529 Galtier St

Saint Paul, MN · Frogtown (Thomas-Dale) · Find the listing ↗

Asking price: $275,000
Monthly cash flow: −$194
Estimated rent: $2,700/mo
Break-even price: $238,589

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

2 bed / 1 bath (est.)$1,350 $1,150–$1,550
2 bed / 1 bath (est.)$1,350 $1,150–$1,550

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: $275,000
Monthly cash flow: −$194
Cash to close: $63,250
Cap rate: 5.5%
Cash-on-cash: −3.7%
DSCR: 0.87×
GRM: 8.5
Price per unit: $137,500
Price that breaks even: $238,589
Rent that breaks even: $2,952/mo
Cash flow turns positive: year 7
Year 30: property vs stocks: $918K vs $531K

Monthly breakdown

Rent	$2,700
Vacancy (6%)	−$162
Collected	$2,538
Property tax Public record	−$364
Insurance Estimate	−$215
Water, sewer, trash Estimate	−$170
Lawn care ($120 × 6 mo ÷ 12)	−$60
Repairs (8% of rent)	−$216
Capital reserve (9% of rent)	−$243
Net operating income	$1,270
Mortgage (principal + interest)	−$1,464
Cash flow	−$194
Principal paid down (equity, not cash)	$186

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 $918K, stocks $531K. The property wins.

How those totals add up

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$667,497
Minus 6% selling cost	−$40,050
Minus loan still owedTenants' rent paid down all $247,500 of principal by year 30	$0
Plus rental profits, invested at 7%$118,395 of profit by year 30, before investment growth	$183,994
What you'd walk away with	$811,442
If you put the same money in stocks
Cash to close ($35,750) invested at 7%	$272,138
Monthly shortfalls ($32,925 total by yr 30) investedThe money you'd have put into the building while it lost money	$197,582
What you'd walk away with	$469,720
Building minus stocks	$341,722

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$667,497
Minus 6% selling cost	−$40,050
Minus loan still owedTenants' rent paid down all $247,500 of principal by year 30	$0
Plus rental profits, invested at 7%$36,076 of profit by year 30, before investment growth	$45,734
What you'd walk away with	$673,181
If you put the same money in stocks
Cash to close ($35,750) invested at 7%	$272,138
Monthly shortfalls ($81,013 total by yr 30) investedThe money you'd have put into the building while it lost money	$414,628
What you'd walk away with	$686,766
Building minus stocks	−$13,585

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$643,225
Minus 6% selling cost	−$38,593
Minus loan still owedTenants' rent paid down all $238,500 of principal by year 30	$0
Plus rental profits, invested at 7%$133,043 of profit by year 30, before investment growth	$214,524
What you'd walk away with	$819,155
If you put the same money in stocks
Cash to close ($34,450) invested at 7%	$262,242
Monthly shortfalls ($25,748 total by yr 30) investedThe money you'd have put into the building while it lost money	$158,499
What you'd walk away with	$420,741
Building minus stocks	$398,414

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$643,225
Minus 6% selling cost	−$38,593
Minus loan still owedTenants' rent paid down all $238,500 of principal by year 30	$0
Plus rental profits, invested at 7%$44,937 of profit by year 30, before investment growth	$59,124
What you'd walk away with	$663,755
If you put the same money in stocks
Cash to close ($34,450) invested at 7%	$262,242
Monthly shortfalls ($68,048 total by yr 30) investedThe money you'd have put into the building while it lost money	$358,405
What you'd walk away with	$620,648
Building minus stocks	$43,107

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$667,497
Minus 6% selling cost	−$40,050
Minus loan still owedTenants' rent paid down all $220,000 of principal by year 30	$0
Plus rental profits, invested at 7%$166,368 of profit by year 30, before investment growth	$290,746
What you'd walk away with	$918,193
If you put the same money in stocks
Cash to close ($63,250) invested at 7%	$481,475
Monthly shortfalls ($7,609 total by yr 30) investedThe money you'd have put into the building while it lost money	$49,083
What you'd walk away with	$530,558
Building minus stocks	$387,635

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$667,497
Minus 6% selling cost	−$40,050
Minus loan still owedTenants' rent paid down all $220,000 of principal by year 30	$0
Plus rental profits, invested at 7%$66,449 of profit by year 30, before investment growth	$94,679
What you'd walk away with	$722,126
If you put the same money in stocks
Cash to close ($63,250) invested at 7%	$481,475
Monthly shortfalls ($38,096 total by yr 30) investedThe money you'd have put into the building while it lost money	$208,323
What you'd walk away with	$689,798
Building minus stocks	$32,328

