1210 Sherburne Ave

Saint Paul, MN · Hamline – Midway · Find the listing ↗

Far off

Asking price: $320,000
Monthly cash flow: −$965
Estimated rent: $2,100/mo
Break-even price: $138,768

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

1 bed / 1 bath (est.)$1,050 $900–$1,200
1 bed / 1 bath (est.)$1,050 $900–$1,200

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: $320,000
Monthly cash flow: −$965
Cash to close: $73,600
Cap rate: 2.8%
Cash-on-cash: −15.7%
DSCR: 0.43×
GRM: 12.7
Price per unit: $160,000
Price that breaks even: $138,768
Rent that breaks even: $3,337/mo
Cash flow turns positive: not within 30 years
Year 30: property vs stocks: $730K vs $1.42M

Monthly breakdown

Rent	$2,100
Vacancy (6%)	−$126
Collected	$1,974
Property tax Public record	−$486
Insurance Estimate	−$184
Water, sewer, trash Estimate	−$170
Lawn care ($120 × 6 mo ÷ 12)	−$60
Repairs (8% of rent)	−$168
Capital reserve (8% of rent)	−$168
Net operating income	$739
Mortgage (principal + interest)	−$1,703
Cash flow	−$965
Principal paid down (equity, not cash)	$217

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 $730K, stocks $1.42M. Stocks win.

How those totals add up

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$776,724
Minus 6% selling cost	−$46,603
Minus loan still owedTenants' rent paid down all $288,000 of principal by year 30	$0
Plus rental profits, invested at 7%$0 of profit by year 30, before investment growth	$0
What you'd walk away with	$730,121
If you put the same money in stocks
Cash to close ($41,600) invested at 7%	$316,670
Monthly shortfalls ($320,447 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,161,579
What you'd walk away with	$1,478,249
Building minus stocks	−$748,128

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$776,724
Minus 6% selling cost	−$46,603
Minus loan still owedTenants' rent paid down all $288,000 of principal by year 30	$0
Plus rental profits, invested at 7%$0 of profit by year 30, before investment growth	$0
What you'd walk away with	$730,121
If you put the same money in stocks
Cash to close ($41,600) invested at 7%	$316,670
Monthly shortfalls ($421,874 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,437,929
What you'd walk away with	$1,754,598
Building minus stocks	−$1,024,477

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$752,451
Minus 6% selling cost	−$45,147
Minus loan still owedTenants' rent paid down all $279,000 of principal by year 30	$0
Plus rental profits, invested at 7%$0 of profit by year 30, before investment growth	$0
What you'd walk away with	$707,304
If you put the same money in stocks
Cash to close ($40,300) invested at 7%	$306,774
Monthly shortfalls ($298,621 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,091,966
What you'd walk away with	$1,398,740
Building minus stocks	−$691,436

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$752,451
Minus 6% selling cost	−$45,147
Minus loan still owedTenants' rent paid down all $279,000 of principal by year 30	$0
Plus rental profits, invested at 7%$0 of profit by year 30, before investment growth	$0
What you'd walk away with	$707,304
If you put the same money in stocks
Cash to close ($40,300) invested at 7%	$306,774
Monthly shortfalls ($400,048 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,368,316
What you'd walk away with	$1,675,089
Building minus stocks	−$967,785

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$776,724
Minus 6% selling cost	−$46,603
Minus loan still owedTenants' rent paid down all $256,000 of principal by year 30	$0
Plus rental profits, invested at 7%$0 of profit by year 30, before investment growth	$0
What you'd walk away with	$730,121
If you put the same money in stocks
Cash to close ($73,600) invested at 7%	$560,262
Monthly shortfalls ($235,164 total by yr 30) investedThe money you'd have put into the building while it lost money	$864,560
What you'd walk away with	$1,424,822
Building minus stocks	−$694,701

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$776,724
Minus 6% selling cost	−$46,603
Minus loan still owedTenants' rent paid down all $256,000 of principal by year 30	$0
Plus rental profits, invested at 7%$0 of profit by year 30, before investment growth	$0
What you'd walk away with	$730,121
If you put the same money in stocks
Cash to close ($73,600) invested at 7%	$560,262
Monthly shortfalls ($336,591 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,140,910
What you'd walk away with	$1,701,172
Building minus stocks	−$971,051

