St. Paul › Frogtown

658 Edmund Ave

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

Cash flows

Asking price: $235,000
Monthly cash flow: $83
Estimated rent: $3,000/mo
Break-even price: $250,667

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
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: $235,000
Monthly cash flow: $83
Cash to close: $54,050
Cap rate: 6.8%
Cash-on-cash: 1.9%
DSCR: 1.07×
GRM: 6.5
Price per unit: $117,500
Price that breaks even: $250,667
Rent that breaks even: $2,892/mo
Cash flow turns positive: year 1
Year 30: property vs stocks: $1.10M vs $411K

Monthly breakdown

Rent	$3,000
Vacancy (6%)	−$180
Collected	$2,820
Property tax Public record	−$526
Insurance Estimate	−$219
Water, sewer, trash Estimate	−$170
Lawn care ($120 × 6 mo ÷ 12)	−$60
Repairs (8% of rent)	−$240
Capital reserve (9% of rent)	−$270
Net operating income	$1,334
Mortgage (principal + interest)	−$1,251
Cash flow	$83
Principal paid down (equity, not cash)	$159

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 $1.10M, stocks $411K. The property wins.

How those totals add up

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$570,407
Minus 6% selling cost	−$34,224
Minus loan still owedTenants' rent paid down all $211,500 of principal by year 30	$0
Plus rental profits, invested at 7%$208,649 of profit by year 30, before investment growth	$397,332
What you'd walk away with	$933,515
If you put the same money in stocks
Cash to close ($30,550) invested at 7%	$232,554
Monthly shortfalls ($7,274 total by yr 30) investedThe money you'd have put into the building while it lost money	$47,830
What you'd walk away with	$280,385
Building minus stocks	$653,130

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$570,407
Minus 6% selling cost	−$34,224
Minus loan still owedTenants' rent paid down all $211,500 of principal by year 30	$0
Plus rental profits, invested at 7%$86,433 of profit by year 30, before investment growth	$132,154
What you'd walk away with	$668,336
If you put the same money in stocks
Cash to close ($30,550) invested at 7%	$232,554
Monthly shortfalls ($29,954 total by yr 30) investedThe money you'd have put into the building while it lost money	$177,437
What you'd walk away with	$409,992
Building minus stocks	$258,344

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$546,134
Minus 6% selling cost	−$32,768
Minus loan still owedTenants' rent paid down all $202,500 of principal by year 30	$0
Plus rental profits, invested at 7%$227,330 of profit by year 30, before investment growth	$446,678
What you'd walk away with	$960,044
If you put the same money in stocks
Cash to close ($29,250) invested at 7%	$222,658
Monthly shortfalls ($4,130 total by yr 30) investedThe money you'd have put into the building while it lost money	$27,563
What you'd walk away with	$250,222
Building minus stocks	$709,822

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$546,134
Minus 6% selling cost	−$32,768
Minus loan still owedTenants' rent paid down all $202,500 of principal by year 30	$0
Plus rental profits, invested at 7%$100,628 of profit by year 30, before investment growth	$160,993
What you'd walk away with	$674,359
If you put the same money in stocks
Cash to close ($29,250) invested at 7%	$222,658
Monthly shortfalls ($22,324 total by yr 30) investedThe money you'd have put into the building while it lost money	$136,663
What you'd walk away with	$359,322
Building minus stocks	$315,037

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$570,407
Minus 6% selling cost	−$34,224
Minus loan still owedTenants' rent paid down all $188,000 of principal by year 30	$0
Plus rental profits, invested at 7%$264,004 of profit by year 30, before investment growth	$567,625
What you'd walk away with	$1,103,808
If you put the same money in stocks
Cash to close ($54,050) invested at 7%	$411,442
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	$411,442
Building minus stocks	$692,366

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$570,407
Minus 6% selling cost	−$34,224
Minus loan still owedTenants' rent paid down all $188,000 of principal by year 30	$0
Plus rental profits, invested at 7%$126,263 of profit by year 30, before investment growth	$218,577
What you'd walk away with	$754,759
If you put the same money in stocks
Cash to close ($54,050) invested at 7%	$411,442
Monthly shortfalls ($7,155 total by yr 30) investedThe money you'd have put into the building while it lost money	$45,737
What you'd walk away with	$457,179
Building minus stocks	$297,580

