446 Virginia St

Saint Paul, MN · Summit – University (Rondo, Cathedral Hill) · Listing office ↗ · Find the listing ↗

Overpriced

Asking price: $350,000
Monthly cash flow: −$501
Estimated rent: $3,300/mo
Break-even price: $255,785

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 (est.)$1,650 $1,400–$1,900
3 bed / 1 bath (est.)$1,650 $1,400–$1,900

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: $350,000
Monthly cash flow: −$501
Cash to close: $80,500
Cap rate: 4.7%
Cash-on-cash: −7.5%
DSCR: 0.73×
GRM: 8.8
Price per unit: $175,000
Price that breaks even: $255,785
Rent that breaks even: $3,951/mo
Cash flow turns positive: year 14
Year 30: property vs stocks: $932K vs $849K

Monthly breakdown

Rent	$3,300
Vacancy (6%)	−$198
Collected	$3,102
Property tax Public record	−$725
Insurance Estimate	−$225
Water, sewer, trash Estimate	−$170
Lawn care ($120 × 6 mo ÷ 12)	−$60
Repairs (8% of rent)	−$264
Capital reserve (9% of rent)	−$297
Net operating income	$1,361
Mortgage (principal + interest)	−$1,863
Cash flow	−$501
Principal paid down (equity, not cash)	$237

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 $932K, stocks $849K. The property wins.

How those totals add up

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$849,542
Minus 6% selling cost	−$50,973
Minus loan still owedTenants' rent paid down all $315,000 of principal by year 30	$0
Plus rental profits, invested at 7%$51,003 of profit by year 30, before investment growth	$65,889
What you'd walk away with	$864,458
If you put the same money in stocks
Cash to close ($45,500) invested at 7%	$346,358
Monthly shortfalls ($94,968 total by yr 30) investedThe money you'd have put into the building while it lost money	$493,325
What you'd walk away with	$839,683
Building minus stocks	$24,775

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$849,542
Minus 6% selling cost	−$50,973
Minus loan still owedTenants' rent paid down all $315,000 of principal by year 30	$0
Plus rental profits, invested at 7%$426 of profit by year 30, before investment growth	$426
What you'd walk away with	$798,995
If you put the same money in stocks
Cash to close ($45,500) invested at 7%	$346,358
Monthly shortfalls ($203,776 total by yr 30) investedThe money you'd have put into the building while it lost money	$862,126
What you'd walk away with	$1,208,484
Building minus stocks	−$409,489

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$825,269
Minus 6% selling cost	−$49,516
Minus loan still owedTenants' rent paid down all $306,000 of principal by year 30	$0
Plus rental profits, invested at 7%$60,190 of profit by year 30, before investment growth	$80,014
What you'd walk away with	$855,767
If you put the same money in stocks
Cash to close ($44,200) invested at 7%	$336,462
Monthly shortfalls ($82,329 total by yr 30) investedThe money you'd have put into the building while it lost money	$437,837
What you'd walk away with	$774,299
Building minus stocks	$81,468

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$825,269
Minus 6% selling cost	−$49,516
Minus loan still owedTenants' rent paid down all $306,000 of principal by year 30	$0
Plus rental profits, invested at 7%$1,749 of profit by year 30, before investment growth	$1,793
What you'd walk away with	$777,546
If you put the same money in stocks
Cash to close ($44,200) invested at 7%	$336,462
Monthly shortfalls ($183,274 total by yr 30) investedThe money you'd have put into the building while it lost money	$793,880
What you'd walk away with	$1,130,342
Building minus stocks	−$352,796

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$849,542
Minus 6% selling cost	−$50,973
Minus loan still owedTenants' rent paid down all $280,000 of principal by year 30	$0
Plus rental profits, invested at 7%$91,783 of profit by year 30, before investment growth	$133,623
What you'd walk away with	$932,192
If you put the same money in stocks
Cash to close ($80,500) invested at 7%	$612,787
Monthly shortfalls ($42,470 total by yr 30) investedThe money you'd have put into the building while it lost money	$236,195
What you'd walk away with	$848,982
Building minus stocks	$83,210

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$849,542
Minus 6% selling cost	−$50,973
Minus loan still owedTenants' rent paid down all $280,000 of principal by year 30	$0
Plus rental profits, invested at 7%$11,054 of profit by year 30, before investment growth	$12,413
What you'd walk away with	$810,982
If you put the same money in stocks
Cash to close ($80,500) invested at 7%	$612,787
Monthly shortfalls ($121,126 total by yr 30) investedThe money you'd have put into the building while it lost money	$549,249
What you'd walk away with	$1,162,035
Building minus stocks	−$351,053

