1204 E 7th St

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

Cash flows

Asking price: $469,000
Monthly cash flow: $429
Estimated rent: $6,000/mo
Break-even price: $549,667

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
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: $469,000
Monthly cash flow: $429
Cash to close: $107,870
Cap rate: 7.5%
Cash-on-cash: 4.8%
DSCR: 1.17×
GRM: 6.5
Price per unit: $117,250
Price that breaks even: $549,667
Rent that breaks even: $5,435/mo
Cash flow turns positive: year 1
Year 30: property vs stocks: $2.64M vs $821K

Monthly breakdown

Rent	$6,000
Vacancy (6%)	−$360
Collected	$5,640
Property tax Public record	−$831
Insurance Estimate	−$403
Water, sewer, trash Estimate	−$340
Lawn care ($120 × 6 mo ÷ 12)	−$60
Repairs (9% of rent)	−$540
Capital reserve (9% of rent)	−$540
Net operating income	$2,926
Mortgage (principal + interest)	−$2,496
Cash flow	$429
Principal paid down (equity, not cash)	$318

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 $2.64M, stocks $821K. The property wins.

How those totals add up

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,138,386
Minus 6% selling cost	−$68,303
Minus loan still owedTenants' rent paid down all $422,100 of principal by year 30	$0
Plus rental profits, invested at 7%$569,765 of profit by year 30, before investment growth	$1,153,176
What you'd walk away with	$2,223,259
If you put the same money in stocks
Cash to close ($60,970) invested at 7%	$464,119
Monthly shortfalls ($2,561 total by yr 30) investedThe money you'd have put into the building while it lost money	$17,845
What you'd walk away with	$481,964
Building minus stocks	$1,741,295

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,138,386
Minus 6% selling cost	−$68,303
Minus loan still owedTenants' rent paid down all $422,100 of principal by year 30	$0
Plus rental profits, invested at 7%$306,189 of profit by year 30, before investment growth	$530,624
What you'd walk away with	$1,600,707
If you put the same money in stocks
Cash to close ($60,970) invested at 7%	$464,119
Monthly shortfalls ($28,776 total by yr 30) investedThe money you'd have put into the building while it lost money	$184,863
What you'd walk away with	$648,982
Building minus stocks	$951,725

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,114,113
Minus 6% selling cost	−$66,847
Minus loan still owedTenants' rent paid down all $413,100 of principal by year 30	$0
Plus rental profits, invested at 7%$590,019 of profit by year 30, before investment growth	$1,211,971
What you'd walk away with	$2,259,237
If you put the same money in stocks
Cash to close ($59,670) invested at 7%	$454,223
Monthly shortfalls ($989 total by yr 30) investedThe money you'd have put into the building while it lost money	$7,026
What you'd walk away with	$461,250
Building minus stocks	$1,797,987

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,114,113
Minus 6% selling cost	−$66,847
Minus loan still owedTenants' rent paid down all $413,100 of principal by year 30	$0
Plus rental profits, invested at 7%$323,533 of profit by year 30, before investment growth	$572,929
What you'd walk away with	$1,620,195
If you put the same money in stocks
Cash to close ($59,670) invested at 7%	$454,223
Monthly shortfalls ($24,294 total by yr 30) investedThe money you'd have put into the building while it lost money	$157,555
What you'd walk away with	$611,778
Building minus stocks	$1,008,417

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,138,386
Minus 6% selling cost	−$68,303
Minus loan still owedTenants' rent paid down all $375,200 of principal by year 30	$0
Plus rental profits, invested at 7%$692,197 of profit by year 30, before investment growth	$1,570,650
What you'd walk away with	$2,640,732
If you put the same money in stocks
Cash to close ($107,870) invested at 7%	$821,134
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	$821,134
Building minus stocks	$1,819,598