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$752,451
Minus 6% selling cost	−$45,147
Minus loan still owedTenants' rent paid down all $248,000 of principal by year 30	$0
Plus rental profits, invested at 7%$0 of profit by year 30, before investment growth	$0
What you'd walk away with	$707,304
If you put the same money in stocks
Cash to close ($71,300) invested at 7%	$542,754
Monthly shortfalls ($216,003 total by yr 30) investedThe money you'd have put into the building while it lost money	$804,229
What you'd walk away with	$1,346,983
Building minus stocks	−$639,679

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$752,451
Minus 6% selling cost	−$45,147
Minus loan still owedTenants' rent paid down all $248,000 of principal by year 30	$0
Plus rental profits, invested at 7%$0 of profit by year 30, before investment growth	$0
What you'd walk away with	$707,304
If you put the same money in stocks
Cash to close ($71,300) invested at 7%	$542,754
Monthly shortfalls ($317,430 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,080,578
What you'd walk away with	$1,623,332
Building minus stocks	−$916,028

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$776,724
Minus 6% selling cost	−$46,603
Minus loan still owedTenants' rent paid down all $240,000 of principal by year 30	$0
Plus rental profits, invested at 7%$0 of profit by year 30, before investment growth	$0
What you'd walk away with	$730,121
If you put the same money in stocks
Cash to close ($89,600) invested at 7%	$682,058
Monthly shortfalls ($196,843 total by yr 30) investedThe money you'd have put into the building while it lost money	$743,898
What you'd walk away with	$1,425,956
Building minus stocks	−$695,835

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$776,724
Minus 6% selling cost	−$46,603
Minus loan still owedTenants' rent paid down all $240,000 of principal by year 30	$0
Plus rental profits, invested at 7%$0 of profit by year 30, before investment growth	$0
What you'd walk away with	$730,121
If you put the same money in stocks
Cash to close ($89,600) invested at 7%	$682,058
Monthly shortfalls ($298,270 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,020,247
What you'd walk away with	$1,702,305
Building minus stocks	−$972,184

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$752,451
Minus 6% selling cost	−$45,147
Minus loan still owedTenants' rent paid down all $232,500 of principal by year 30	$0
Plus rental profits, invested at 7%$0 of profit by year 30, before investment growth	$0
What you'd walk away with	$707,304
If you put the same money in stocks
Cash to close ($86,800) invested at 7%	$660,744
Monthly shortfalls ($178,879 total by yr 30) investedThe money you'd have put into the building while it lost money	$687,337
What you'd walk away with	$1,348,081
Building minus stocks	−$640,777

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$752,451
Minus 6% selling cost	−$45,147
Minus loan still owedTenants' rent paid down all $232,500 of principal by year 30	$0
Plus rental profits, invested at 7%$0 of profit by year 30, before investment growth	$0
What you'd walk away with	$707,304
If you put the same money in stocks
Cash to close ($86,800) invested at 7%	$660,744
Monthly shortfalls ($280,306 total by yr 30) investedThe money you'd have put into the building while it lost money	$963,687
What you'd walk away with	$1,624,431
Building minus stocks	−$917,127

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

mediumAsking is $181,232 above the price where cash flow breaks even ($138,768) at the default scenario. Based on: Derived: price $320,000 vs. break-even $138,768
low$432 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 342923140209: special assessments (payable 2026) = $432.50

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)	$5,828
Insurance / yr Estimateestimate. from units, square feet and age; get a quote	$2,206
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	1939
Market value (2026)	$288,400
Property tax, payable 2026	$5,828
Special assessments	$432
Homestead	no
Last sale	2020-06-08 · $200,000

Source: Ramsey County parcel records.

City rental certificate (CofO)

Residential 2 Units: 2 unit(s), A, status pending, renews 2027-10-15.

Nearest highway

I 94, about 505 m away.

Crime in Hamline – Midway

1,218 incidents in the last 12 months (101 per 1,000 residents), −3% vs. the year before. St. Paul police incidents, excluding proactive visits and community events.

Status history

2026-08-02New at $320,000