595 Syndicate St N

Saint Paul, MN · Hamline – Midway · View the listing ↗

Overpriced

40 photos

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

Asking price: $355,000
Monthly cash flow: −$434
Estimated rent: $3,150/mo
Break-even price: $273,411

Adjust the numbers See the full breakdown

From the listing

Welcome home to this classic up-and-down duplex on a corner lot in St. Paul's vibrant Midway neighborhood! Combining original 1920s character with important modern updates, this well-maintained property offers exceptional flexibility for an owner-occupant, house hacker, investor or buyer looking to share a home with friends or family. With two separate units, separate entrances and separate addresses, the property offers an excellent opportunity to offset your housing costs while building equity. Live in one unit and rent the other, purchase with friends and share expenses, or use the property as an investment for future appreciation. Each unit features two bedrooms and one full bath, with hardwood floors, wide woodwork and charming vintage details throughout. The main-level unit features natural woodwork in the living room and separate dining room, an updated bathroom vanity and sink, and a kitchen with stainless-steel appliances. The upper unit also features natural woodwork in the living and dining rooms, an updated bathroom vanity and sink, and newer vinyl windows. Each unit has its own washer and dryer located in the separate unfinished basement. The basement also offers excellent potential for future finishing as an office, family room, hobby space or additional living area. The two-car garage features an interior divider wall, with additional driveway parking in front of each garage-especially convenient during winter snow emergencies. The corner lot offers plenty of yard space and great potential for gardens and outdoor enjoyment. The corner location at Thomas Avenue and Syndicate Street N brings abundant natural light through south- and east-facing windows. Just three blocks from University Avenue METRO Green Line LRT stops, making access to downtown St. Paul, Minneapolis and the University of Minnesota especially convenient. Allianz Field, Target, local cafes, Hamline University, Concordia University and Gaultier Community Elementary are all within approximately one mile. Recent updates include exterior/front porch painting (2026) and replacement of one of two boilers (2026). Each unit has its own boiler and hot water heater, with separate gas and electric meters for each unit. Come see 595 Syndicate Street / 1282 Thomas Avenue and imagine the possibilities!

Listing courtesy of NRT-Minnesota (CB Burnet) (Linda Alter). Description from Realtor.com, MLS #7147492. 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: $355,000
Cash to close: $81,650
Price per unit: $177,500
GRM: 9.4

Each month

Cash flow: −$434/mo
Cash-on-cash: −6.4%
Cap rate: 4.9%
DSCR: 0.77×

Break-even

Price that breaks even: $273,411
Rent that breaks even: $3,707/mo

Long run

Year 30: property vs stocks: $1.01M vs $796K
Cash flow turns positive: year 12

Monthly

Monthly breakdown

Rent	$3,150
Vacancy (6%)	−$189
Collected	$2,961
Property tax Public record	−$583
Insurance Estimate	−$189
Water, sewer, trash Estimate	−$170
Lawn care ($120 × 6 mo ÷ 12)	−$60
Repairs (8% of rent)	−$252
Capital reserve (8% of rent)	−$252
Net operating income	$1,455
Mortgage (principal + interest)	−$1,889
Cash flow	−$434
Principal paid down (equity, not cash)	$240

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

How those totals add up

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$861,678
Minus 6% selling cost	−$51,701
Minus loan still owedTenants' rent paid down all $319,500 of principal by year 30	$0
Plus rental profits, invested at 7%$83,109 of profit by year 30, before investment growth	$114,703
What you'd walk away with	$924,681
If you put the same money in stocks
Cash to close ($46,150) invested at 7%	$351,306
Monthly shortfalls ($75,793 total by yr 30) investedThe money you'd have put into the building while it lost money	$414,647
What you'd walk away with	$765,953
Building minus stocks	$158,728

