1155 7th St W

Saint Paul, MN · West Seventh – Fort Road (West 7th, Irvine Park) · Find the listing ↗

Asking price: $550,000
Monthly cash flow: −$465
Estimated rent: $4,050/mo
Break-even price: $462,679

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 / 1.5 bath (est.)$1,350 $1,150–$1,550
2 bed / 1.5 bath (est.)$1,350 $1,150–$1,550
2 bed / 1.5 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: $550,000
Monthly cash flow: −$465
Cash to close: $126,500
Cap rate: 5.4%
Cash-on-cash: −4.4%
DSCR: 0.84×
GRM: 11.3
Price per unit: $183,333
Price that breaks even: $462,679
Rent that breaks even: $4,654/mo
Cash flow turns positive: year 8
Year 30: property vs stocks: $1.84M vs $1.09M

Monthly breakdown

Rent	$4,050
Vacancy (6%)	−$243
Collected	$3,807
Property tax Public record	−$38
Insurance Estimate	−$303
Water, sewer, trash Estimate	−$255
Lawn care ($120 × 6 mo ÷ 12)	−$60
Repairs (8% of rent)	−$324
Capital reserve (9% of rent)	−$364
Net operating income	$2,463
Mortgage (principal + interest)	−$2,927
Cash flow	−$465
Principal paid down (equity, not cash)	$372

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 $1.84M, stocks $1.09M. The property wins.

How those totals add up

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,334,994
Minus 6% selling cost	−$80,100
Minus loan still owedTenants' rent paid down all $495,000 of principal by year 30	$0
Plus rental profits, invested at 7%$247,327 of profit by year 30, before investment growth	$379,270
What you'd walk away with	$1,634,165
If you put the same money in stocks
Cash to close ($71,500) invested at 7%	$544,276
Monthly shortfalls ($73,708 total by yr 30) investedThe money you'd have put into the building while it lost money	$437,863
What you'd walk away with	$982,140
Building minus stocks	$652,025

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,334,994
Minus 6% selling cost	−$80,100
Minus loan still owedTenants' rent paid down all $495,000 of principal by year 30	$0
Plus rental profits, invested at 7%$118,795 of profit by year 30, before investment growth	$158,995
What you'd walk away with	$1,413,890
If you put the same money in stocks
Cash to close ($71,500) invested at 7%	$544,276
Monthly shortfalls ($140,784 total by yr 30) investedThe money you'd have put into the building while it lost money	$750,549
What you'd walk away with	$1,294,825
Building minus stocks	$119,065

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,310,722
Minus 6% selling cost	−$78,643
Minus loan still owedTenants' rent paid down all $486,000 of principal by year 30	$0
Plus rental profits, invested at 7%$261,368 of profit by year 30, before investment growth	$407,533
What you'd walk away with	$1,639,612
If you put the same money in stocks
Cash to close ($70,200) invested at 7%	$534,380
Monthly shortfalls ($65,922 total by yr 30) investedThe money you'd have put into the building while it lost money	$396,514
What you'd walk away with	$930,894
Building minus stocks	$708,718

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,310,722
Minus 6% selling cost	−$78,643
Minus loan still owedTenants' rent paid down all $486,000 of principal by year 30	$0
Plus rental profits, invested at 7%$128,854 of profit by year 30, before investment growth	$175,198
What you'd walk away with	$1,407,277
If you put the same money in stocks
Cash to close ($70,200) invested at 7%	$534,380
Monthly shortfalls ($129,018 total by yr 30) investedThe money you'd have put into the building while it lost money	$697,139
What you'd walk away with	$1,231,519
Building minus stocks	$175,758

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,334,994
Minus 6% selling cost	−$80,100
Minus loan still owedTenants' rent paid down all $440,000 of principal by year 30	$0
Plus rental profits, invested at 7%$340,584 of profit by year 30, before investment growth	$581,414
What you'd walk away with	$1,836,309
If you put the same money in stocks
Cash to close ($126,500) invested at 7%	$962,950
Monthly shortfalls ($20,384 total by yr 30) investedThe money you'd have put into the building while it lost money	$129,506
What you'd walk away with	$1,092,456
Building minus stocks	$743,853

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,334,994
Minus 6% selling cost	−$80,100
Minus loan still owedTenants' rent paid down all $440,000 of principal by year 30	$0
Plus rental profits, invested at 7%$188,317 of profit by year 30, before investment growth	$280,047
What you'd walk away with	$1,534,942
If you put the same money in stocks
Cash to close ($126,500) invested at 7%	$962,950
Monthly shortfalls ($63,727 total by yr 30) investedThe money you'd have put into the building while it lost money	$361,099
What you'd walk away with	$1,324,050
Building minus stocks	$210,892

