1432 Goodrich Ave

Saint Paul, MN · Macalester – Groveland · Listing office ↗ · Find the listing ↗

Far off

Asking price: $629,000
Monthly cash flow: −$2,596
Estimated rent: $2,700/mo
Break-even price: $141,281

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 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: $629,000
Monthly cash flow: −$2,596
Cash to close: $144,670
Cap rate: 1.4%
Cash-on-cash: −21.5%
DSCR: 0.22×
GRM: 19.4
Price per unit: $314,500
Price that breaks even: $141,281
Rent that breaks even: $6,028/mo
Cash flow turns positive: not within 30 years
Year 30: property vs stocks: $1.44M vs $3.85M

Monthly breakdown

Rent	$2,700
Vacancy (6%)	−$162
Collected	$2,538
Property tax Public record	−$911
Insurance Estimate	−$213
Water, sewer, trash Estimate	−$170
Lawn care ($120 × 6 mo ÷ 12)	−$60
Repairs (8% of rent)	−$216
Capital reserve (8% of rent)	−$216
Net operating income	$752
Mortgage (principal + interest)	−$3,348
Cash flow	−$2,596
Principal paid down (equity, not cash)	$426

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 $1.44M, stocks $3.85M. Stocks win.

How those totals add up

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,526,748
Minus 6% selling cost	−$91,605
Minus loan still owedTenants' rent paid down all $566,100 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	$1,435,143
If you put the same money in stocks
Cash to close ($81,770) invested at 7%	$622,454
Monthly shortfalls ($1,009,308 total by yr 30) investedThe money you'd have put into the building while it lost money	$3,333,683
What you'd walk away with	$3,956,137
Building minus stocks	−$2,520,994

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,526,748
Minus 6% selling cost	−$91,605
Minus loan still owedTenants' rent paid down all $566,100 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	$1,435,143
If you put the same money in stocks
Cash to close ($81,770) invested at 7%	$622,454
Monthly shortfalls ($1,139,714 total by yr 30) investedThe money you'd have put into the building while it lost money	$3,688,990
What you'd walk away with	$4,311,444
Building minus stocks	−$2,876,301

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,502,475
Minus 6% selling cost	−$90,149
Minus loan still owedTenants' rent paid down all $557,100 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	$1,412,327
If you put the same money in stocks
Cash to close ($80,470) invested at 7%	$612,558
Monthly shortfalls ($987,482 total by yr 30) investedThe money you'd have put into the building while it lost money	$3,264,070
What you'd walk away with	$3,876,628
Building minus stocks	−$2,464,301

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,502,475
Minus 6% selling cost	−$90,149
Minus loan still owedTenants' rent paid down all $557,100 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	$1,412,327
If you put the same money in stocks
Cash to close ($80,470) invested at 7%	$612,558
Monthly shortfalls ($1,117,888 total by yr 30) investedThe money you'd have put into the building while it lost money	$3,619,377
What you'd walk away with	$4,231,935
Building minus stocks	−$2,819,608

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,526,748
Minus 6% selling cost	−$91,605
Minus loan still owedTenants' rent paid down all $503,200 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	$1,435,143
If you put the same money in stocks
Cash to close ($144,670) invested at 7%	$1,101,265
Monthly shortfalls ($841,674 total by yr 30) investedThe money you'd have put into the building while it lost money	$2,749,855
What you'd walk away with	$3,851,120
Building minus stocks	−$2,415,977

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,526,748
Minus 6% selling cost	−$91,605
Minus loan still owedTenants' rent paid down all $503,200 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	$1,435,143
If you put the same money in stocks
Cash to close ($144,670) invested at 7%	$1,101,265
Monthly shortfalls ($972,080 total by yr 30) investedThe money you'd have put into the building while it lost money	$3,105,162
What you'd walk away with	$4,206,427
Building minus stocks	−$2,771,284

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,502,475
Minus 6% selling cost	−$90,149
Minus loan still owedTenants' rent paid down all $495,200 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	$1,412,327
If you put the same money in stocks
Cash to close ($142,370) invested at 7%	$1,083,757
Monthly shortfalls ($822,513 total by yr 30) investedThe money you'd have put into the building while it lost money	$2,689,524
What you'd walk away with	$3,773,281
Building minus stocks	−$2,360,954

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,502,475
Minus 6% selling cost	−$90,149
Minus loan still owedTenants' rent paid down all $495,200 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	$1,412,327
If you put the same money in stocks
Cash to close ($142,370) invested at 7%	$1,083,757
Monthly shortfalls ($952,919 total by yr 30) investedThe money you'd have put into the building while it lost money	$3,044,831
What you'd walk away with	$4,128,587
Building minus stocks	−$2,716,260

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,526,748
Minus 6% selling cost	−$91,605
Minus loan still owedTenants' rent paid down all $471,750 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	$1,435,143
If you put the same money in stocks
Cash to close ($176,120) invested at 7%	$1,340,670
Monthly shortfalls ($766,348 total by yr 30) investedThe money you'd have put into the building while it lost money	$2,512,678
What you'd walk away with	$3,853,348
Building minus stocks	−$2,418,205

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,526,748
Minus 6% selling cost	−$91,605
Minus loan still owedTenants' rent paid down all $471,750 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	$1,435,143
If you put the same money in stocks
Cash to close ($176,120) invested at 7%	$1,340,670
Monthly shortfalls ($896,755 total by yr 30) investedThe money you'd have put into the building while it lost money	$2,867,985
What you'd walk away with	$4,208,655
Building minus stocks	−$2,773,512

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,502,475
Minus 6% selling cost	−$90,149
Minus loan still owedTenants' rent paid down all $464,250 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	$1,412,327
If you put the same money in stocks
Cash to close ($173,320) invested at 7%	$1,319,356
Monthly shortfalls ($748,385 total by yr 30) investedThe money you'd have put into the building while it lost money	$2,456,118
What you'd walk away with	$3,775,474
Building minus stocks	−$2,363,147

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,502,475
Minus 6% selling cost	−$90,149
Minus loan still owedTenants' rent paid down all $464,250 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	$1,412,327
If you put the same money in stocks
Cash to close ($173,320) invested at 7%	$1,319,356
Monthly shortfalls ($878,791 total by yr 30) investedThe money you'd have put into the building while it lost money	$2,811,424
What you'd walk away with	$4,130,780
Building minus stocks	−$2,718,453

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

mediumBought for $500,000 in Aug 2024; asking is 26% more 26 months later. Ask what was done to justify the jump. Public record: Ramsey County parcel 032823340109: last sale 2024-08-15, $500,000
mediumAsking is $487,719 above the price where cash flow breaks even ($141,281) at the default scenario. Based on: Derived: price $629,000 vs. break-even $141,281
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 032823340109: 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)	$10,928
Insurance / yr Estimateestimate. from units, square feet and age; get a quote	$2,561
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	1921
Market value (2026)	$520,100
Property tax, payable 2026	$10,928
Special assessments	$432
Homestead	no
Last sale	2024-08-15 · $500,000

Source: Ramsey County parcel records.

City rental certificate (CofO)

Residential 2 Units: 2 unit(s), A, status pending, renews 2030-02-22.

Nearest highway

Ayd Mill Road, about 1344 m away.

Crime in Macalester – Groveland

663 incidents in the last 12 months (33 per 1,000 residents), −21% vs. the year before. St. Paul police incidents, excluding proactive visits and community events.

Status history

2026-09-23New at $629,000