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$861,678
Minus 6% selling cost	−$51,701
Minus loan still owedTenants' rent paid down all $319,500 of principal by year 30	$0
Plus rental profits, invested at 7%$12,793 of profit by year 30, before investment growth	$14,307
What you'd walk away with	$824,285
If you put the same money in stocks
Cash to close ($46,150) invested at 7%	$351,306
Monthly shortfalls ($157,618 total by yr 30) investedThe money you'd have put into the building while it lost money	$728,776
What you'd walk away with	$1,080,081
Building minus stocks	−$255,796

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$837,406
Minus 6% selling cost	−$50,244
Minus loan still owedTenants' rent paid down all $310,500 of principal by year 30	$0
Plus rental profits, invested at 7%$94,236 of profit by year 30, before investment growth	$133,722
What you'd walk away with	$920,883
If you put the same money in stocks
Cash to close ($44,850) invested at 7%	$341,410
Monthly shortfalls ($65,094 total by yr 30) investedThe money you'd have put into the building while it lost money	$364,052
What you'd walk away with	$705,462
Building minus stocks	$215,421

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$837,406
Minus 6% selling cost	−$50,244
Minus loan still owedTenants' rent paid down all $310,500 of principal by year 30	$0
Plus rental profits, invested at 7%$17,672 of profit by year 30, before investment growth	$20,300
What you'd walk away with	$807,461
If you put the same money in stocks
Cash to close ($44,850) invested at 7%	$341,410
Monthly shortfalls ($140,671 total by yr 30) investedThe money you'd have put into the building while it lost money	$665,155
What you'd walk away with	$1,006,564
Building minus stocks	−$199,103

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$861,678
Minus 6% selling cost	−$51,701
Minus loan still owedTenants' rent paid down all $284,000 of principal by year 30	$0
Plus rental profits, invested at 7%$131,696 of profit by year 30, before investment growth	$203,881
What you'd walk away with	$1,013,858
If you put the same money in stocks
Cash to close ($81,650) invested at 7%	$621,541
Monthly shortfalls ($29,770 total by yr 30) investedThe money you'd have put into the building while it lost money	$174,319
What you'd walk away with	$795,859
Building minus stocks	$217,999

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$861,678
Minus 6% selling cost	−$51,701
Minus loan still owedTenants' rent paid down all $284,000 of principal by year 30	$0
Plus rental profits, invested at 7%$37,210 of profit by year 30, before investment growth	$46,683
What you'd walk away with	$856,660
If you put the same money in stocks
Cash to close ($81,650) invested at 7%	$621,541
Monthly shortfalls ($87,424 total by yr 30) investedThe money you'd have put into the building while it lost money	$431,646
What you'd walk away with	$1,053,186
Building minus stocks	−$196,526

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$837,406
Minus 6% selling cost	−$50,244
Minus loan still owedTenants' rent paid down all $276,000 of principal by year 30	$0
Plus rental profits, invested at 7%$144,514 of profit by year 30, before investment growth	$230,236
What you'd walk away with	$1,017,398
If you put the same money in stocks
Cash to close ($79,350) invested at 7%	$604,032
Monthly shortfalls ($23,427 total by yr 30) investedThe money you'd have put into the building while it lost money	$140,343
What you'd walk away with	$744,376
Building minus stocks	$273,022

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$837,406
Minus 6% selling cost	−$50,244
Minus loan still owedTenants' rent paid down all $276,000 of principal by year 30	$0
Plus rental profits, invested at 7%$44,622 of profit by year 30, before investment growth	$57,576
What you'd walk away with	$844,737
If you put the same money in stocks
Cash to close ($79,350) invested at 7%	$604,032
Monthly shortfalls ($75,675 total by yr 30) investedThe money you'd have put into the building while it lost money	$382,207
What you'd walk away with	$986,240
Building minus stocks	−$141,503

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$861,678
Minus 6% selling cost	−$51,701
Minus loan still owedTenants' rent paid down all $266,250 of principal by year 30	$0
Plus rental profits, invested at 7%$161,124 of profit by year 30, before investment growth	$266,249
What you'd walk away with	$1,076,226
If you put the same money in stocks
Cash to close ($99,400) invested at 7%	$756,658
Monthly shortfalls ($16,685 total by yr 30) investedThe money you'd have put into the building while it lost money	$102,827
What you'd walk away with	$859,485
Building minus stocks	$216,741