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,310,722
Minus 6% selling cost	−$78,643
Minus loan still owedTenants' rent paid down all $432,000 of principal by year 30	$0
Plus rental profits, invested at 7%$355,792 of profit by year 30, before investment growth	$618,003
What you'd walk away with	$1,850,081
If you put the same money in stocks
Cash to close ($124,200) invested at 7%	$945,442
Monthly shortfalls ($16,432 total by yr 30) investedThe money you'd have put into the building while it lost money	$105,764
What you'd walk away with	$1,051,206
Building minus stocks	$798,875

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,310,722
Minus 6% selling cost	−$78,643
Minus loan still owedTenants' rent paid down all $432,000 of principal by year 30	$0
Plus rental profits, invested at 7%$199,942 of profit by year 30, before investment growth	$302,196
What you'd walk away with	$1,534,275
If you put the same money in stocks
Cash to close ($124,200) invested at 7%	$945,442
Monthly shortfalls ($56,191 total by yr 30) investedThe money you'd have put into the building while it lost money	$322,917
What you'd walk away with	$1,268,360
Building minus stocks	$265,915

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,334,994
Minus 6% selling cost	−$80,100
Minus loan still owedTenants' rent paid down all $412,500 of principal by year 30	$0
Plus rental profits, invested at 7%$394,411 of profit by year 30, before investment growth	$714,996
What you'd walk away with	$1,969,891
If you put the same money in stocks
Cash to close ($154,000) invested at 7%	$1,172,287
Monthly shortfalls ($8,347 total by yr 30) investedThe money you'd have put into the building while it lost money	$55,699
What you'd walk away with	$1,227,987
Building minus stocks	$741,904

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,334,994
Minus 6% selling cost	−$80,100
Minus loan still owedTenants' rent paid down all $412,500 of principal by year 30	$0
Plus rental profits, invested at 7%$230,253 of profit by year 30, before investment growth	$363,032
What you'd walk away with	$1,617,927
If you put the same money in stocks
Cash to close ($154,000) invested at 7%	$1,172,287
Monthly shortfalls ($39,797 total by yr 30) investedThe money you'd have put into the building while it lost money	$236,696
What you'd walk away with	$1,408,983
Building minus stocks	$208,944

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,310,722
Minus 6% selling cost	−$78,643
Minus loan still owedTenants' rent paid down all $405,000 of principal by year 30	$0
Plus rental profits, invested at 7%$409,979 of profit by year 30, before investment growth	$756,117
What you'd walk away with	$1,988,196
If you put the same money in stocks
Cash to close ($151,200) invested at 7%	$1,150,973
Monthly shortfalls ($5,951 total by yr 30) investedThe money you'd have put into the building while it lost money	$40,261
What you'd walk away with	$1,191,233
Building minus stocks	$796,963

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,310,722
Minus 6% selling cost	−$78,643
Minus loan still owedTenants' rent paid down all $405,000 of principal by year 30	$0
Plus rental profits, invested at 7%$242,629 of profit by year 30, before investment growth	$389,132
What you'd walk away with	$1,621,210
If you put the same money in stocks
Cash to close ($151,200) invested at 7%	$1,150,973
Monthly shortfalls ($34,211 total by yr 30) investedThe money you'd have put into the building while it lost money	$206,235
What you'd walk away with	$1,357,208
Building minus stocks	$264,002

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

mediumFire-inspection grade C: more deficiencies than typical; expect more frequent inspections and repair orders. Public record: St. Paul Certificate of Occupancy – Residential: 1155 7TH ST W, grade/tier=C, status=Pending
low$529 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 112823420215: special assessments (payable 2026) = $528.88

Opportunities

The seller bought for $250,000 in Oct 2018, so they can take a lower offer and still come out well ahead. Public record: Ramsey County parcel 112823420215: last sale 2018-10-01, $250,000

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)	$461
Insurance / yr Estimateestimate. from units, square feet and age; get a quote	$3,630
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 1888: +1 pt capital reserve	8% / 9%

County record Public record

Recorded as	residential, vacant land, lot
Living units	3
Year built	—
Market value (2026)	$32,000
Property tax, payable 2026	$461
Special assessments	$529
Homestead	no
Last sale	2018-10-01 · $250,000

Source: Ramsey County parcel records.

City rental certificate (CofO)

Residential 3+ Units: 3 unit(s), C, status pending, renews 2025-08-14.

Nearest highway

Shepard Road, about 455 m away.

Crime in West Seventh – Fort Road

633 incidents in the last 12 months (49 per 1,000 residents), +5% vs. the year before. St. Paul police incidents, excluding proactive visits and community events.

Status history

2026-07-10New at $550,000