375 Erie St

Saint Paul, MN · West Seventh – Fort Road (West 7th, Irvine Park) · View the listing ↗

Needs more info before these numbers mean much. The county records 1 living unit (single family dwelling, platted lot), but this analysis counts 2. An extra unit may not be legal or licensed; confirm before counting its rent.

Asking price: $250,000
Monthly cash flow: −$79
Estimated rent: $2,550/mo
Break-even price: $235,141

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

3 bed / 1 bath upper$1,500 $1,400–$1,600
1 bed / 1 bath lower$1,050 $975–$1,125

Our own rent research (2026-09-30): comparable listings we reviewed by hand. Highway, heat and amenity adjustments are already reflected. Range is ±7%. Confidence: medium.

Rent rules: Capped at 3%/yr for sitting tenants.

Price: $250,000
Monthly cash flow: −$79
Cash to close: $57,500
Cap rate: 6.0%
Cash-on-cash: −1.7%
DSCR: 0.94×
GRM: 8.2
Price per unit: $125,000
Price that breaks even: $235,141
Rent that breaks even: $2,651/mo
Cash flow turns positive: year 4
Year 30: property vs stocks: $952K vs $449K

Monthly breakdown

Rent	$2,550
Vacancy (6%)	−$153
Collected	$2,397
Property tax Public record	−$317
Insurance Our research	−$200
Water, sewer, trash Our research	−$160
Lawn care ($120 × 6 mo ÷ 12)	−$60
Repairs (8% of rent)	−$204
Capital reserve (8% of rent)	−$204
Net operating income	$1,252
Mortgage (principal + interest)	−$1,331
Cash flow	−$79
Principal paid down (equity, not cash)	$169

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 $952K, stocks $449K. The property wins.

How those totals add up

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$606,816
Minus 6% selling cost	−$36,409
Minus loan still owedTenants' rent paid down all $225,000 of principal by year 30	$0
Plus rental profits, invested at 7%$151,488 of profit by year 30, before investment growth	$255,373
What you'd walk away with	$825,779
If you put the same money in stocks
Cash to close ($32,500) invested at 7%	$247,398
Monthly shortfalls ($18,450 total by yr 30) investedThe money you'd have put into the building while it lost money	$116,873
What you'd walk away with	$364,271
Building minus stocks	$461,508

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$606,816
Minus 6% selling cost	−$36,409
Minus loan still owedTenants' rent paid down all $225,000 of principal by year 30	$0
Plus rental profits, invested at 7%$61,065 of profit by year 30, before investment growth	$84,996
What you'd walk away with	$655,402
If you put the same money in stocks
Cash to close ($32,500) invested at 7%	$247,398
Monthly shortfalls ($51,189 total by yr 30) investedThe money you'd have put into the building while it lost money	$282,064
What you'd walk away with	$529,462
Building minus stocks	$125,940

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$582,543
Minus 6% selling cost	−$34,953
Minus loan still owedTenants' rent paid down all $216,000 of principal by year 30	$0
Plus rental profits, invested at 7%$168,391 of profit by year 30, before investment growth	$295,552
What you'd walk away with	$843,143
If you put the same money in stocks
Cash to close ($31,200) invested at 7%	$237,502
Monthly shortfalls ($13,527 total by yr 30) investedThe money you'd have put into the building while it lost money	$87,440
What you'd walk away with	$324,942
Building minus stocks	$518,201

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$582,543
Minus 6% selling cost	−$34,953
Minus loan still owedTenants' rent paid down all $216,000 of principal by year 30	$0
Plus rental profits, invested at 7%$72,624 of profit by year 30, before investment growth	$105,238
What you'd walk away with	$652,829
If you put the same money in stocks
Cash to close ($31,200) invested at 7%	$237,502
Monthly shortfalls ($40,922 total by yr 30) investedThe money you'd have put into the building while it lost money	$232,693
What you'd walk away with	$470,196
Building minus stocks	$182,633

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$606,816
Minus 6% selling cost	−$36,409
Minus loan still owedTenants' rent paid down all $200,000 of principal by year 30	$0
Plus rental profits, invested at 7%$201,282 of profit by year 30, before investment growth	$381,687
What you'd walk away with	$952,094
If you put the same money in stocks
Cash to close ($57,500) invested at 7%	$437,705
Monthly shortfalls ($1,617 total by yr 30) investedThe money you'd have put into the building while it lost money	$11,141
What you'd walk away with	$448,846
Building minus stocks	$503,248

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$606,816
Minus 6% selling cost	−$36,409
Minus loan still owedTenants' rent paid down all $200,000 of principal by year 30	$0
Plus rental profits, invested at 7%$96,053 of profit by year 30, before investment growth	$150,240
What you'd walk away with	$720,646
If you put the same money in stocks
Cash to close ($57,500) invested at 7%	$437,705
Monthly shortfalls ($19,550 total by yr 30) investedThe money you'd have put into the building while it lost money	$115,262
What you'd walk away with	$552,966
Building minus stocks	$167,680

