60
Repairs (9% of rent)	−$446
Capital reserve (9% of rent)	−$446
Net operating income	$2,999
Mortgage (principal + interest)	−$2,847
Cash flow	$152
Principal paid down (equity, not cash)	$362

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 $2.59M, stocks $937K. The property wins.

How those totals add up

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,298,585
Minus 6% selling cost	−$77,915
Minus loan still owedTenants' rent paid down all $481,500 of principal by year 30	$0
Plus rental profits, invested at 7%$525,436 of profit by year 30, before investment growth	$988,525
What you'd walk away with	$2,209,195
If you put the same money in stocks
Cash to close ($69,550) invested at 7%	$529,432
Monthly shortfalls ($17,928 total by yr 30) investedThe money you'd have put into the building while it lost money	$117,880
What you'd walk away with	$647,312
Building minus stocks	$1,561,883

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,298,585
Minus 6% selling cost	−$77,915
Minus loan still owedTenants' rent paid down all $481,500 of principal by year 30	$0
Plus rental profits, invested at 7%$316,515 of profit by year 30, before investment growth	$518,910
What you'd walk away with	$1,739,580
If you put the same money in stocks
Cash to close ($69,550) invested at 7%	$529,432
Monthly shortfalls ($48,084 total by yr 30) investedThe money you'd have put into the building while it lost money	$299,660
What you'd walk away with	$829,093
Building minus stocks	$910,487

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,274,313
Minus 6% selling cost	−$76,459
Minus loan still owedTenants' rent paid down all $472,500 of principal by year 30	$0
Plus rental profits, invested at 7%$544,118 of profit by year 30, before investment growth	$1,037,871
What you'd walk away with	$2,235,725
If you put the same money in stocks
Cash to close ($68,250) invested at 7%	$519,536
Monthly shortfalls ($14,784 total by yr 30) investedThe money you'd have put into the building while it lost money	$97,612
What you'd walk away with	$617,149
Building minus stocks	$1,618,576

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,274,313
Minus 6% selling cost	−$76,459
Minus loan still owedTenants' rent paid down all $472,500 of principal by year 30	$0
Plus rental profits, invested at 7%$332,322 of profit by year 30, before investment growth	$554,122
What you'd walk away with	$1,751,976
If you put the same money in stocks
Cash to close ($68,250) invested at 7%	$519,536
Monthly shortfalls ($42,066 total by yr 30) investedThe money you'd have put into the building while it lost money	$265,259
What you'd walk away with	$784,796
Building minus stocks	$967,180

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,298,585
Minus 6% selling cost	−$77,915
Minus loan still owedTenants' rent paid down all $428,000 of principal by year 30	$0
Plus rental profits, invested at 7%$650,090 of profit by year 30, before investment growth	$1,367,224
What you'd walk away with	$2,587,894
If you put the same money in stocks
Cash to close ($123,050) invested at 7%	$936,688
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	$936,688
Building minus stocks	$1,651,206

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,298,585
Minus 6% selling cost	−$77,915
Minus loan still owedTenants' rent paid down all $428,000 of principal by year 30	$0
Plus rental profits, invested at 7%$418,434 of profit by year 30, before investment growth	$765,646
What you'd walk away with	$1,986,316
If you put the same money in stocks
Cash to close ($123,050) invested at 7%	$936,688
Monthly shortfalls ($7,422 total by yr 30) investedThe money you'd have put into the building while it lost money	$49,817
What you'd walk away with	$986,505
Building minus stocks	$999,811

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,274,313
Minus 6% selling cost	−$76,459
Minus loan still owedTenants' rent paid down all $420,000 of principal by year 30	$0
Plus rental profits, invested at 7%$669,251 of profit by year 30, before investment growth	$1,427,555
What you'd walk away with	$2,625,409
If you put the same money in stocks
Cash to close ($120,750) invested at 7%	$919,180
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	$919,180
Building minus stocks	$1,706,229

