1195 Bush Ave

Saint Paul, MN · Dayton's Bluff · Find the listing ↗

Asking price: $420,000
Monthly cash flow: −$419
Estimated rent: $3,300/mo
Break-even price: $341,209

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
3 bed / 1 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: Likely exempt (built after 2004); confirm the first CofO date.

Price: $420,000
Monthly cash flow: −$419
Cash to close: $96,600
Cap rate: 5.2%
Cash-on-cash: −5.2%
DSCR: 0.81×
GRM: 10.6
Price per unit: $210,000
Price that breaks even: $341,209
Rent that breaks even: $3,838/mo
Cash flow turns positive: year 9
Year 30: property vs stocks: $1.32M vs $872K

Monthly breakdown

Rent	$3,300
Vacancy (6%)	−$198
Collected	$3,102
Property tax Public record	−$324
Insurance Estimate	−$204
Water, sewer, trash Estimate	−$170
Lawn care ($120 × 6 mo ÷ 12)	−$60
Repairs (8% of rent)	−$264
Capital reserve (8% of rent)	−$264
Net operating income	$1,816
Mortgage (principal + interest)	−$2,235
Cash flow	−$419
Principal paid down (equity, not cash)	$284

Cash flow each year

Rents +3%/yr, 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 $1.32M, stocks $872K. The property wins.

How those totals add up

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,019,450
Minus 6% selling cost	−$61,167
Minus loan still owedTenants' rent paid down all $378,000 of principal by year 30	$0
Plus rental profits, invested at 7%$151,226 of profit by year 30, before investment growth	$223,030
What you'd walk away with	$1,181,313
If you put the same money in stocks
Cash to close ($54,600) invested at 7%	$415,629
Monthly shortfalls ($67,923 total by yr 30) investedThe money you'd have put into the building while it lost money	$391,698
What you'd walk away with	$807,327
Building minus stocks	$373,986

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,019,450
Minus 6% selling cost	−$61,167
Minus loan still owedTenants' rent paid down all $378,000 of principal by year 30	$0
Plus rental profits, invested at 7%$56,704 of profit by year 30, before investment growth	$71,429
What you'd walk away with	$1,029,712
If you put the same money in stocks
Cash to close ($54,600) invested at 7%	$415,629
Monthly shortfalls ($132,786 total by yr 30) investedThe money you'd have put into the building while it lost money	$674,361
What you'd walk away with	$1,089,990
Building minus stocks	−$60,278

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$995,178
Minus 6% selling cost	−$59,711
Minus loan still owedTenants' rent paid down all $369,000 of principal by year 30	$0
Plus rental profits, invested at 7%$164,177 of profit by year 30, before investment growth	$247,519
What you'd walk away with	$1,182,986
If you put the same money in stocks
Cash to close ($53,300) invested at 7%	$405,733
Monthly shortfalls ($59,048 total by yr 30) investedThe money you'd have put into the building while it lost money	$346,574
What you'd walk away with	$752,307
Building minus stocks	$430,679

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$995,178
Minus 6% selling cost	−$59,711
Minus loan still owedTenants' rent paid down all $369,000 of principal by year 30	$0
Plus rental profits, invested at 7%$65,135 of profit by year 30, before investment growth	$83,880
What you'd walk away with	$1,019,347
If you put the same money in stocks
Cash to close ($53,300) invested at 7%	$405,733
Monthly shortfalls ($119,391 total by yr 30) investedThe money you'd have put into the building while it lost money	$617,199
What you'd walk away with	$1,022,932
Building minus stocks	−$3,585

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,019,450
Minus 6% selling cost	−$61,167
Minus loan still owedTenants' rent paid down all $336,000 of principal by year 30	$0
Plus rental profits, invested at 7%$217,498 of profit by year 30, before investment growth	$358,244
What you'd walk away with	$1,316,527
If you put the same money in stocks
Cash to close ($96,600) invested at 7%	$735,344
Monthly shortfalls ($22,261 total by yr 30) investedThe money you'd have put into the building while it lost money	$137,075
What you'd walk away with	$872,419
Building minus stocks	$444,108

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,019,450
Minus 6% selling cost	−$61,167
Minus loan still owedTenants' rent paid down all $336,000 of principal by year 30	$0
Plus rental profits, invested at 7%$101,658 of profit by year 30, before investment growth	$142,642
What you'd walk away with	$1,100,925
If you put the same money in stocks
Cash to close ($96,600) invested at 7%	$735,344
Monthly shortfalls ($65,807 total by yr 30) investedThe money you'd have put into the building while it lost money	$355,737
What you'd walk away with	$1,091,081
Building minus stocks	$9,844

