St. Paul › West Side

513 Winslow Ave

Saint Paul, MN · West Side (Cherokee Heights, District del Sol) · View the listing ↗

Cash flows

Asking price: $379,900
Monthly cash flow: $37
Estimated rent: $4,300/mo
Break-even price: $386,875

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

4 bed / 1.5 bath (515, original)$2,100 $1,950–$2,250
4 bed / 1.5 bath (513, renovated)$2,200 $2,050–$2,350

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: $379,900
Monthly cash flow: $37
Cash to close: $87,377
Cap rate: 6.5%
Cash-on-cash: 0.5%
DSCR: 1.02×
GRM: 7.4
Price per unit: $189,950
Price that breaks even: $386,875
Rent that breaks even: $4,251/mo
Cash flow turns positive: year 1
Year 30: property vs stocks: $1.67M vs $665K

Monthly breakdown

Rent	$4,300
Vacancy (6%)	−$258
Collected	$4,042
Property tax Public record	−$606
Insurance Our research	−$283
Water, sewer, trash Our research	−$260
Lawn care ($120 × 6 mo ÷ 12)	−$60
Repairs (9% of rent)	−$387
Capital reserve (9% of rent)	−$387
Net operating income	$2,059
Mortgage (principal + interest)	−$2,022
Cash flow	$37
Principal paid down (equity, not cash)	$257

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 $1.67M, stocks $665K. The property wins.

How those totals add up

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$922,117
Minus 6% selling cost	−$55,327
Minus loan still owedTenants' rent paid down all $341,910 of principal by year 30	$0
Plus rental profits, invested at 7%$304,206 of profit by year 30, before investment growth	$555,028
What you'd walk away with	$1,421,818
If you put the same money in stocks
Cash to close ($49,387) invested at 7%	$375,946
Monthly shortfalls ($16,524 total by yr 30) investedThe money you'd have put into the building while it lost money	$108,011
What you'd walk away with	$483,958
Building minus stocks	$937,860

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$922,117
Minus 6% selling cost	−$55,327
Minus loan still owedTenants' rent paid down all $341,910 of principal by year 30	$0
Plus rental profits, invested at 7%$135,042 of profit by year 30, before investment growth	$202,242
What you'd walk away with	$1,069,032
If you put the same money in stocks
Cash to close ($49,387) invested at 7%	$375,946
Monthly shortfalls ($55,044 total by yr 30) investedThe money you'd have put into the building while it lost money	$321,085
What you'd walk away with	$697,031
Building minus stocks	$372,001

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$897,844
Minus 6% selling cost	−$53,871
Minus loan still owedTenants' rent paid down all $332,910 of principal by year 30	$0
Plus rental profits, invested at 7%$322,888 of profit by year 30, before investment growth	$604,374
What you'd walk away with	$1,448,347
If you put the same money in stocks
Cash to close ($48,087) invested at 7%	$366,051
Monthly shortfalls ($13,380 total by yr 30) investedThe money you'd have put into the building while it lost money	$87,744
What you'd walk away with	$453,795
Building minus stocks	$994,552

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$897,844
Minus 6% selling cost	−$53,871
Minus loan still owedTenants' rent paid down all $332,910 of principal by year 30	$0
Plus rental profits, invested at 7%$148,459 of profit by year 30, before investment growth	$228,307
What you'd walk away with	$1,072,280
If you put the same money in stocks
Cash to close ($48,087) invested at 7%	$366,051
Monthly shortfalls ($46,635 total by yr 30) investedThe money you'd have put into the building while it lost money	$277,536
What you'd walk away with	$643,587
Building minus stocks	$428,693

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$922,117
Minus 6% selling cost	−$55,327
Minus loan still owedTenants' rent paid down all $303,920 of principal by year 30	$0
Plus rental profits, invested at 7%$388,928 of profit by year 30, before investment growth	$799,633
What you'd walk away with	$1,666,423
If you put the same money in stocks
Cash to close ($87,377) invested at 7%	$665,136
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	$665,136
Building minus stocks	$1,001,287

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$922,117
Minus 6% selling cost	−$55,327
Minus loan still owedTenants' rent paid down all $303,920 of principal by year 30	$0
Plus rental profits, invested at 7%$196,903 of profit by year 30, before investment growth	$331,871
What you'd walk away with	$1,198,661
If you put the same money in stocks
Cash to close ($87,377) invested at 7%	$665,136
Monthly shortfalls ($15,659 total by yr 30) investedThe money you'd have put into the building while it lost money	$98,097
What you'd walk away with	$763,233
Building minus stocks	$435,428

