St. Paul › Union Park

1630 Hague Ave

Saint Paul, MN · Union Park (Merriam Park, Snelling-Hamline, Lexington-Hamline) · Listing office ↗ · Find the listing ↗

Far off

Asking price: $1,149,000
Monthly cash flow: −$4,120
Estimated rent: $5,400/mo
Break-even price: $374,926

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
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: $1,149,000
Monthly cash flow: −$4,120
Cash to close: $264,270
Cap rate: 2.1%
Cash-on-cash: −18.7%
DSCR: 0.33×
GRM: 17.7
Price per unit: $287,250
Price that breaks even: $374,926
Rent that breaks even: $10,751/mo
Cash flow turns positive: not within 30 years
Year 30: property vs stocks: $2.62M vs $6.04M

Monthly breakdown

Rent	$5,400
Vacancy (6%)	−$324
Collected	$5,076
Property tax Public record	−$1,366
Insurance Estimate	−$396
Water, sewer, trash Estimate	−$340
Lawn care ($120 × 6 mo ÷ 12)	−$60
Repairs (9% of rent)	−$486
Capital reserve (8% of rent)	−$432
Net operating income	$1,996
Mortgage (principal + interest)	−$6,115
Cash flow	−$4,120
Principal paid down (equity, not cash)	$778

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 $2.62M, stocks $6.04M. Stocks win.

How those totals add up

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$2,788,925
Minus 6% selling cost	−$167,335
Minus loan still owedTenants' rent paid down all $1,034,100 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	$2,621,589
If you put the same money in stocks
Cash to close ($149,370) invested at 7%	$1,137,043
Monthly shortfalls ($1,473,563 total by yr 30) investedThe money you'd have put into the building while it lost money	$5,093,665
What you'd walk away with	$6,230,708
Building minus stocks	−$3,609,119

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$2,788,925
Minus 6% selling cost	−$167,335
Minus loan still owedTenants' rent paid down all $1,034,100 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	$2,621,589
If you put the same money in stocks
Cash to close ($149,370) invested at 7%	$1,137,043
Monthly shortfalls ($1,734,375 total by yr 30) investedThe money you'd have put into the building while it lost money	$5,804,279
What you'd walk away with	$6,941,322
Building minus stocks	−$4,319,733

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$2,764,652
Minus 6% selling cost	−$165,879
Minus loan still owedTenants' rent paid down all $1,025,100 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	$2,598,773
If you put the same money in stocks
Cash to close ($148,070) invested at 7%	$1,127,147
Monthly shortfalls ($1,451,737 total by yr 30) investedThe money you'd have put into the building while it lost money	$5,024,052
What you'd walk away with	$6,151,199
Building minus stocks	−$3,552,426

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$2,764,652
Minus 6% selling cost	−$165,879
Minus loan still owedTenants' rent paid down all $1,025,100 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	$2,598,773
If you put the same money in stocks
Cash to close ($148,070) invested at 7%	$1,127,147
Monthly shortfalls ($1,712,549 total by yr 30) investedThe money you'd have put into the building while it lost money	$5,734,666
What you'd walk away with	$6,861,813
Building minus stocks	−$4,263,040

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$2,788,925
Minus 6% selling cost	−$167,335
Minus loan still owedTenants' rent paid down all $919,200 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	$2,621,589
If you put the same money in stocks
Cash to close ($264,270) invested at 7%	$2,011,691
Monthly shortfalls ($1,167,344 total by yr 30) investedThe money you'd have put into the building while it lost money	$4,027,182
What you'd walk away with	$6,038,873
Building minus stocks	−$3,417,284

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$2,788,925
Minus 6% selling cost	−$167,335
Minus loan still owedTenants' rent paid down all $919,200 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	$2,621,589
If you put the same money in stocks
Cash to close ($264,270) invested at 7%	$2,011,691
Monthly shortfalls ($1,428,156 total by yr 30) investedThe money you'd have put into the building while it lost money	$4,737,796
What you'd walk away with	$6,749,486
Building minus stocks	−$4,127,897

