1621 Concord St N

South Saint Paul, MN · View the listing ↗

10 photos

Photos courtesy of NextHome Perrine & Associates, via Realtor.com.

Asking price: $278,000
Monthly cash flow: −$73
Estimated rent: $2,850/mo
Break-even price: $264,238

Adjust the numbers See the full breakdown

From the listing

Opportunity awaits in South St. Paul! This up-and-down duplex offers two spacious 2-bedroom units, both currently rented, making it an appealing option for an investor or future owner-occupant. Built in 1880, this property offers plenty of character along with flexible income potential. Live in one unit while renting the other to help supplement your monthly expenses, or continue operating the property as a full duplex investment. The full basement is not currently used by tenants and provides additional space and possibilities. A unique one-stall garage is tucked into the hillside, and the backyard includes a separate shed that, with some repairs, could become useful space. Located along Concord Street, the property offers convenient access to South St. Paul amenities and recreation. Nearby Kaposia Landing is an 87-acre riverside park along the Mississippi River featuring paved trails, athletic fields, a dog park and scenic river overlooks. Whether you're looking to add a duplex to your rental portfolio or explore the advantages of owner-occupied multifamily living, this property offers an opportunity with flexibility and income potential.

Listing courtesy of NextHome Perrine & Associates (Elsa Ring). Description from Realtor.com, MLS #7145905. Believed reliable but not guaranteed; confirm with the listing agent. View on Realtor.com ↗

The numbers

Edit rents, costs and assumptions

Default: 20% down (no PMI), offer at asking, self-managed, 7.00% for 30 years, buyer pays closing costs (3%).

The deal

Price: $278,000
Cash to close: $63,940
Price per unit: $139,000
GRM: 8.1

Each month

Cash flow: −$73/mo
Cash-on-cash: −1.4%
Cap rate: 6.1%
DSCR: 0.95×

Break-even

Price that breaks even: $264,238
Rent that breaks even: $2,945/mo

Long run

Year 30: property vs stocks: $1.08M vs $496K
Cash flow turns positive: year 3

Monthly

Monthly breakdown

Rent	$2,850
Vacancy (6%)	−$171
Collected	$2,679
Property tax Listing	−$344
Insurance Estimate	−$214
Water, sewer, trash Estimate	−$170
Lawn care ($120 × 6 mo ÷ 12)	−$60
Repairs (8% of rent)	−$228
Capital reserve (9% of rent)	−$256
Net operating income	$1,406
Mortgage (principal + interest)	−$1,480
Cash flow	−$73
Principal paid down (equity, not cash)	$188

Cash flow each year

Rents +3%/yr, costs +3.5%/yr. Red bars are months you'd cover out of pocket.

30 years

How those totals add up

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$674,779
Minus 6% selling cost	−$40,487
Minus loan still owedTenants' rent paid down all $250,200 of principal by year 30	$0
Plus rental profits, invested at 7%$176,998 of profit by year 30, before investment growth	$301,678
What you'd walk away with	$935,970
If you put the same money in stocks
Cash to close ($36,140) invested at 7%	$275,107
Monthly shortfalls ($19,121 total by yr 30) investedThe money you'd have put into the building while it lost money	$121,871
What you'd walk away with	$396,978
Building minus stocks	$538,992

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$674,779
Minus 6% selling cost	−$40,487
Minus loan still owedTenants' rent paid down all $250,200 of principal by year 30	$0
Plus rental profits, invested at 7%$74,046 of profit by year 30, before investment growth	$104,507
What you'd walk away with	$738,799
If you put the same money in stocks
Cash to close ($36,140) invested at 7%	$275,107
Monthly shortfalls ($53,820 total by yr 30) investedThe money you'd have put into the building while it lost money	$299,746
What you'd walk away with	$574,853
Building minus stocks	$163,946

