St. Paul › North End

1176 Norton St

Saint Paul, MN · North End (South Como) · Find the listing ↗

Overpriced

Asking price: $335,000
Monthly cash flow: −$399
Estimated rent: $3,000/mo
Break-even price: $260,126

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 bath (est.)$1,650 $1,400–$1,900
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: $335,000
Monthly cash flow: −$399
Cash to close: $77,050
Cap rate: 5.0%
Cash-on-cash: −6.2%
DSCR: 0.78×
GRM: 9.3
Price per unit: $167,500
Price that breaks even: $260,126
Rent that breaks even: $3,511/mo
Cash flow turns positive: year 11
Year 30: property vs stocks: $965K vs $743K

Monthly breakdown

Rent	$3,000
Vacancy (6%)	−$180
Collected	$2,820
Property tax Public record	−$534
Insurance Estimate	−$191
Water, sewer, trash Estimate	−$170
Lawn care ($120 × 6 mo ÷ 12)	−$60
Repairs (8% of rent)	−$240
Capital reserve (8% of rent)	−$240
Net operating income	$1,385
Mortgage (principal + interest)	−$1,783
Cash flow	−$399
Principal paid down (equity, not cash)	$227

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 $965K, stocks $743K. The property wins.

How those totals add up

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$813,133
Minus 6% selling cost	−$48,788
Minus loan still owedTenants' rent paid down all $301,500 of principal by year 30	$0
Plus rental profits, invested at 7%$81,940 of profit by year 30, before investment growth	$113,952
What you'd walk away with	$878,297
If you put the same money in stocks
Cash to close ($43,550) invested at 7%	$331,514
Monthly shortfalls ($69,091 total by yr 30) investedThe money you'd have put into the building while it lost money	$380,390
What you'd walk away with	$711,904
Building minus stocks	$166,393

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$813,133
Minus 6% selling cost	−$48,788
Minus loan still owedTenants' rent paid down all $301,500 of principal by year 30	$0
Plus rental profits, invested at 7%$13,307 of profit by year 30, before investment growth	$14,980
What you'd walk away with	$779,325
If you put the same money in stocks
Cash to close ($43,550) invested at 7%	$331,514
Monthly shortfalls ($145,354 total by yr 30) investedThe money you'd have put into the building while it lost money	$676,203
What you'd walk away with	$1,007,717
Building minus stocks	−$228,392

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$788,860
Minus 6% selling cost	−$47,332
Minus loan still owedTenants' rent paid down all $292,500 of principal by year 30	$0
Plus rental profits, invested at 7%$93,279 of profit by year 30, before investment growth	$133,557
What you'd walk away with	$875,086
If you put the same money in stocks
Cash to close ($42,250) invested at 7%	$321,618
Monthly shortfalls ($58,605 total by yr 30) investedThe money you'd have put into the building while it lost money	$330,382
What you'd walk away with	$652,000
Building minus stocks	$223,086

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$788,860
Minus 6% selling cost	−$47,332
Minus loan still owedTenants' rent paid down all $292,500 of principal by year 30	$0
Plus rental profits, invested at 7%$18,513 of profit by year 30, before investment growth	$21,481
What you'd walk away with	$763,010
If you put the same money in stocks
Cash to close ($42,250) invested at 7%	$321,618
Monthly shortfalls ($128,734 total by yr 30) investedThe money you'd have put into the building while it lost money	$613,092
What you'd walk away with	$934,710
Building minus stocks	−$171,700

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$813,133
Minus 6% selling cost	−$48,788
Minus loan still owedTenants' rent paid down all $268,000 of principal by year 30	$0
Plus rental profits, invested at 7%$128,697 of profit by year 30, before investment growth	$200,970
What you'd walk away with	$965,314
If you put the same money in stocks
Cash to close ($77,050) invested at 7%	$586,524
Monthly shortfalls ($26,567 total by yr 30) investedThe money you'd have put into the building while it lost money	$156,466
What you'd walk away with	$742,990
Building minus stocks	$222,324

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$813,133
Minus 6% selling cost	−$48,788
Minus loan still owedTenants' rent paid down all $268,000 of principal by year 30	$0
Plus rental profits, invested at 7%$37,185 of profit by year 30, before investment growth	$46,980
What you'd walk away with	$811,325
If you put the same money in stocks
Cash to close ($77,050) invested at 7%	$586,524
Monthly shortfalls ($79,952 total by yr 30) investedThe money you'd have put into the building while it lost money	$397,262
What you'd walk away with	$983,787
Building minus stocks	−$172,462

