St. Paul › Union Park

1635 Dayton Ave

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

Overpriced

Asking price: $575,000
Monthly cash flow: −$881
Estimated rent: $5,100/mo
Break-even price: $409,412

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
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: $575,000
Monthly cash flow: −$881
Cash to close: $132,250
Cap rate: 4.5%
Cash-on-cash: −8.0%
DSCR: 0.71×
GRM: 9.4
Price per unit: $143,750
Price that breaks even: $409,412
Rent that breaks even: $6,230/mo
Cash flow turns positive: year 15
Year 30: property vs stocks: $1.50M vs $1.44M

Monthly breakdown

Rent	$5,100
Vacancy (6%)	−$306
Collected	$4,794
Property tax Public record	−$1,027
Insurance Estimate	−$372
Water, sewer, trash Estimate	−$340
Lawn care ($120 × 6 mo ÷ 12)	−$60
Repairs (8% of rent)	−$408
Capital reserve (8% of rent)	−$408
Net operating income	$2,179
Mortgage (principal + interest)	−$3,060
Cash flow	−$881
Principal paid down (equity, not cash)	$389

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 $1.50M, stocks $1.44M. The property wins.

How those totals add up

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,395,676
Minus 6% selling cost	−$83,741
Minus loan still owedTenants' rent paid down all $517,500 of principal by year 30	$0
Plus rental profits, invested at 7%$72,200 of profit by year 30, before investment growth	$91,212
What you'd walk away with	$1,403,147
If you put the same money in stocks
Cash to close ($74,750) invested at 7%	$569,016
Monthly shortfalls ($170,516 total by yr 30) investedThe money you'd have put into the building while it lost money	$870,097
What you'd walk away with	$1,439,113
Building minus stocks	−$35,966

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,395,676
Minus 6% selling cost	−$83,741
Minus loan still owedTenants' rent paid down all $517,500 of principal by year 30	$0
Plus rental profits, invested at 7%$435 of profit by year 30, before investment growth	$435
What you'd walk away with	$1,312,370
If you put the same money in stocks
Cash to close ($74,750) invested at 7%	$569,016
Monthly shortfalls ($345,072 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,450,455
What you'd walk away with	$2,019,471
Building minus stocks	−$707,101

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,371,403
Minus 6% selling cost	−$82,284
Minus loan still owedTenants' rent paid down all $508,500 of principal by year 30	$0
Plus rental profits, invested at 7%$80,677 of profit by year 30, before investment growth	$103,758
What you'd walk away with	$1,392,877
If you put the same money in stocks
Cash to close ($73,450) invested at 7%	$559,120
Monthly shortfalls ($157,166 total by yr 30) investedThe money you'd have put into the building while it lost money	$813,030
What you'd walk away with	$1,372,150
Building minus stocks	$20,727

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,371,403
Minus 6% selling cost	−$82,284
Minus loan still owedTenants' rent paid down all $508,500 of principal by year 30	$0
Plus rental profits, invested at 7%$1,365 of profit by year 30, before investment growth	$1,380
What you'd walk away with	$1,290,499
If you put the same money in stocks
Cash to close ($73,450) invested at 7%	$559,120
Monthly shortfalls ($324,177 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,381,787
What you'd walk away with	$1,940,907
Building minus stocks	−$650,408

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,395,676
Minus 6% selling cost	−$83,741
Minus loan still owedTenants' rent paid down all $460,000 of principal by year 30	$0
Plus rental profits, invested at 7%$135,038 of profit by year 30, before investment growth	$191,948
What you'd walk away with	$1,503,884
If you put the same money in stocks
Cash to close ($132,250) invested at 7%	$1,006,721
Monthly shortfalls ($80,111 total by yr 30) investedThe money you'd have put into the building while it lost money	$437,128
What you'd walk away with	$1,443,848
Building minus stocks	$60,036

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,395,676
Minus 6% selling cost	−$83,741
Minus loan still owedTenants' rent paid down all $460,000 of principal by year 30	$0
Plus rental profits, invested at 7%$16,389 of profit by year 30, before investment growth	$18,265
What you'd walk away with	$1,330,201
If you put the same money in stocks
Cash to close ($132,250) invested at 7%	$1,006,721
Monthly shortfalls ($207,784 total by yr 30) investedThe money you'd have put into the building while it lost money	$934,580
What you'd walk away with	$1,941,300
Building minus stocks	−$611,099

