1693 Randolph Ave

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

Far off

Asking price: $300,000
Monthly cash flow: −$916
Estimated rent: $2,100/mo
Break-even price: $127,938

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

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: $300,000
Monthly cash flow: −$916
Cash to close: $69,000
Cap rate: 2.7%
Cash-on-cash: −15.9%
DSCR: 0.43×
GRM: 11.9
Price per unit: $150,000
Price that breaks even: $127,938
Rent that breaks even: $3,274/mo
Cash flow turns positive: not within 30 years
Year 30: property vs stocks: $684K vs $1.36M

Monthly breakdown

Rent	$2,100
Vacancy (6%)	−$126
Collected	$1,974
Property tax Public record	−$550
Insurance Estimate	−$177
Water, sewer, trash Estimate	−$170
Lawn care ($120 × 6 mo ÷ 12)	−$60
Repairs (8% of rent)	−$168
Capital reserve (8% of rent)	−$168
Net operating income	$681
Mortgage (principal + interest)	−$1,597
Cash flow	−$916
Principal paid down (equity, not cash)	$203

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 $684K, stocks $1.36M. Stocks win.

How those totals add up

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$728,179
Minus 6% selling cost	−$43,691
Minus loan still owedTenants' rent paid down all $270,000 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	$684,488
If you put the same money in stocks
Cash to close ($39,000) invested at 7%	$296,878
Monthly shortfalls ($312,505 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,117,328
What you'd walk away with	$1,414,206
Building minus stocks	−$729,718

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$728,179
Minus 6% selling cost	−$43,691
Minus loan still owedTenants' rent paid down all $270,000 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	$684,488
If you put the same money in stocks
Cash to close ($39,000) invested at 7%	$296,878
Monthly shortfalls ($413,932 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,393,678
What you'd walk away with	$1,690,556
Building minus stocks	−$1,006,068

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$703,906
Minus 6% selling cost	−$42,234
Minus loan still owedTenants' rent paid down all $261,000 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	$661,672
If you put the same money in stocks
Cash to close ($37,700) invested at 7%	$286,982
Monthly shortfalls ($290,679 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,047,715
What you'd walk away with	$1,334,697
Building minus stocks	−$673,025

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$703,906
Minus 6% selling cost	−$42,234
Minus loan still owedTenants' rent paid down all $261,000 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	$661,672
If you put the same money in stocks
Cash to close ($37,700) invested at 7%	$286,982
Monthly shortfalls ($392,106 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,324,065
What you'd walk away with	$1,611,047
Building minus stocks	−$949,375

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$728,179
Minus 6% selling cost	−$43,691
Minus loan still owedTenants' rent paid down all $240,000 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	$684,488
If you put the same money in stocks
Cash to close ($69,000) invested at 7%	$525,246
Monthly shortfalls ($232,552 total by yr 30) investedThe money you'd have put into the building while it lost money	$838,873
What you'd walk away with	$1,364,118
Building minus stocks	−$679,630

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$728,179
Minus 6% selling cost	−$43,691
Minus loan still owedTenants' rent paid down all $240,000 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	$684,488
If you put the same money in stocks
Cash to close ($69,000) invested at 7%	$525,246
Monthly shortfalls ($333,979 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,115,222
What you'd walk away with	$1,640,468
Building minus stocks	−$955,980

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$703,906
Minus 6% selling cost	−$42,234
Minus loan still owedTenants' rent paid down all $232,000 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	$661,672
If you put the same money in stocks
Cash to close ($66,700) invested at 7%	$507,737
Monthly shortfalls ($213,391 total by yr 30) investedThe money you'd have put into the building while it lost money	$778,541
What you'd walk away with	$1,286,279
Building minus stocks	−$624,607

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$703,906
Minus 6% selling cost	−$42,234
Minus loan still owedTenants' rent paid down all $232,000 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	$661,672
If you put the same money in stocks
Cash to close ($66,700) invested at 7%	$507,737
Monthly shortfalls ($314,818 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,054,891
What you'd walk away with	$1,562,629
Building minus stocks	−$900,957

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$728,179
Minus 6% selling cost	−$43,691
Minus loan still owedTenants' rent paid down all $225,000 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	$684,488
If you put the same money in stocks
Cash to close ($84,000) invested at 7%	$639,429
Monthly shortfalls ($196,626 total by yr 30) investedThe money you'd have put into the building while it lost money	$725,752
What you'd walk away with	$1,365,181
Building minus stocks	−$680,693

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$728,179
Minus 6% selling cost	−$43,691
Minus loan still owedTenants' rent paid down all $225,000 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	$684,488
If you put the same money in stocks
Cash to close ($84,000) invested at 7%	$639,429
Monthly shortfalls ($298,053 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,002,101
What you'd walk away with	$1,641,531
Building minus stocks	−$957,043

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$703,906
Minus 6% selling cost	−$42,234
Minus loan still owedTenants' rent paid down all $217,500 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	$661,672
If you put the same money in stocks
Cash to close ($81,200) invested at 7%	$618,115
Monthly shortfalls ($178,663 total by yr 30) investedThe money you'd have put into the building while it lost money	$669,191
What you'd walk away with	$1,287,306
Building minus stocks	−$625,634

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$703,906
Minus 6% selling cost	−$42,234
Minus loan still owedTenants' rent paid down all $217,500 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	$661,672
If you put the same money in stocks
Cash to close ($81,200) invested at 7%	$618,115
Monthly shortfalls ($280,089 total by yr 30) investedThe money you'd have put into the building while it lost money	$945,541
What you'd walk away with	$1,563,656
Building minus stocks	−$901,984

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

mediumAsking is $172,062 above the price where cash flow breaks even ($127,938) at the default scenario. Based on: Derived: price $300,000 vs. break-even $127,938
low$747 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 092823140155: special assessments (payable 2026) = $747.26

Opportunities

The seller bought for $135,000 in Aug 2011, so they can take a lower offer and still come out well ahead. Public record: Ramsey County parcel 092823140155: last sale 2011-08-18, $135,000

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)	$6,605
Insurance / yr Estimateestimate. from units, square feet and age; get a quote	$2,120
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 - side/side
Living units	2
Year built	1929
Market value (2026)	$327,500
Property tax, payable 2026	$6,605
Special assessments	$747
Homestead	no
Last sale	2011-08-18 · $135,000

Source: Ramsey County parcel records.

City rental certificate (CofO)

Residential 2 Units: 2 unit(s), A, status pending, renews 2027-09-21.

Nearest highway

Ayd Mill Road, about 2090 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

2026-07-30New at $300,000