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,138,386
Minus 6% selling cost	−$68,303
Minus loan still owedTenants' rent paid down all $375,200 of principal by year 30	$0
Plus rental profits, invested at 7%$403,512 of profit by year 30, before investment growth	$788,868
What you'd walk away with	$1,858,951
If you put the same money in stocks
Cash to close ($107,870) invested at 7%	$821,134
Monthly shortfalls ($1,106 total by yr 30) investedThe money you'd have put into the building while it lost money	$7,789
What you'd walk away with	$828,923
Building minus stocks	$1,030,028

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,114,113
Minus 6% selling cost	−$66,847
Minus loan still owedTenants' rent paid down all $367,200 of principal by year 30	$0
Plus rental profits, invested at 7%$711,358 of profit by year 30, before investment growth	$1,630,981
What you'd walk away with	$2,678,247
If you put the same money in stocks
Cash to close ($105,570) invested at 7%	$803,626
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	$803,626
Building minus stocks	$1,874,621

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,114,113
Minus 6% selling cost	−$66,847
Minus loan still owedTenants' rent paid down all $367,200 of principal by year 30	$0
Plus rental profits, invested at 7%$421,867 of profit by year 30, before investment growth	$843,547
What you'd walk away with	$1,890,814
If you put the same money in stocks
Cash to close ($105,570) invested at 7%	$803,626
Monthly shortfalls ($300 total by yr 30) investedThe money you'd have put into the building while it lost money	$2,137
What you'd walk away with	$805,763
Building minus stocks	$1,085,051

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,138,386
Minus 6% selling cost	−$68,303
Minus loan still owedTenants' rent paid down all $351,750 of principal by year 30	$0
Plus rental profits, invested at 7%$748,362 of profit by year 30, before investment growth	$1,747,495
What you'd walk away with	$2,817,578
If you put the same money in stocks
Cash to close ($131,320) invested at 7%	$999,641
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	$999,641
Building minus stocks	$1,817,937

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,138,386
Minus 6% selling cost	−$68,303
Minus loan still owedTenants' rent paid down all $351,750 of principal by year 30	$0
Plus rental profits, invested at 7%$458,571 of profit by year 30, before investment growth	$957,925
What you'd walk away with	$2,028,008
If you put the same money in stocks
Cash to close ($131,320) invested at 7%	$999,641
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	$999,641
Building minus stocks	$1,028,367

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,114,113
Minus 6% selling cost	−$66,847
Minus loan still owedTenants' rent paid down all $344,250 of principal by year 30	$0
Plus rental profits, invested at 7%$766,325 of profit by year 30, before investment growth	$1,804,056
What you'd walk away with	$2,851,323
If you put the same money in stocks
Cash to close ($128,520) invested at 7%	$978,327
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	$978,327
Building minus stocks	$1,872,996

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,114,113
Minus 6% selling cost	−$66,847
Minus loan still owedTenants' rent paid down all $344,250 of principal by year 30	$0
Plus rental profits, invested at 7%$476,534 of profit by year 30, before investment growth	$1,014,485
What you'd walk away with	$2,061,752
If you put the same money in stocks
Cash to close ($128,520) invested at 7%	$978,327
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	$978,327
Building minus stocks	$1,083,425

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

medium$1,049 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 282922440104: special assessments (payable 2026) = $1,048.68

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)	$9,973
Insurance / yr Estimateestimate. from units, square feet and age; get a quote	$4,840
Water, sewer, trash / mo Estimateestimate. $85/unit/mo, owner-paid	$340
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 1884: +1 pt capital reserve; 10 bedrooms: +1 pt repairs for wear	9% / 9%

County record Public record

Recorded as	apartments 4-6 rental units
Living units	4
Year built	1884
Market value (2026)	$475,500
Property tax, payable 2026	$9,973
Special assessments	$1,049
Homestead	no
Last sale	2021-09-30 · $470,000

Source: Ramsey County parcel records.

City rental certificate (CofO)

Residential 3+ Units: 4 unit(s), B, status pending, renews 2027-02-15.

Nearest highway

I 94, about 1568 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

2026-07-29Price cut at $469,000 (was $489,000) · from listing history
2026-07-29New at $469,000