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$2,764,652
Minus 6% selling cost	−$165,879
Minus loan still owedTenants' rent paid down all $911,200 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	$2,598,773
If you put the same money in stocks
Cash to close ($261,970) invested at 7%	$1,994,182
Monthly shortfalls ($1,148,183 total by yr 30) investedThe money you'd have put into the building while it lost money	$3,966,851
What you'd walk away with	$5,961,033
Building minus stocks	−$3,362,260

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$2,764,652
Minus 6% selling cost	−$165,879
Minus loan still owedTenants' rent paid down all $911,200 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	$2,598,773
If you put the same money in stocks
Cash to close ($261,970) invested at 7%	$1,994,182
Monthly shortfalls ($1,408,996 total by yr 30) investedThe money you'd have put into the building while it lost money	$4,677,464
What you'd walk away with	$6,671,647
Building minus stocks	−$4,072,874

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$2,788,925
Minus 6% selling cost	−$167,335
Minus loan still owedTenants' rent paid down all $861,750 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	$2,621,589
If you put the same money in stocks
Cash to close ($321,720) invested at 7%	$2,449,015
Monthly shortfalls ($1,029,746 total by yr 30) investedThe money you'd have put into the building while it lost money	$3,593,929
What you'd walk away with	$6,042,943
Building minus stocks	−$3,421,354

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$2,788,925
Minus 6% selling cost	−$167,335
Minus loan still owedTenants' rent paid down all $861,750 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	$2,621,589
If you put the same money in stocks
Cash to close ($321,720) invested at 7%	$2,449,015
Monthly shortfalls ($1,290,558 total by yr 30) investedThe money you'd have put into the building while it lost money	$4,304,542
What you'd walk away with	$6,753,557
Building minus stocks	−$4,131,968

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$2,764,652
Minus 6% selling cost	−$165,879
Minus loan still owedTenants' rent paid down all $854,250 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	$2,598,773
If you put the same money in stocks
Cash to close ($318,920) invested at 7%	$2,427,700
Monthly shortfalls ($1,011,783 total by yr 30) investedThe money you'd have put into the building while it lost money	$3,537,368
What you'd walk away with	$5,965,068
Building minus stocks	−$3,366,295

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$2,764,652
Minus 6% selling cost	−$165,879
Minus loan still owedTenants' rent paid down all $854,250 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	$2,598,773
If you put the same money in stocks
Cash to close ($318,920) invested at 7%	$2,427,700
Monthly shortfalls ($1,272,595 total by yr 30) investedThe money you'd have put into the building while it lost money	$4,247,982
What you'd walk away with	$6,675,682
Building minus stocks	−$4,076,909

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$1,973 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 042823110120: special assessments (payable 2026) = $1,973.14
mediumAsking is $774,074 above the price where cash flow breaks even ($374,926) at the default scenario. Based on: Derived: price $1,149,000 vs. break-even $374,926

Opportunities

Long time on market: room to negotiate. Based on: Listing data: 211 days on market

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)	$16,393
Insurance / yr Estimateestimate. from units, square feet and age; get a quote	$4,757
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. 8 bedrooms: +1 pt repairs for wear	9% / 8%

County record Public record

Recorded as	apartments 4-6 rental units
Living units	4
Year built	1922
Market value (2026)	$781,600
Property tax, payable 2026	$16,393
Special assessments	$1,973
Homestead	no
Last sale	2019-10-15 · $770,000

Source: Ramsey County parcel records.

City rental certificate (CofO)

Residential 3+ Units: 4 unit(s), A, status pending, renews 2025-07-17.

Nearest highway

I 94, about 681 m away.

Crime in Union Park

1,613 incidents in the last 12 months (84 per 1,000 residents), −27% vs. the year before. St. Paul police incidents, excluding proactive visits and community events. Union Park's incident count includes the Midway retail corridor, which inflates the per-resident rate.

Status history

2026-03-05New at $1,149,000