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,371,403
Minus 6% selling cost	−$82,284
Minus loan still owedTenants' rent paid down all $452,000 of principal by year 30	$0
Plus rental profits, invested at 7%$145,511 of profit by year 30, before investment growth	$210,511
What you'd walk away with	$1,499,630
If you put the same money in stocks
Cash to close ($129,950) invested at 7%	$989,213
Monthly shortfalls ($71,423 total by yr 30) investedThe money you'd have put into the building while it lost money	$395,359
What you'd walk away with	$1,384,572
Building minus stocks	$115,058

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,371,403
Minus 6% selling cost	−$82,284
Minus loan still owedTenants' rent paid down all $452,000 of principal by year 30	$0
Plus rental profits, invested at 7%$20,504 of profit by year 30, before investment growth	$23,258
What you'd walk away with	$1,312,378
If you put the same money in stocks
Cash to close ($129,950) invested at 7%	$989,213
Monthly shortfalls ($192,738 total by yr 30) investedThe money you'd have put into the building while it lost money	$879,242
What you'd walk away with	$1,868,454
Building minus stocks	−$556,076

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,395,676
Minus 6% selling cost	−$83,741
Minus loan still owedTenants' rent paid down all $431,250 of principal by year 30	$0
Plus rental profits, invested at 7%$174,816 of profit by year 30, before investment growth	$265,240
What you'd walk away with	$1,577,175
If you put the same money in stocks
Cash to close ($161,000) invested at 7%	$1,225,573
Monthly shortfalls ($51,030 total by yr 30) investedThe money you'd have put into the building while it lost money	$293,604
What you'd walk away with	$1,519,177
Building minus stocks	$57,998

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,395,676
Minus 6% selling cost	−$83,741
Minus loan still owedTenants' rent paid down all $431,250 of principal by year 30	$0
Plus rental profits, invested at 7%$33,488 of profit by year 30, before investment growth	$39,856
What you'd walk away with	$1,351,791
If you put the same money in stocks
Cash to close ($161,000) invested at 7%	$1,225,573
Monthly shortfalls ($156,024 total by yr 30) investedThe money you'd have put into the building while it lost money	$739,355
What you'd walk away with	$1,964,928
Building minus stocks	−$613,137

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,371,403
Minus 6% selling cost	−$82,284
Minus loan still owedTenants' rent paid down all $423,750 of principal by year 30	$0
Plus rental profits, invested at 7%$186,193 of profit by year 30, before investment growth	$287,621
What you'd walk away with	$1,576,740
If you put the same money in stocks
Cash to close ($158,200) invested at 7%	$1,204,259
Monthly shortfalls ($44,443 total by yr 30) investedThe money you'd have put into the building while it lost money	$259,425
What you'd walk away with	$1,463,683
Building minus stocks	$113,057

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,371,403
Minus 6% selling cost	−$82,284
Minus loan still owedTenants' rent paid down all $423,750 of principal by year 30	$0
Plus rental profits, invested at 7%$38,958 of profit by year 30, before investment growth	$47,176
What you'd walk away with	$1,336,295
If you put the same money in stocks
Cash to close ($158,200) invested at 7%	$1,204,259
Monthly shortfalls ($143,531 total by yr 30) investedThe money you'd have put into the building while it lost money	$690,115
What you'd walk away with	$1,894,373
Building minus stocks	−$558,078

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

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 042823110079: 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)	$12,323
Insurance / yr Estimateestimate. from units, square feet and age; get a quote	$4,464
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. base rate	8% / 8%

County record Public record

Recorded as	apartments 4-6 rental units
Living units	4
Year built	1963
Market value (2026)	$587,500
Property tax, payable 2026	$12,323
Special assessments	$865
Homestead	no
Last sale	—

Source: Ramsey County parcel records.

City rental certificate (CofO)

Residential 3+ Units: 4 unit(s), A, status renewal due, renews 2025-01-24.

Nearest highway

I 94, about 444 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

2026-08-20New at $575,000