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,274,313
Minus 6% selling cost	−$76,459
Minus loan still owedTenants' rent paid down all $420,000 of principal by year 30	$0
Plus rental profits, invested at 7%$435,198 of profit by year 30, before investment growth	$810,428
What you'd walk away with	$2,008,282
If you put the same money in stocks
Cash to close ($120,750) invested at 7%	$919,180
Monthly shortfalls ($5,025 total by yr 30) investedThe money you'd have put into the building while it lost money	$34,269
What you'd walk away with	$953,449
Building minus stocks	$1,054,833

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,298,585
Minus 6% selling cost	−$77,915
Minus loan still owedTenants' rent paid down all $401,250 of principal by year 30	$0
Plus rental profits, invested at 7%$714,159 of profit by year 30, before investment growth	$1,568,956
What you'd walk away with	$2,789,627
If you put the same money in stocks
Cash to close ($149,800) invested at 7%	$1,140,316
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	$1,140,316
Building minus stocks	$1,649,311

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,298,585
Minus 6% selling cost	−$77,915
Minus loan still owedTenants' rent paid down all $401,250 of principal by year 30	$0
Plus rental profits, invested at 7%$476,337 of profit by year 30, before investment growth	$926,410
What you'd walk away with	$2,147,080
If you put the same money in stocks
Cash to close ($149,800) invested at 7%	$1,140,316
Monthly shortfalls ($1,256 total by yr 30) investedThe money you'd have put into the building while it lost money	$8,849
What you'd walk away with	$1,149,165
Building minus stocks	$997,915

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,274,313
Minus 6% selling cost	−$76,459
Minus loan still owedTenants' rent paid down all $393,750 of principal by year 30	$0
Plus rental profits, invested at 7%$732,122 of profit by year 30, before investment growth	$1,625,517
What you'd walk away with	$2,823,371
If you put the same money in stocks
Cash to close ($147,000) invested at 7%	$1,119,001
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	$1,119,001
Building minus stocks	$1,704,370

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,274,313
Minus 6% selling cost	−$76,459
Minus loan still owedTenants' rent paid down all $393,750 of principal by year 30	$0
Plus rental profits, invested at 7%$493,515 of profit by year 30, before investment growth	$977,471
What you'd walk away with	$2,175,325
If you put the same money in stocks
Cash to close ($147,000) invested at 7%	$1,119,001
Monthly shortfalls ($471 total by yr 30) investedThe money you'd have put into the building while it lost money	$3,350
What you'd walk away with	$1,122,351
Building minus stocks	$1,052,974

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

mediumBought for $400,000 in Feb 2025; asking is 34% more 19 months later. Ask what was done to justify the jump. Public record: Ramsey County parcel 292922210088: last sale 2025-02-27, $400,000
low$649 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 292922210088: special assessments (payable 2026) = $648.76

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 Public recordRamsey County record, payable 2026 (non-homestead)	$1,669
Insurance / yr Estimateestimate. from units, square feet and age; get a quote	$3,705
Water, sewer, trash / mo Estimateestimate. $85/unit/mo, owner-paid	$255
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 1906: +1 pt capital reserve; 9 bedrooms: +1 pt repairs for wear	9% / 9%

County record Public record

Recorded as	three family dwelling, platted lot
Living units	3
Year built	1906
Market value (2026)	$387,600
Property tax, payable 2026	$1,669
Special assessments	$649
Homestead	no
Last sale	2025-02-27 · $400,000

Source: Ramsey County parcel records.

City rental certificate (CofO)

Residential 3+ Units: 4 unit(s), A, status pending, renews 2026-03-11.

Nearest highway

I 35E;US 10, about 948 m away.

Crime in Payne – Phalen

1,694 incidents in the last 12 months (51 per 1,000 residents), −10% vs. the year before. St. Paul police incidents, excluding proactive visits and community events.

Status history

2026-09-05New at $535,000