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$546,134
Minus 6% selling cost	−$32,768
Minus loan still owedTenants' rent paid down all $180,000 of principal by year 30	$0
Plus rental profits, invested at 7%$283,165 of profit by year 30, before investment growth	$627,957
What you'd walk away with	$1,141,323
If you put the same money in stocks
Cash to close ($51,750) invested at 7%	$393,934
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	$393,934
Building minus stocks	$747,389

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$546,134
Minus 6% selling cost	−$32,768
Minus loan still owedTenants' rent paid down all $180,000 of principal by year 30	$0
Plus rental profits, invested at 7%$141,918 of profit by year 30, before investment growth	$257,387
What you'd walk away with	$770,753
If you put the same money in stocks
Cash to close ($51,750) invested at 7%	$393,934
Monthly shortfalls ($3,648 total by yr 30) investedThe money you'd have put into the building while it lost money	$24,216
What you'd walk away with	$418,150
Building minus stocks	$352,603

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$570,407
Minus 6% selling cost	−$34,224
Minus loan still owedTenants' rent paid down all $176,250 of principal by year 30	$0
Plus rental profits, invested at 7%$292,147 of profit by year 30, before investment growth	$656,237
What you'd walk away with	$1,192,419
If you put the same money in stocks
Cash to close ($65,800) invested at 7%	$500,886
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	$500,886
Building minus stocks	$691,533

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$570,407
Minus 6% selling cost	−$34,224
Minus loan still owedTenants' rent paid down all $176,250 of principal by year 30	$0
Plus rental profits, invested at 7%$149,665 of profit by year 30, before investment growth	$277,747
What you'd walk away with	$813,929
If you put the same money in stocks
Cash to close ($65,800) invested at 7%	$500,886
Monthly shortfalls ($2,414 total by yr 30) investedThe money you'd have put into the building while it lost money	$16,296
What you'd walk away with	$517,182
Building minus stocks	$296,747

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$546,134
Minus 6% selling cost	−$32,768
Minus loan still owedTenants' rent paid down all $168,750 of principal by year 30	$0
Plus rental profits, invested at 7%$310,110 of profit by year 30, before investment growth	$712,797
What you'd walk away with	$1,226,163
If you put the same money in stocks
Cash to close ($63,000) invested at 7%	$479,572
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	$479,572
Building minus stocks	$746,591

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$546,134
Minus 6% selling cost	−$32,768
Minus loan still owedTenants' rent paid down all $168,750 of principal by year 30	$0
Plus rental profits, invested at 7%$165,900 of profit by year 30, before investment growth	$322,809
What you'd walk away with	$836,175
If you put the same money in stocks
Cash to close ($63,000) invested at 7%	$479,572
Monthly shortfalls ($686 total by yr 30) investedThe money you'd have put into the building while it lost money	$4,797
What you'd walk away with	$484,369
Building minus stocks	$351,806

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$2,130 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 352923140103: special assessments (payable 2026) = $2,130.42
lowChanged hands in Jan 2026; the county record doesn't show a price. Ask what the seller paid and what changed since. Public record: Ramsey County parcel 352923140103: last sale 2026-01-14

Opportunities

Long time on market: room to negotiate. Based on: Listing data: 184 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)	$6,318
Insurance / yr Estimateestimate. from units, square feet and age; get a quote	$2,633
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 1905: +1 pt capital reserve	8% / 9%

County record Public record

Recorded as	two family dwelling - up/dwn
Living units	2
Year built	1905
Market value (2026)	$285,600
Property tax, payable 2026	$6,318
Special assessments	$2,130
Homestead	no
Last sale	2026-01-14

Source: Ramsey County parcel records.

City rental certificate (CofO)

Residential 2 Units: 2 unit(s), B, status pending, renews 2027-12-19.

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

2026-04-01New at $235,000