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$643,225
Minus 6% selling cost	−$38,593
Minus loan still owedTenants' rent paid down all $212,000 of principal by year 30	$0
Plus rental profits, invested at 7%$182,173 of profit by year 30, before investment growth	$330,323
What you'd walk away with	$934,954
If you put the same money in stocks
Cash to close ($60,950) invested at 7%	$463,967
Monthly shortfalls ($4,253 total by yr 30) investedThe money you'd have put into the building while it lost money	$28,329
What you'd walk away with	$492,296
Building minus stocks	$442,658

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$643,225
Minus 6% selling cost	−$38,593
Minus loan still owedTenants' rent paid down all $212,000 of principal by year 30	$0
Plus rental profits, invested at 7%$77,234 of profit by year 30, before investment growth	$114,174
What you'd walk away with	$718,806
If you put the same money in stocks
Cash to close ($60,950) invested at 7%	$463,967
Monthly shortfalls ($29,720 total by yr 30) investedThe money you'd have put into the building while it lost money	$167,487
What you'd walk away with	$631,454
Building minus stocks	$87,352

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$667,497
Minus 6% selling cost	−$40,050
Minus loan still owedTenants' rent paid down all $206,250 of principal by year 30	$0
Plus rental profits, invested at 7%$194,139 of profit by year 30, before investment growth	$362,024
What you'd walk away with	$989,471
If you put the same money in stocks
Cash to close ($77,000) invested at 7%	$586,144
Monthly shortfalls ($2,447 total by yr 30) investedThe money you'd have put into the building while it lost money	$16,667
What you'd walk away with	$602,810
Building minus stocks	$386,661

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$667,497
Minus 6% selling cost	−$40,050
Minus loan still owedTenants' rent paid down all $206,250 of principal by year 30	$0
Plus rental profits, invested at 7%$85,595 of profit by year 30, before investment growth	$130,112
What you'd walk away with	$757,560
If you put the same money in stocks
Cash to close ($77,000) invested at 7%	$586,144
Monthly shortfalls ($24,309 total by yr 30) investedThe money you'd have put into the building while it lost money	$140,062
What you'd walk away with	$726,206
Building minus stocks	$31,354

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$643,225
Minus 6% selling cost	−$38,593
Minus loan still owedTenants' rent paid down all $198,750 of principal by year 30	$0
Plus rental profits, invested at 7%$210,504 of profit by year 30, before investment growth	$407,858
What you'd walk away with	$1,012,489
If you put the same money in stocks
Cash to close ($74,200) invested at 7%	$564,829
Monthly shortfalls ($849 total by yr 30) investedThe money you'd have put into the building while it lost money	$5,940
What you'd walk away with	$570,770
Building minus stocks	$441,719

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$643,225
Minus 6% selling cost	−$38,593
Minus loan still owedTenants' rent paid down all $198,750 of principal by year 30	$0
Plus rental profits, invested at 7%$97,252 of profit by year 30, before investment growth	$153,509
What you'd walk away with	$758,140
If you put the same money in stocks
Cash to close ($74,200) invested at 7%	$564,829
Monthly shortfalls ($18,003 total by yr 30) investedThe money you'd have put into the building while it lost money	$106,898
What you'd walk away with	$671,727
Building minus stocks	$86,413

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$863 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 362923140077: special assessments (payable 2026) = $863.46

Opportunities

Long time on market: room to negotiate. Based on: Listing data: 140 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 Public recordRamsey County record, payable 2026 (non-homestead)	$4,365
Insurance / yr Estimateestimate. from units, square feet and age; get a quote	$2,585
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 1900: +1 pt capital reserve	8% / 9%

County record Public record

Recorded as	two family dwelling - up/dwn
Living units	2
Year built	1900
Market value (2026)	$205,100
Property tax, payable 2026	$4,365
Special assessments	$863
Homestead	no
Last sale	—

Source: Ramsey County parcel records.

City rental certificate (CofO)

Residential 2 Units: 2 unit(s), A, status pending, renews 2028-01-26.

Nearest highway

I 94, about 705 m away.

Crime in Frogtown

828 incidents in the last 12 months (53 per 1,000 residents), −26% vs. the year before. St. Paul police incidents, excluding proactive visits and community events.

Status history

2026-05-15New at $275,000