1626 Englewood Ave

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

Far off

Asking price: $525,000
Monthly cash flow: −$1,255
Estimated rent: $4,200/mo
Break-even price: $289,278

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
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: $525,000
Monthly cash flow: −$1,255
Cash to close: $120,750
Cap rate: 3.5%
Cash-on-cash: −12.5%
DSCR: 0.55×
GRM: 10.4
Price per unit: $131,250
Price that breaks even: $289,278
Rent that breaks even: $5,829/mo
Cash flow turns positive: year 27
Year 30: property vs stocks: $1.20M vs $1.85M

Monthly breakdown

Rent	$4,200
Vacancy (6%)	−$252
Collected	$3,948
Property tax Public record	−$907
Insurance Estimate	−$388
Water, sewer, trash Estimate	−$340
Lawn care ($120 × 6 mo ÷ 12)	−$60
Repairs (8% of rent)	−$336
Capital reserve (9% of rent)	−$378
Net operating income	$1,540
Mortgage (principal + interest)	−$2,794
Cash flow	−$1,255
Principal paid down (equity, not cash)	$356

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 $1.20M, stocks $1.85M. Stocks win.

How those totals add up

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,274,313
Minus 6% selling cost	−$76,459
Minus loan still owedTenants' rent paid down all $472,500 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	$1,197,854
If you put the same money in stocks
Cash to close ($68,250) invested at 7%	$519,536
Monthly shortfalls ($349,144 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,415,776
What you'd walk away with	$1,935,313
Building minus stocks	−$737,459

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,274,313
Minus 6% selling cost	−$76,459
Minus loan still owedTenants' rent paid down all $472,500 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	$1,197,854
If you put the same money in stocks
Cash to close ($68,250) invested at 7%	$519,536
Monthly shortfalls ($551,998 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,968,476
What you'd walk away with	$2,488,012
Building minus stocks	−$1,290,158

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,250,040
Minus 6% selling cost	−$75,002
Minus loan still owedTenants' rent paid down all $463,500 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	$1,175,038
If you put the same money in stocks
Cash to close ($66,950) invested at 7%	$509,640
Monthly shortfalls ($327,318 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,346,163
What you'd walk away with	$1,855,804
Building minus stocks	−$680,766

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,250,040
Minus 6% selling cost	−$75,002
Minus loan still owedTenants' rent paid down all $463,500 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	$1,175,038
If you put the same money in stocks
Cash to close ($66,950) invested at 7%	$509,640
Monthly shortfalls ($530,172 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,898,863
What you'd walk away with	$2,408,503
Building minus stocks	−$1,233,465

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,274,313
Minus 6% selling cost	−$76,459
Minus loan still owedTenants' rent paid down all $420,000 of principal by year 30	$0
Plus rental profits, invested at 7%$6,400 of profit by year 30, before investment growth	$6,810
What you'd walk away with	$1,204,664
If you put the same money in stocks
Cash to close ($120,750) invested at 7%	$919,180
Monthly shortfalls ($215,627 total by yr 30) investedThe money you'd have put into the building while it lost money	$935,289
What you'd walk away with	$1,854,469
Building minus stocks	−$649,805

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,274,313
Minus 6% selling cost	−$76,459
Minus loan still owedTenants' rent paid down all $420,000 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	$1,197,854
If you put the same money in stocks
Cash to close ($120,750) invested at 7%	$919,180
Monthly shortfalls ($412,081 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,481,179
What you'd walk away with	$2,400,359
Building minus stocks	−$1,202,505

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,250,040
Minus 6% selling cost	−$75,002
Minus loan still owedTenants' rent paid down all $412,000 of principal by year 30	$0
Plus rental profits, invested at 7%$9,268 of profit by year 30, before investment growth	$10,056
What you'd walk away with	$1,185,094
If you put the same money in stocks
Cash to close ($118,450) invested at 7%	$901,672
Monthly shortfalls ($199,334 total by yr 30) investedThe money you'd have put into the building while it lost money	$878,204
What you'd walk away with	$1,779,876
Building minus stocks	−$594,782

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,250,040
Minus 6% selling cost	−$75,002
Minus loan still owedTenants' rent paid down all $412,000 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	$1,175,038
If you put the same money in stocks
Cash to close ($118,450) invested at 7%	$901,672
Monthly shortfalls ($392,920 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,420,848
What you'd walk away with	$2,322,519
Building minus stocks	−$1,147,481

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,274,313
Minus 6% selling cost	−$76,459
Minus loan still owedTenants' rent paid down all $393,750 of principal by year 30	$0
Plus rental profits, invested at 7%$17,882 of profit by year 30, before investment growth	$20,328
What you'd walk away with	$1,218,182
If you put the same money in stocks
Cash to close ($147,000) invested at 7%	$1,119,001
Monthly shortfalls ($164,238 total by yr 30) investedThe money you'd have put into the building while it lost money	$750,846
What you'd walk away with	$1,869,848
Building minus stocks	−$651,666

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,274,313
Minus 6% selling cost	−$76,459
Minus loan still owedTenants' rent paid down all $393,750 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	$1,197,854
If you put the same money in stocks
Cash to close ($147,000) invested at 7%	$1,119,001
Monthly shortfalls ($349,210 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,283,217
What you'd walk away with	$2,402,219
Building minus stocks	−$1,204,365

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,250,040
Minus 6% selling cost	−$75,002
Minus loan still owedTenants' rent paid down all $386,250 of principal by year 30	$0
Plus rental profits, invested at 7%$22,259 of profit by year 30, before investment growth	$25,808
What you'd walk away with	$1,200,845
If you put the same money in stocks
Cash to close ($144,200) invested at 7%	$1,097,687
Monthly shortfalls ($150,651 total by yr 30) investedThe money you'd have put into the building while it lost money	$699,765
What you'd walk away with	$1,797,452
Building minus stocks	−$596,607

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,250,040
Minus 6% selling cost	−$75,002
Minus loan still owedTenants' rent paid down all $386,250 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	$1,175,038
If you put the same money in stocks
Cash to close ($144,200) invested at 7%	$1,097,687
Monthly shortfalls ($331,246 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,226,657
What you'd walk away with	$2,324,344
Building minus stocks	−$1,149,306

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 1626 ENGLEWOOD AVE (dataset last updated mid-2025)
mediumAsking is $235,722 above the price where cash flow breaks even ($289,278) at the default scenario. Based on: Derived: price $525,000 vs. break-even $289,278
low$865 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 282923440061: special assessments (payable 2026) = $865.00

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)	$10,881
Insurance / yr Estimateestimate. from units, square feet and age; get a quote	$4,651
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 1900: +1 pt capital reserve	8% / 9%

County record Public record

Recorded as	apartments 4-6 rental units
Living units	4
Year built	1900
Market value (2026)	$518,800
Property tax, payable 2026	$10,881
Special assessments	$865
Homestead	no
Last sale	—

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 1330 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

2026-09-16New at $525,000