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$825,269
Minus 6% selling cost	−$49,516
Minus loan still owedTenants' rent paid down all $272,000 of principal by year 30	$0
Plus rental profits, invested at 7%$103,010 of profit by year 30, before investment growth	$154,487
What you'd walk away with	$930,240
If you put the same money in stocks
Cash to close ($78,200) invested at 7%	$595,278
Monthly shortfalls ($34,537 total by yr 30) investedThe money you'd have put into the building while it lost money	$196,728
What you'd walk away with	$792,006
Building minus stocks	$138,234

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$825,269
Minus 6% selling cost	−$49,516
Minus loan still owedTenants' rent paid down all $272,000 of principal by year 30	$0
Plus rental profits, invested at 7%$15,628 of profit by year 30, before investment growth	$18,108
What you'd walk away with	$793,861
If you put the same money in stocks
Cash to close ($78,200) invested at 7%	$595,278
Monthly shortfalls ($106,540 total by yr 30) investedThe money you'd have put into the building while it lost money	$494,613
What you'd walk away with	$1,089,891
Building minus stocks	−$296,030

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$849,542
Minus 6% selling cost	−$50,973
Minus loan still owedTenants' rent paid down all $262,500 of principal by year 30	$0
Plus rental profits, invested at 7%$117,301 of profit by year 30, before investment growth	$182,446
What you'd walk away with	$981,015
If you put the same money in stocks
Cash to close ($98,000) invested at 7%	$746,001
Monthly shortfalls ($26,074 total by yr 30) investedThe money you'd have put into the building while it lost money	$153,044
What you'd walk away with	$899,045
Building minus stocks	$81,970

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$849,542
Minus 6% selling cost	−$50,973
Minus loan still owedTenants' rent paid down all $262,500 of principal by year 30	$0
Plus rental profits, invested at 7%$22,078 of profit by year 30, before investment growth	$26,547
What you'd walk away with	$825,117
If you put the same money in stocks
Cash to close ($98,000) invested at 7%	$746,001
Monthly shortfalls ($90,237 total by yr 30) investedThe money you'd have put into the building while it lost money	$431,409
What you'd walk away with	$1,177,410
Building minus stocks	−$352,293

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$825,269
Minus 6% selling cost	−$49,516
Minus loan still owedTenants' rent paid down all $255,000 of principal by year 30	$0
Plus rental profits, invested at 7%$129,411 of profit by year 30, before investment growth	$207,514
What you'd walk away with	$983,267
If you put the same money in stocks
Cash to close ($95,200) invested at 7%	$724,687
Monthly shortfalls ($20,221 total by yr 30) investedThe money you'd have put into the building while it lost money	$121,552
What you'd walk away with	$846,238
Building minus stocks	$137,029

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$825,269
Minus 6% selling cost	−$49,516
Minus loan still owedTenants' rent paid down all $255,000 of principal by year 30	$0
Plus rental profits, invested at 7%$27,986 of profit by year 30, before investment growth	$34,676
What you'd walk away with	$810,429
If you put the same money in stocks
Cash to close ($95,200) invested at 7%	$724,687
Monthly shortfalls ($78,181 total by yr 30) investedThe money you'd have put into the building while it lost money	$382,977
What you'd walk away with	$1,107,663
Building minus stocks	−$297,234

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$432 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 362923420057: special assessments (payable 2026) = $432.50

Opportunities

The seller bought for $36,500 in Feb 1997, so they can take a lower offer and still come out well ahead. Public record: Ramsey County parcel 362923420057: last sale 1997-02-07, $36,500

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)	$8,698
Insurance / yr Estimateestimate. from units, square feet and age; get a quote	$2,698
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 1896: +1 pt capital reserve	8% / 9%

County record Public record

Recorded as	two family dwelling - side/side
Living units	2
Year built	1896
Market value (2026)	$408,200
Property tax, payable 2026	$8,698
Special assessments	$432
Homestead	no
Last sale	1997-02-07 · $36,500

Source: Ramsey County parcel records.

City rental certificate (CofO)

Residential 2 Units: 2 unit(s), A, status renewal due, renews 2024-08-27.

Nearest highway

I 94, about 378 m away.

Crime in Summit – University

1,067 incidents in the last 12 months (59 per 1,000 residents), −13% vs. the year before. St. Paul police incidents, excluding proactive visits and community events.

Status history

2026-08-10New at $350,000