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$897,844
Minus 6% selling cost	−$53,871
Minus loan still owedTenants' rent paid down all $295,920 of principal by year 30	$0
Plus rental profits, invested at 7%$408,089 of profit by year 30, before investment growth	$859,965
What you'd walk away with	$1,703,938
If you put the same money in stocks
Cash to close ($85,077) invested at 7%	$647,628
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	$647,628
Building minus stocks	$1,056,310

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$897,844
Minus 6% selling cost	−$53,871
Minus loan still owedTenants' rent paid down all $295,920 of principal by year 30	$0
Plus rental profits, invested at 7%$211,749 of profit by year 30, before investment growth	$366,739
What you'd walk away with	$1,210,713
If you put the same money in stocks
Cash to close ($85,077) invested at 7%	$647,628
Monthly shortfalls ($11,344 total by yr 30) investedThe money you'd have put into the building while it lost money	$72,634
What you'd walk away with	$720,262
Building minus stocks	$490,451

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$922,117
Minus 6% selling cost	−$55,327
Minus loan still owedTenants' rent paid down all $284,925 of principal by year 30	$0
Plus rental profits, invested at 7%$434,423 of profit by year 30, before investment growth	$942,882
What you'd walk away with	$1,809,672
If you put the same money in stocks
Cash to close ($106,372) invested at 7%	$809,731
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	$809,731
Building minus stocks	$999,941

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$922,117
Minus 6% selling cost	−$55,327
Minus loan still owedTenants' rent paid down all $284,925 of principal by year 30	$0
Plus rental profits, invested at 7%$233,241 of profit by year 30, before investment growth	$419,961
What you'd walk away with	$1,286,751
If you put the same money in stocks
Cash to close ($106,372) invested at 7%	$809,731
Monthly shortfalls ($6,502 total by yr 30) investedThe money you'd have put into the building while it lost money	$42,938
What you'd walk away with	$852,669
Building minus stocks	$434,082

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$897,844
Minus 6% selling cost	−$53,871
Minus loan still owedTenants' rent paid down all $277,425 of principal by year 30	$0
Plus rental profits, invested at 7%$452,386 of profit by year 30, before investment growth	$999,443
What you'd walk away with	$1,843,417
If you put the same money in stocks
Cash to close ($103,572) invested at 7%	$788,416
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	$788,416
Building minus stocks	$1,055,001

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$897,844
Minus 6% selling cost	−$53,871
Minus loan still owedTenants' rent paid down all $277,425 of principal by year 30	$0
Plus rental profits, invested at 7%$248,640 of profit by year 30, before investment growth	$460,163
What you'd walk away with	$1,304,137
If you put the same money in stocks
Cash to close ($103,572) invested at 7%	$788,416
Monthly shortfalls ($3,937 total by yr 30) investedThe money you'd have put into the building while it lost money	$26,579
What you'd walk away with	$814,996
Building minus stocks	$489,141

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

medium$2,013 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 072822140011: special assessments (payable 2026) = $2,013.32
mediumEight bedrooms means heavy wear; repairs and reserves set at 9% each. Source: Our research notes
mediumStone foundation — have it inspected. 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

Side-by-side, 3,242 sq ft, each unit feels like a townhouse. 513 fully renovated with new heat/AC; roof 8 yrs or newer; tenants pay gas & electric. On-street parking only.

Where each number comes from

Property tax / yr Public recordRamsey County record, payable 2026 (non-homestead)	$7,267
Insurance / yr Our researchour research. quote-based estimate	$3,400
Water, sewer, trash / mo Our researchour research	$260
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	9% / 9%

County record Public record

Recorded as	two family dwelling - side/side
Living units	2
Year built	1905
Market value (2026)	$361,100
Property tax, payable 2026	$7,267
Special assessments	$2,013
Homestead	no
Last sale	2019-09-27 · $250,000

Source: Ramsey County parcel records.

City rental certificate (CofO)

Residential 2 Units: 2 unit(s), B, status in process, renews 2024-06-14.

Nearest highway

CH 37, about 1369 m away.

Crime in West Side

713 incidents in the last 12 months (46 per 1,000 residents), −16% 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:winslow
2026-07-30New at $379,900