2506 7th Ave E

North Saint Paul, MN · View the listing ↗

11 photos

Photos courtesy of Exp Realty - Broker, via Realtor.com.

Asking price: $525,000
Monthly cash flow: −$552
Estimated rent: $4,500/mo
Break-even price: $421,300

Adjust the numbers See the full breakdown

From the listing

Exceptional investment opportunity in the heart of North St. Paul's vibrant and increasingly sought-after "hipster" district. This well-maintained duplex at 2506 7th Ave E offers both strong cash flow and long-term upside, currently generating approximately $40,000 in annual gross income with both units occupied. Rich in character and local history, this unique property was originally built in 1888 and served as the city's first city hall and fire department, offering a rare opportunity to own a true piece of North St. Paul's heritage. The standout feature is the 2506 unit, offering approximately 2,400 finished square feet, including a fully finished third level dedicated to an expansive primary suite. This versatile space provides flexibility for a variety of uses-whether as a luxurious private retreat, home office, creative studio, or additional living area to suit tenant needs. Both units offer comfortable living spaces with solid rental appeal, making this an ideal option for investors or owner-occupants looking to offset their mortgage with rental income. Located within walking distance to local restaurants, coffee shops, grocery stores, and everyday conveniences, this property delivers a unique blend of character, history, and accessibility that continues to attract strong tenant demand. With some additional cosmetic improvements to the exterior, this property presents a true "diamond in the roughan excellent opportunity for an owner-occupant or contractor to build immediate equity while capitalizing on the strong rental income already in place. Whether you're looking to expand your portfolio or secure a property with both income and upside, this duplex offers a compelling combination of location, flexibility, and historic significance. Rental rates currently below market.

Listing courtesy of Exp Realty - Broker (Robert Snyder). Description from Realtor.com, MLS #7065827. 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: $525,000
Cash to close: $120,750
Price per unit: $262,500
GRM: 9.7

Each month

Cash flow: −$552/mo
Cash-on-cash: −5.5%
Cap rate: 5.1%
DSCR: 0.80×

Break-even

Price that breaks even: $421,300
Rent that breaks even: $5,217/mo

Long run

Year 30: property vs stocks: $1.60M vs $1.11M
Cash flow turns positive: year 10

Monthly

Monthly breakdown

Rent	$4,500
Vacancy (6%)	−$270
Collected	$4,230
Property tax Listing	−$745
Insurance Estimate	−$248
Water, sewer, trash Estimate	−$170
Lawn care ($120 × 6 mo ÷ 12)	−$60
Repairs (8% of rent)	−$360
Capital reserve (9% of rent)	−$405
Net operating income	$2,242
Mortgage (principal + interest)	−$2,794
Cash flow	−$552
Principal paid down (equity, not cash)	$356

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	$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%$166,515 of profit by year 30, before investment growth	$241,202
What you'd walk away with	$1,439,056
If you put the same money in stocks
Cash to close ($68,250) invested at 7%	$519,536
Monthly shortfalls ($91,592 total by yr 30) investedThe money you'd have put into the building while it lost money	$520,536
What you'd walk away with	$1,040,073
Building minus stocks	$398,983

	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%$46,682 of profit by year 30, before investment growth	$56,240
What you'd walk away with	$1,254,094
If you put the same money in stocks
Cash to close ($68,250) invested at 7%	$519,536
Monthly shortfalls ($189,102 total by yr 30) investedThe money you'd have put into the building while it lost money	$927,752
What you'd walk away with	$1,447,288
Building minus stocks	−$193,194

	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%$178,839 of profit by year 30, before investment growth	$263,705
What you'd walk away with	$1,438,742
If you put the same money in stocks
Cash to close ($66,950) invested at 7%	$509,640
Monthly shortfalls ($82,090 total by yr 30) investedThe money you'd have put into the building while it lost money	$473,426
What you'd walk away with	$983,066
Building minus stocks	$455,676

	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%$53,797 of profit by year 30, before investment growth	$66,039
What you'd walk away with	$1,241,077
If you put the same money in stocks
Cash to close ($66,950) invested at 7%	$509,640
Monthly shortfalls ($174,391 total by yr 30) investedThe money you'd have put into the building while it lost money	$867,938
What you'd walk away with	$1,377,578
Building minus stocks	−$136,501

	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%$246,333 of profit by year 30, before investment growth	$399,363
What you'd walk away with	$1,597,217
If you put the same money in stocks
Cash to close ($120,750) invested at 7%	$919,180
Monthly shortfalls ($31,492 total by yr 30) investedThe money you'd have put into the building while it lost money	$191,401
What you'd walk away with	$1,110,581
Building minus stocks	$486,636

	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%$95,645 of profit by year 30, before investment growth	$128,893
What you'd walk away with	$1,326,748
If you put the same money in stocks
Cash to close ($120,750) invested at 7%	$919,180
Monthly shortfalls ($98,148 total by yr 30) investedThe money you'd have put into the building while it lost money	$513,109
What you'd walk away with	$1,432,289
Building minus stocks	−$105,541

	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%$260,205 of profit by year 30, before investment growth	$429,921
What you'd walk away with	$1,604,959
If you put the same money in stocks
Cash to close ($118,450) invested at 7%	$901,672
Monthly shortfalls ($26,203 total by yr 30) investedThe money you'd have put into the building while it lost money	$161,627
What you'd walk away with	$1,063,299
Building minus stocks	$541,660

