355 14th Ave S

South Saint Paul, MN · View the listing ↗

Cash flows

31 photos

Photos courtesy of NRT-Minnesota (CB Burnet), via Realtor.com.

Asking price: $389,000
Monthly cash flow: $201
Estimated rent: $4,000/mo
Break-even price: $426,686

Adjust the numbers See the full breakdown

From the listing

Fantastic opportunity to own an updated, side-by-side duplex tucked away in a quiet, peaceful neighborhood! This highly desirable two-story style property is perfect for an investor looking to maximize returns or an owner-occupant wanting to house-hack and let a tenant pay the mortgage. Each unit features a functional layout, with two comfortable bedrooms and a full bathroom on the upper level, plus a third bedroom in the lower level. With both sides currently occupied by stable, month-to-month tenants, you'll enjoy immediate cash flow from day one. Current rents are notably under market value, offering an upside potential to adjust to market rates or refresh the units between tenants with a standard 30-day notice. Don't miss out on this high-potential addition to your real estate portfolio!

Listing courtesy of NRT-Minnesota (CB Burnet) (Marzena Mierzwa-melby). Description from Realtor.com, MLS #7095591. 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: $389,000
Cash to close: $89,470
Price per unit: $194,500
GRM: 8.1

Each month

Cash flow: $201/mo
Cash-on-cash: 2.7%
Cap rate: 7.0%
DSCR: 1.10×

Break-even

Price that breaks even: $426,686
Rent that breaks even: $3,743/mo

Long run

Year 30: property vs stocks: $2.00M vs $681K
Cash flow turns positive: year 1

Monthly

Monthly breakdown

Rent	$4,000
Vacancy (6%)	−$240
Collected	$3,760
Property tax Listing	−$427
Insurance Estimate	−$192
Water, sewer, trash Estimate	−$170
Lawn care ($120 × 6 mo ÷ 12)	−$60
Repairs (8% of rent)	−$320
Capital reserve (8% of rent)	−$320
Net operating income	$2,271
Mortgage (principal + interest)	−$2,070
Cash flow	$201
Principal paid down (equity, not cash)	$263

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	$944,205
Minus 6% selling cost	−$56,652
Minus loan still owedTenants' rent paid down all $350,100 of principal by year 30	$0
Plus rental profits, invested at 7%$414,881 of profit by year 30, before investment growth	$803,638
What you'd walk away with	$1,691,191
If you put the same money in stocks
Cash to close ($50,570) invested at 7%	$384,952
Monthly shortfalls ($8,613 total by yr 30) investedThe money you'd have put into the building while it lost money	$57,233
What you'd walk away with	$442,185
Building minus stocks	$1,249,006

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$944,205
Minus 6% selling cost	−$56,652
Minus loan still owedTenants' rent paid down all $350,100 of principal by year 30	$0
Plus rental profits, invested at 7%$242,721 of profit by year 30, before investment growth	$407,550
What you'd walk away with	$1,295,103
If you put the same money in stocks
Cash to close ($50,570) invested at 7%	$384,952
Monthly shortfalls ($29,648 total by yr 30) investedThe money you'd have put into the building while it lost money	$187,526
What you'd walk away with	$572,477
Building minus stocks	$722,626

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$919,932
Minus 6% selling cost	−$55,196
Minus loan still owedTenants' rent paid down all $341,100 of principal by year 30	$0
Plus rental profits, invested at 7%$433,562 of profit by year 30, before investment growth	$852,984
What you'd walk away with	$1,717,720
If you put the same money in stocks
Cash to close ($49,270) invested at 7%	$375,056
Monthly shortfalls ($5,468 total by yr 30) investedThe money you'd have put into the building while it lost money	$36,966
What you'd walk away with	$412,022
Building minus stocks	$1,305,698

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$919,932
Minus 6% selling cost	−$55,196
Minus loan still owedTenants' rent paid down all $341,100 of principal by year 30	$0
Plus rental profits, invested at 7%$259,348 of profit by year 30, before investment growth	$446,423
What you'd walk away with	$1,311,159
If you put the same money in stocks
Cash to close ($49,270) invested at 7%	$375,056
Monthly shortfalls ($24,449 total by yr 30) investedThe money you'd have put into the building while it lost money	$156,785
What you'd walk away with	$531,841
Building minus stocks	$779,318

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$944,205
Minus 6% selling cost	−$56,652
Minus loan still owedTenants' rent paid down all $311,200 of principal by year 30	$0
Plus rental profits, invested at 7%$509,940 of profit by year 30, before investment growth	$1,107,468
What you'd walk away with	$1,995,021
If you put the same money in stocks
Cash to close ($89,470) invested at 7%	$681,068
Monthly shortfalls ($0 total by yr 30) investedThe money you'd have put into the building while it lost money	$0
What you'd walk away with	$681,068
Building minus stocks	$1,313,953

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$944,205
Minus 6% selling cost	−$56,652
Minus loan still owedTenants' rent paid down all $311,200 of principal by year 30	$0
Plus rental profits, invested at 7%$319,755 of profit by year 30, before investment growth	$601,717
What you'd walk away with	$1,489,270
If you put the same money in stocks
Cash to close ($89,470) invested at 7%	$681,068
Monthly shortfalls ($3,010 total by yr 30) investedThe money you'd have put into the building while it lost money	$20,629
What you'd walk away with	$701,698
Building minus stocks	$787,572