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$995,178
Minus 6% selling cost	−$59,711
Minus loan still owedTenants' rent paid down all $328,000 of principal by year 30	$0
Plus rental profits, invested at 7%$231,779 of profit by year 30, before investment growth	$390,564
What you'd walk away with	$1,326,031
If you put the same money in stocks
Cash to close ($94,300) invested at 7%	$717,836
Monthly shortfalls ($17,382 total by yr 30) investedThe money you'd have put into the building while it lost money	$109,063
What you'd walk away with	$826,899
Building minus stocks	$499,132

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$995,178
Minus 6% selling cost	−$59,711
Minus loan still owedTenants' rent paid down all $328,000 of principal by year 30	$0
Plus rental profits, invested at 7%$111,907 of profit by year 30, before investment growth	$160,541
What you'd walk away with	$1,096,008
If you put the same money in stocks
Cash to close ($94,300) invested at 7%	$717,836
Monthly shortfalls ($56,894 total by yr 30) investedThe money you'd have put into the building while it lost money	$313,304
What you'd walk away with	$1,031,140
Building minus stocks	$64,868

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,019,450
Minus 6% selling cost	−$61,167
Minus loan still owedTenants' rent paid down all $315,000 of principal by year 30	$0
Plus rental profits, invested at 7%$256,204 of profit by year 30, before investment growth	$448,645
What you'd walk away with	$1,406,928
If you put the same money in stocks
Cash to close ($117,600) invested at 7%	$895,201
Monthly shortfalls ($10,670 total by yr 30) investedThe money you'd have put into the building while it lost money	$69,107
What you'd walk away with	$964,308
Building minus stocks	$442,620

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,019,450
Minus 6% selling cost	−$61,167
Minus loan still owedTenants' rent paid down all $315,000 of principal by year 30	$0
Plus rental profits, invested at 7%$129,921 of profit by year 30, before investment growth	$193,719
What you'd walk away with	$1,152,002
If you put the same money in stocks
Cash to close ($117,600) invested at 7%	$895,201
Monthly shortfalls ($43,772 total by yr 30) investedThe money you'd have put into the building while it lost money	$248,444
What you'd walk away with	$1,143,645
Building minus stocks	$8,357

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$995,178
Minus 6% selling cost	−$59,711
Minus loan still owedTenants' rent paid down all $307,500 of principal by year 30	$0
Plus rental profits, invested at 7%$271,030 of profit by year 30, before investment growth	$485,791
What you'd walk away with	$1,421,258
If you put the same money in stocks
Cash to close ($114,800) invested at 7%	$873,887
Monthly shortfalls ($7,533 total by yr 30) investedThe money you'd have put into the building while it lost money	$49,692
What you'd walk away with	$923,579
Building minus stocks	$497,679

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$995,178
Minus 6% selling cost	−$59,711
Minus loan still owedTenants' rent paid down all $307,500 of principal by year 30	$0
Plus rental profits, invested at 7%$140,989 of profit by year 30, before investment growth	$215,058
What you'd walk away with	$1,150,525
If you put the same money in stocks
Cash to close ($114,800) invested at 7%	$873,887
Monthly shortfalls ($36,877 total by yr 30) investedThe money you'd have put into the building while it lost money	$213,223
What you'd walk away with	$1,087,109
Building minus stocks	$63,416

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 1195 BUSH AVE (dataset last updated mid-2025)
mediumBought for $35,500 in Dec 2023; asking is 1083% more 33 months later. Ask what was done to justify the jump. Public record: Ramsey County parcel 282922440144: last sale 2023-12-29, $35,500
low$373 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 282922440144: special assessments (payable 2026) = $372.72

Opportunities

Long time on market: room to negotiate. Based on: Listing data: 197 days on market

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)	$3,885
Insurance / yr Estimateestimate. from units, square feet and age; get a quote	$2,450
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	2024
Market value (2026)	$530,300
Property tax, payable 2026	$3,885
Special assessments	$373
Homestead	no
Last sale	2023-12-29 · $35,500

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 94, about 1430 m away.

Crime in Dayton's Bluff

971 incidents in the last 12 months (52 per 1,000 residents), −6% vs. the year before. St. Paul police incidents, excluding proactive visits and community events.

Status history

2026-03-19New at $420,000