	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%$104,777 of profit by year 30, before investment growth	$143,785
What you'd walk away with	$1,318,823
If you put the same money in stocks
Cash to close ($118,450) invested at 7%	$901,672
Monthly shortfalls ($88,119 total by yr 30) investedThe money you'd have put into the building while it lost money	$467,669
What you'd walk away with	$1,369,341
Building minus stocks	−$50,518

	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%$293,472 of profit by year 30, before investment growth	$506,753
What you'd walk away with	$1,704,607
If you put the same money in stocks
Cash to close ($147,000) invested at 7%	$1,119,001
Monthly shortfalls ($15,761 total by yr 30) investedThe money you'd have put into the building while it lost money	$100,829
What you'd walk away with	$1,219,830
Building minus stocks	$484,777

	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%$127,430 of profit by year 30, before investment growth	$182,601
What you'd walk away with	$1,380,455
If you put the same money in stocks
Cash to close ($147,000) invested at 7%	$1,119,001
Monthly shortfalls ($67,062 total by yr 30) investedThe money you'd have put into the building while it lost money	$368,855
What you'd walk away with	$1,487,856
Building minus stocks	−$107,401

	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%$307,843 of profit by year 30, before investment growth	$541,588
What you'd walk away with	$1,716,625
If you put the same money in stocks
Cash to close ($144,200) invested at 7%	$1,097,687
Monthly shortfalls ($12,168 total by yr 30) investedThe money you'd have put into the building while it lost money	$79,103
What you'd walk away with	$1,176,790
Building minus stocks	$539,835

	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%$137,580 of profit by year 30, before investment growth	$200,981
What you'd walk away with	$1,376,019
If you put the same money in stocks
Cash to close ($144,200) invested at 7%	$1,097,687
Monthly shortfalls ($59,249 total by yr 30) investedThe money you'd have put into the building while it lost money	$330,675
What you'd walk away with	$1,428,362
Building minus stocks	−$52,343

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 $1.60M, stocks $1.11M. 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.

4 bed estimate $2,625/mo · range $2,025–$3,100 · 24 rentals within 9.75 mi

Address	Rent	Bd / Ba	Sq ft	Distance	Listed	Type
7600 3rd St N, Oakdale	$3,900	4 / 2.5	2,103	4.6 mi	2026-08-07	Apartment
783 6th St E, Saint Paul	$1,499	4 / 1	1,260	5.0 mi	2026-04-08	Apartment
548 Minnehaha Ave E, Saint Paul	$2,295	5 / 2	1,825	5.2 mi	2026-09-24	Apartment
8868 Meridian Way, Woodbury	$4,035	4 / 3.5	2,265	5.6 mi	2024-06-11	Apartment
9485 4th St N, Lake Elmo	$3,775	4 / 3.5	2,397	5.7 mi	2024-04-12	Apartment
881 Western Ave N, Saint Paul	$2,950	4 / 4	—	6.7 mi	—	Apartment
61 Delos St Apt W4, Saint Paul	$1,750	4 / 1	1,400	7.0 mi	—	Apartment
769 University Ave W, Saint Paul	$1,680	4 / 2	—	7.8 mi	2026-08-03	Apartment
1012 Burgess St, Saint Paul	$2,980	4 / 2	2,149	7.8 mi	2026-09-23	Apartment
726-730 Holton St, Saint Paul	$2,300	4 / 1.5	—	8.8 mi	2026-09-26	Apartment

3 bed estimate $1,875/mo · range $1,700–$2,750 · 20 rentals within 5 mi

Address	Rent	Bd / Ba	Sq ft	Distance	Listed	Type
6181 Upper 35th St N, Oakdale	$1,775	3 / 1	1,250	1.0 mi	2026-02-05	Apartment
3998 Hayward Ave N, Oakdale	$2,800	3 / 2.5	1,782	1.9 mi	2024-04-12	Apartment
7700 36th St N, Oakdale	$2,804	3 / 2	1,299	2.4 mi	2026-05-01	Apartment
1160 Frost Ave, Maplewood	$3,010	3 / 2	1,490	2.9 mi	2025-04-30	Apartment
1255 County Road D Cir E, Vadnais Heights	$1,730	3 / 2	1,205	3.1 mi	2026-02-19	Apartment
828 Hazel St N, Saint Paul	$1,600	3 / 2	—	3.3 mi	2025-01-03	Apartment
3600 Hoffman Rd, White Bear Lake	$2,995	3 / 2	1,388	3.3 mi	2025-04-03	Apartment
1428 7th St E, Saint Paul	$1,871	3 / 2	1,205	3.8 mi	2025-01-03	Apartment
1465 Minnehaha Ave E Apt 1, Saint Paul	$1,200	3 / 1	950	3.9 mi	—	Apartment
115 East Ave, Mahtomedi	$1,795	3 / 2	1,163	4.0 mi	2026-03-04	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 2506 7TH AVE E

Opportunities

Long time on market: room to negotiate. Based on: Listing data: 156 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 Listinglisting, tax year 2025. 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.	$8,942
Insurance / yr Estimateestimate. from units, square feet and age; get a quote	$2,970
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 1887: +1 pt capital reserve	8% / 9%

Status history

2026-05-02New at $525,000

From the listing Listing

Listed as	duplex side x side
Property tax, 2025	$8,942
County	Ramsey
Parcel number	122922420082

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 North Saint Paul on rental licensing before you buy.

Nearest highway

MN 36, about 341 m away.