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$919,932
Minus 6% selling cost	−$55,196
Minus loan still owedTenants' rent paid down all $303,200 of principal by year 30	$0
Plus rental profits, invested at 7%$529,101 of profit by year 30, before investment growth	$1,167,800
What you'd walk away with	$2,032,536
If you put the same money in stocks
Cash to close ($87,170) invested at 7%	$663,560
Monthly shortfalls ($0 total by yr 30) investedThe money you'd have put into the building while it lost money	$0
What you'd walk away with	$663,560
Building minus stocks	$1,368,976

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$919,932
Minus 6% selling cost	−$55,196
Minus loan still owedTenants' rent paid down all $303,200 of principal by year 30	$0
Plus rental profits, invested at 7%$337,292 of profit by year 30, before investment growth	$651,104
What you'd walk away with	$1,515,840
If you put the same money in stocks
Cash to close ($87,170) invested at 7%	$663,560
Monthly shortfalls ($1,386 total by yr 30) investedThe money you'd have put into the building while it lost money	$9,685
What you'd walk away with	$673,245
Building minus stocks	$842,595

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$944,205
Minus 6% selling cost	−$56,652
Minus loan still owedTenants' rent paid down all $291,750 of principal by year 30	$0
Plus rental profits, invested at 7%$556,525 of profit by year 30, before investment growth	$1,254,149
What you'd walk away with	$2,141,701
If you put the same money in stocks
Cash to close ($108,920) invested at 7%	$829,127
Monthly shortfalls ($0 total by yr 30) investedThe money you'd have put into the building while it lost money	$0
What you'd walk away with	$829,127
Building minus stocks	$1,312,574

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$944,205
Minus 6% selling cost	−$56,652
Minus loan still owedTenants' rent paid down all $291,750 of principal by year 30	$0
Plus rental profits, invested at 7%$363,431 of profit by year 30, before investment growth	$728,487
What you'd walk away with	$1,616,040
If you put the same money in stocks
Cash to close ($108,920) invested at 7%	$829,127
Monthly shortfalls ($101 total by yr 30) investedThe money you'd have put into the building while it lost money	$719
What you'd walk away with	$829,846
Building minus stocks	$786,194

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$919,932
Minus 6% selling cost	−$55,196
Minus loan still owedTenants' rent paid down all $284,250 of principal by year 30	$0
Plus rental profits, invested at 7%$574,488 of profit by year 30, before investment growth	$1,310,709
What you'd walk away with	$2,175,446
If you put the same money in stocks
Cash to close ($106,120) invested at 7%	$807,813
Monthly shortfalls ($0 total by yr 30) investedThe money you'd have put into the building while it lost money	$0
What you'd walk away with	$807,813
Building minus stocks	$1,367,633

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$919,932
Minus 6% selling cost	−$55,196
Minus loan still owedTenants' rent paid down all $284,250 of principal by year 30	$0
Plus rental profits, invested at 7%$381,293 of profit by year 30, before investment growth	$784,329
What you'd walk away with	$1,649,065
If you put the same money in stocks
Cash to close ($106,120) invested at 7%	$807,813
Monthly shortfalls ($0 total by yr 30) investedThe money you'd have put into the building while it lost money	$0
What you'd walk away with	$807,813
Building minus stocks	$841,252

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 $2.00M, stocks $681K. 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.

3 bed estimate $2,000/mo · range $1,750–$2,100 · 7 rentals within 3 mi

Address	Rent	Bd / Ba	Sq ft	Distance	Listed	Type
250 6th Ave N, South Saint Paul	$1,895	3 / 2	1,500	0.8 mi	2026-09-03	Apartment
1945 Oakdale Ave # 55-228, West Saint Paul	$2,100	3 / 2	1,522	1.1 mi	—	Apartment
5220 Greystone Dr, Inver Grove Heights	$2,115	3 / 2	1,189	1.1 mi	2024-04-12	Apartment
1860 52nd St E, Inver Grove Heights	$1,745	3 / 2	1,306	1.3 mi	2025-01-03	Apartment
1335 Oakdale Ave, West Saint Paul	$1,500	3 / 1	—	1.8 mi	2025-01-03	Apartment
275 Red Rock Xing, Newport	$2,000	3 / 2	1,260	2.2 mi	2026-04-16	Apartment
119 Wyoming St E Unit Upper, Saint Paul	$2,100	3 / 1	1,250	2.8 mi	2026-09-17	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 355 14TH AVE S
lowMonth-to-month tenants can leave quickly. Count on turnover soon after closing. Listing says: "level. With both sides currently occupied by stable, month-to-month tenants, you'll enjoy immediate cash flow from day"

Opportunities

Long time on market: room to negotiate. Based on: Listing data: 94 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 2026. 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.	$5,128
Insurance / yr Estimateestimate. from units, square feet and age; get a quote	$2,300
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%

Status history

2026-07-03New at $389,000

From the listing Listing

Listed as	duplex side x side
Property tax, 2026	$5,128
County	Dakota
Parcel number	361990001170

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 South Saint Paul on rental licensing before you buy.

Nearest highway

US 52, about 878 m away.