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$788,860
Minus 6% selling cost	−$47,332
Minus loan still owedTenants' rent paid down all $260,000 of principal by year 30	$0
Plus rental profits, invested at 7%$141,724 of profit by year 30, before investment growth	$228,134
What you'd walk away with	$969,663
If you put the same money in stocks
Cash to close ($74,750) invested at 7%	$569,016
Monthly shortfalls ($20,434 total by yr 30) investedThe money you'd have put into the building while it lost money	$123,300
What you'd walk away with	$692,316
Building minus stocks	$277,347

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$788,860
Minus 6% selling cost	−$47,332
Minus loan still owedTenants' rent paid down all $260,000 of principal by year 30	$0
Plus rental profits, invested at 7%$44,818 of profit by year 30, before investment growth	$58,345
What you'd walk away with	$799,874
If you put the same money in stocks
Cash to close ($74,750) invested at 7%	$569,016
Monthly shortfalls ($68,423 total by yr 30) investedThe money you'd have put into the building while it lost money	$348,296
What you'd walk away with	$917,312
Building minus stocks	−$117,438

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$813,133
Minus 6% selling cost	−$48,788
Minus loan still owedTenants' rent paid down all $251,250 of principal by year 30	$0
Plus rental profits, invested at 7%$156,808 of profit by year 30, before investment growth	$261,188
What you'd walk away with	$1,025,533
If you put the same money in stocks
Cash to close ($93,800) invested at 7%	$714,030
Monthly shortfalls ($14,561 total by yr 30) investedThe money you'd have put into the building while it lost money	$90,366
What you'd walk away with	$804,396
Building minus stocks	$221,137

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$813,133
Minus 6% selling cost	−$48,788
Minus loan still owedTenants' rent paid down all $251,250 of principal by year 30	$0
Plus rental profits, invested at 7%$54,131 of profit by year 30, before investment growth	$72,974
What you'd walk away with	$837,319
If you put the same money in stocks
Cash to close ($93,800) invested at 7%	$714,030
Monthly shortfalls ($56,780 total by yr 30) investedThe money you'd have put into the building while it lost money	$296,938
What you'd walk away with	$1,010,967
Building minus stocks	−$173,648

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$788,860
Minus 6% selling cost	−$47,332
Minus loan still owedTenants' rent paid down all $243,750 of principal by year 30	$0
Plus rental profits, invested at 7%$170,467 of profit by year 30, before investment growth	$292,688
What you'd walk away with	$1,034,217
If you put the same money in stocks
Cash to close ($91,000) invested at 7%	$692,715
Monthly shortfalls ($10,257 total by yr 30) investedThe money you'd have put into the building while it lost money	$65,306
What you'd walk away with	$758,021
Building minus stocks	$276,196

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$788,860
Minus 6% selling cost	−$47,332
Minus loan still owedTenants' rent paid down all $243,750 of principal by year 30	$0
Plus rental profits, invested at 7%$62,847 of profit by year 30, before investment growth	$87,336
What you'd walk away with	$828,864
If you put the same money in stocks
Cash to close ($91,000) invested at 7%	$692,715
Monthly shortfalls ($47,533 total by yr 30) investedThe money you'd have put into the building while it lost money	$254,739
What you'd walk away with	$947,454
Building minus stocks	−$118,590

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

mediumNo rental certificate (CofO) on file in the city's data. Ask whether the building is licensed as a rental and when it was last inspected. Public record: St. Paul Certificate of Occupancy – Residential: no record for 1176 NORTON ST (dataset last updated mid-2025)
low$572 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 252923210132: special assessments (payable 2026) = $572.02

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)	$6,412
Insurance / yr Estimateestimate. from units, square feet and age; get a quote	$2,294
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. base rate	8% / 8%

County record Public record

Recorded as	two family dwelling - up/dwn
Living units	2
Year built	1965
Market value (2026)	$292,100
Property tax, payable 2026	$6,412
Special assessments	$572
Homestead	no
Last sale	2023-01-27 · $295,000

Source: Ramsey County parcel records.

City rental certificate (CofO)

No record in St. Paul Certificate of Occupancy – Residential (dataset last updated mid-2025).

Nearest highway

I 35E;US 10, about 2423 m away.

Crime in North End

1,364 incidents in the last 12 months (57 per 1,000 residents), +7% vs. the year before. St. Paul police incidents, excluding proactive visits and community events.

Status history

2026-08-03Price increase at $335,000 (was $325,000) · from listing history
2026-08-03New at $335,000