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$650,506
Minus 6% selling cost	−$39,030
Minus loan still owedTenants' rent paid down all $241,200 of principal by year 30	$0
Plus rental profits, invested at 7%$194,126 of profit by year 30, before investment growth	$342,937
What you'd walk away with	$954,413
If you put the same money in stocks
Cash to close ($34,840) invested at 7%	$265,211
Monthly shortfalls ($14,423 total by yr 30) investedThe money you'd have put into the building while it lost money	$93,518
What you'd walk away with	$358,729
Building minus stocks	$595,684

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$650,506
Minus 6% selling cost	−$39,030
Minus loan still owedTenants' rent paid down all $241,200 of principal by year 30	$0
Plus rental profits, invested at 7%$85,919 of profit by year 30, before investment growth	$125,655
What you'd walk away with	$737,131
If you put the same money in stocks
Cash to close ($34,840) invested at 7%	$265,211
Monthly shortfalls ($43,866 total by yr 30) investedThe money you'd have put into the building while it lost money	$251,281
What you'd walk away with	$516,492
Building minus stocks	$220,639

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$674,779
Minus 6% selling cost	−$40,487
Minus loan still owedTenants' rent paid down all $222,400 of principal by year 30	$0
Plus rental profits, invested at 7%$233,266 of profit by year 30, before investment growth	$446,888
What you'd walk away with	$1,081,180
If you put the same money in stocks
Cash to close ($63,940) invested at 7%	$486,728
Monthly shortfalls ($1,299 total by yr 30) investedThe money you'd have put into the building while it lost money	$9,046
What you'd walk away with	$495,773
Building minus stocks	$585,407

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$674,779
Minus 6% selling cost	−$40,487
Minus loan still owedTenants' rent paid down all $222,400 of principal by year 30	$0
Plus rental profits, invested at 7%$114,099 of profit by year 30, before investment growth	$180,743
What you'd walk away with	$815,035
If you put the same money in stocks
Cash to close ($63,940) invested at 7%	$486,728
Monthly shortfalls ($19,783 total by yr 30) investedThe money you'd have put into the building while it lost money	$117,947
What you'd walk away with	$604,675
Building minus stocks	$210,360

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$650,506
Minus 6% selling cost	−$39,030
Minus loan still owedTenants' rent paid down all $214,400 of principal by year 30	$0
Plus rental profits, invested at 7%$251,368 of profit by year 30, before investment growth	$499,883
What you'd walk away with	$1,111,359
If you put the same money in stocks
Cash to close ($61,640) invested at 7%	$469,219
Monthly shortfalls ($240 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,710
What you'd walk away with	$470,929
Building minus stocks	$640,430

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$650,506
Minus 6% selling cost	−$39,030
Minus loan still owedTenants' rent paid down all $214,400 of principal by year 30	$0
Plus rental profits, invested at 7%$127,575 of profit by year 30, before investment growth	$209,676
What you'd walk away with	$821,152
If you put the same money in stocks
Cash to close ($61,640) invested at 7%	$469,219
Monthly shortfalls ($14,098 total by yr 30) investedThe money you'd have put into the building while it lost money	$86,549
What you'd walk away with	$555,768
Building minus stocks	$265,384

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$674,779
Minus 6% selling cost	−$40,487
Minus loan still owedTenants' rent paid down all $208,500 of principal by year 30	$0
Plus rental profits, invested at 7%$265,259 of profit by year 30, before investment growth	$542,667
What you'd walk away with	$1,176,960
If you put the same money in stocks
Cash to close ($77,840) invested at 7%	$592,538
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	$592,538
Building minus stocks	$584,422

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$674,779
Minus 6% selling cost	−$40,487
Minus loan still owedTenants' rent paid down all $208,500 of principal by year 30	$0
Plus rental profits, invested at 7%$138,088 of profit by year 30, before investment growth	$233,427
What you'd walk away with	$867,720
If you put the same money in stocks
Cash to close ($77,840) invested at 7%	$592,538
Monthly shortfalls ($10,481 total by yr 30) investedThe money you'd have put into the building while it lost money	$65,806
What you'd walk away with	$658,344
Building minus stocks	$209,376