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$582,543
Minus 6% selling cost	−$34,953
Minus loan still owedTenants' rent paid down all $192,000 of principal by year 30	$0
Plus rental profits, invested at 7%$219,136 of profit by year 30, before investment growth	$433,084
What you'd walk away with	$980,675
If you put the same money in stocks
Cash to close ($55,200) invested at 7%	$420,196
Monthly shortfalls ($310 total by yr 30) investedThe money you'd have put into the building while it lost money	$2,208
What you'd walk away with	$422,404
Building minus stocks	$558,271

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$582,543
Minus 6% selling cost	−$34,953
Minus loan still owedTenants' rent paid down all $192,000 of principal by year 30	$0
Plus rental profits, invested at 7%$109,202 of profit by year 30, before investment growth	$177,873
What you'd walk away with	$725,464
If you put the same money in stocks
Cash to close ($55,200) invested at 7%	$420,196
Monthly shortfalls ($13,538 total by yr 30) investedThe money you'd have put into the building while it lost money	$82,564
What you'd walk away with	$502,760
Building minus stocks	$222,704

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$606,816
Minus 6% selling cost	−$36,409
Minus loan still owedTenants' rent paid down all $187,500 of principal by year 30	$0
Plus rental profits, invested at 7%$229,604 of profit by year 30, before investment growth	$464,813
What you'd walk away with	$1,035,220
If you put the same money in stocks
Cash to close ($70,000) invested at 7%	$532,858
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	$532,858
Building minus stocks	$502,362

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$606,816
Minus 6% selling cost	−$36,409
Minus loan still owedTenants' rent paid down all $187,500 of principal by year 30	$0
Plus rental profits, invested at 7%$117,080 of profit by year 30, before investment growth	$195,371
What you'd walk away with	$765,778
If you put the same money in stocks
Cash to close ($70,000) invested at 7%	$532,858
Monthly shortfalls ($10,637 total by yr 30) investedThe money you'd have put into the building while it lost money	$66,126
What you'd walk away with	$598,984
Building minus stocks	$166,794

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$582,543
Minus 6% selling cost	−$34,953
Minus loan still owedTenants' rent paid down all $180,000 of principal by year 30	$0
Plus rental profits, invested at 7%$247,567 of profit by year 30, before investment growth	$521,374
What you'd walk away with	$1,068,964
If you put the same money in stocks
Cash to close ($67,200) invested at 7%	$511,544
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	$511,544
Building minus stocks	$557,420

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$582,543
Minus 6% selling cost	−$34,953
Minus loan still owedTenants' rent paid down all $180,000 of principal by year 30	$0
Plus rental profits, invested at 7%$130,953 of profit by year 30, before investment growth	$227,867
What you'd walk away with	$775,457
If you put the same money in stocks
Cash to close ($67,200) invested at 7%	$511,544
Monthly shortfalls ($6,548 total by yr 30) investedThe money you'd have put into the building while it lost money	$42,061
What you'd walk away with	$553,604
Building minus stocks	$221,853

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

highThe county records 1 living unit (single family dwelling, platted lot), but this analysis counts 2. An extra unit may not be legal or licensed; confirm before counting its rent. Public record: Ramsey County parcel 122823230012: living units=1, type=SINGLE FAMILY DWELLING, PLATTED LOT
mediumNo rental certificate (CofO) on file in the city's data. Ask whether the building is licensed as a rental and when it was last inspected. Public record: St. Paul Certificate of Occupancy – Residential: no record for 375 ERIE ST (dataset last updated mid-2025)
low$216 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 122823230012: special assessments (payable 2026) = $216.26
lowChanged hands in Nov 2024; the county record doesn't show a price. Ask what the seller paid and what changed since. Public record: Ramsey County parcel 122823230012: last sale 2024-11-15
lowSold for $220K in Nov 2024 — seller is asking $30K more 22 months later. Source: Our research notes

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

Listing summary

Up/down, 1,440 sq ft, fresh paint, hardwoods, forced air, 200-amp service, roof 8 yrs or newer. Vacant now; upper has tenants lined up for mid-October. Tenants pay gas & electric.

Research notes

Lower 1-bed was advertised at $1,065 in 2024, so $1,050 is in line.
On-street parking only; small building, so the 3-bed upper is tight.

Where each number comes from

Property tax / yr Public recordRamsey County record, payable 2026 (non-homestead). Our earlier figure was $4,026.	$3,810
Insurance / yr Our researchour research. quote-based estimate	$2,400
Water, sewer, trash / mo Our researchour research	$160
Heat / mo Our researchour research	$0
Lawn care / mo Assumptionassumption. $120/mo for 6 months, spread over 12; no snow removal	$60
Repairs / capital reserve Our researchour research	8% / 8%

County record Public record

Recorded as	single family dwelling, platted lot
Living units	1
Year built	1885
Market value (2026)	$237,800
Property tax, payable 2026	$3,810
Special assessments	$216
Homestead	no
Last sale	2024-11-15

Source: Ramsey County parcel records.

City rental certificate (CofO)

No record in St. Paul Certificate of Occupancy – Residential (dataset last updated mid-2025).

Nearest highway

CH 37, about 302 m away.

Crime in West Seventh – Fort Road

633 incidents in the last 12 months (49 per 1,000 residents), +5% vs. the year before. St. Paul police incidents, excluding proactive visits and community events.

Status history

2026-10-02Matched research · our research notes carried over from seed:erie
2026-09-03New at $250,000