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$861,678
Minus 6% selling cost	−$51,701
Minus loan still owedTenants' rent paid down all $266,250 of principal by year 30	$0
Plus rental profits, invested at 7%$54,658 of profit by year 30, before investment growth	$73,080
What you'd walk away with	$883,057
If you put the same money in stocks
Cash to close ($99,400) invested at 7%	$756,658
Monthly shortfalls ($62,360 total by yr 30) investedThe money you'd have put into the building while it lost money	$324,183
What you'd walk away with	$1,080,841
Building minus stocks	−$197,784

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$837,406
Minus 6% selling cost	−$50,244
Minus loan still owedTenants' rent paid down all $258,750 of principal by year 30	$0
Plus rental profits, invested at 7%$174,606 of profit by year 30, before investment growth	$296,962
What you'd walk away with	$1,084,123
If you put the same money in stocks
Cash to close ($96,600) invested at 7%	$735,344
Monthly shortfalls ($12,204 total by yr 30) investedThe money you'd have put into the building while it lost money	$76,980
What you'd walk away with	$812,324
Building minus stocks	$271,799

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$837,406
Minus 6% selling cost	−$50,244
Minus loan still owedTenants' rent paid down all $258,750 of principal by year 30	$0
Plus rental profits, invested at 7%$63,196 of profit by year 30, before investment growth	$86,982
What you'd walk away with	$874,144
If you put the same money in stocks
Cash to close ($96,600) invested at 7%	$735,344
Monthly shortfalls ($52,934 total by yr 30) investedThe money you'd have put into the building while it lost money	$281,525
What you'd walk away with	$1,016,869
Building minus stocks	−$142,725

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 $1.01M, stocks $796K. 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.

2 bed estimate $1,575/mo · range $1,275–$2,300 · 8 rentals within 0.75 mi

Address	Rent	Bd / Ba	Sq ft	Distance	Listed	Type
1305 University Ave W, Saint Paul	$1,060	2 / 2	—	0.2 mi	2026-07-17	Apartment
1270 Seminary Ave, Saint Paul	$1,500	2 / 1	—	0.4 mi	2026-09-26	Apartment
411 Lexington Pkwy N, Saint Paul	$2,175	2 / 2	873	0.5 mi	2026-07-31	Apartment
1010 Lafond Ave Apt 1, Saint Paul	$1,225	2 / 1	750	0.6 mi	2024-07-01	Apartment
613 Snelling Ave N, Saint Paul	$1,600	2 / 1	—	0.6 mi	2026-04-14	Apartment
455 Snelling Ave N, Saint Paul	$2,398	2 / 2	991	0.7 mi	2025-03-22	Apartment
1605 Minnehaha Ave W, Saint Paul	$1,325	2 / 1	815	0.7 mi	2024-04-12	Apartment
427 Snelling Ave N, Saint Paul	$2,308	2 / 2	925	0.7 mi	2026-02-03	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

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 342923130106: special assessments (payable 2026) = $432.50

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

Where each number comes from

Property tax / yr Public recordRamsey County record, payable 2026 (non-homestead)	$6,994
Insurance / yr Estimateestimate. from units, square feet and age; get a quote	$2,268
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

2026-10-02New at $355,000

County record Public record

Recorded as	two family dwelling - up/dwn
Living units	2
Year built	1926
Market value (2026)	$341,200
Property tax, payable 2026	$6,994
Special assessments	$432
Homestead	no
Last sale	2021-02-01 · $305,000

Source: Ramsey County parcel records.

City rental certificate (CofO)

Residential 2 Units: 2 unit(s), A, status pending, renews 2025-10-14.

Nearest highway

I 94, about 798 m away.

Crime in Hamline – Midway

1,224 incidents in the last 12 months (101 per 1,000 residents), −2% vs. the year before. St. Paul police incidents, excluding proactive visits and community events.