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$650,506
Minus 6% selling cost	−$39,030
Minus loan still owedTenants' rent paid down all $201,000 of principal by year 30	$0
Plus rental profits, invested at 7%$283,222 of profit by year 30, before investment growth	$599,228
What you'd walk away with	$1,210,704
If you put the same money in stocks
Cash to close ($75,040) invested at 7%	$571,224
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	$571,224
Building minus stocks	$639,480

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$650,506
Minus 6% selling cost	−$39,030
Minus loan still owedTenants' rent paid down all $201,000 of principal by year 30	$0
Plus rental profits, invested at 7%$152,177 of profit by year 30, before investment growth	$266,925
What you'd walk away with	$878,401
If you put the same money in stocks
Cash to close ($75,040) invested at 7%	$571,224
Monthly shortfalls ($6,606 total by yr 30) investedThe money you'd have put into the building while it lost money	$42,743
What you'd walk away with	$613,967
Building minus stocks	$264,434

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.

30 years: this property vs. the same money in stocks

This propertyStocks at 7%

Year 30 (loan paid off): property $1.08M, stocks $496K. The property wins.

Comparable rentals

The closest rental listings with each unit's bedroom count, as of 2026-10-04. The estimate is the median asking rent of every rental we found nearby (the count is shown for each); houses are left out. Asking rents from Realtor.com rental listings, not signed leases.

2 bed estimate $1,425/mo · range $1,250–$1,550 · 13 rentals within 1.5 mi

Address	Rent	Bd / Ba	Sq ft	Distance	Listed	Type
504 Belvidere St E Unit 1, Saint Paul	$1,450	2 / 1	944	0.3 mi	—	Apartment
1905 Parkwood Dr, South Saint Paul	$1,450	2 / 2	987	0.8 mi	2026-01-15	Apartment
994 Oakdale Ave Unit 2, Saint Paul	$1,600	2 / 1	800	0.8 mi	2026-05-13	Duplex triplex
966 Robert St S Apt 106, West Saint Paul	$1,195	2 / 1	850	1.0 mi	—	Apartment
920 Summit Ave Apt 204, South Saint Paul	$1,295	2 / 1	875	1.0 mi	—	Apartment
966 Robert St S, West Saint Paul	$1,195	2 / 1	850	1.0 mi	2025-01-03	Apartment
1240 Bryant Ave, Saint Paul	$1,349	2 / 1	800	1.1 mi	2025-01-03	Apartment
124 Stanley St E, West Saint Paul	$900	2 / 1	750	1.1 mi	2026-03-06	Apartment
604 Oakdale Ave Apt 2, Saint Paul	$1,595	2 / 1	2	1.1 mi	2026-09-05	Multi family
1335 Oakdale Ave, West Saint Paul	$1,250	2 / 1	—	1.2 mi	2025-01-03	Apartment

On the maps, this property and comparable rentals. Comparable rentals and rent estimate: Realtor.com rental listings. Rents are asking rents from listings; check them against the actual leases.

Red flags and opportunities

Watch for

mediumCouldn't match this address to a county parcel record, so taxes and unit count are unverified. Public record: County parcels: no match for 1621 CONCORD ST N

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 Listinglisting, tax year 2026. The tax the listing states. If the seller lives there it may be at the lower homestead rate; an investor owner pays the non-homestead rate, often 20–40% more on the owner's unit.	$4,130
Insurance / yr Estimateestimate. from units, square feet and age; get a quote	$2,567
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. built 1880: +1 pt capital reserve	8% / 9%

Status history

2026-09-20New at $278,000

From the listing Listing

Listed as	duplex up and down
Property tax, 2026	$4,130
County	Dakota
Parcel number	363250000040

As the listing states it (NorthstarMLS, via Realtor.com). We don't have county records here yet; check the tax, homestead status and special assessments with the county.

Crime, rental-license and vacant-building records are only available for St. Paul and Minneapolis so far. Check with South Saint Paul on rental licensing before you buy.

Nearest highway

US 52, about 371 m away.