659 Conway St

Saint Paul, MN · Dayton's Bluff · Find the listing ↗

Far off

Asking price: $345,000
Monthly cash flow: −$760
Estimated rent: $2,700/mo
Break-even price: $202,172

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: $345,000
Monthly cash flow: −$760
Cash to close: $79,350
Cap rate: 3.7%
Cash-on-cash: −11.5%
DSCR: 0.59×
GRM: 10.6
Price per unit: $172,500
Price that breaks even: $202,172
Rent that breaks even: $3,687/mo
Cash flow turns positive: year 23
Year 30: property vs stocks: $806K vs $1.12M

Monthly breakdown

Rent	$2,700
Vacancy (6%)	−$162
Collected	$2,538
Property tax Public record	−$500
Insurance Estimate	−$273
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	$1,076
Mortgage (principal + interest)	−$1,836
Cash flow	−$760
Principal paid down (equity, not cash)	$234

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 $806K, stocks $1.12M. Stocks win.

How those totals add up

	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%$2,277 of profit by year 30, before investment growth	$2,353
What you'd walk away with	$789,515
If you put the same money in stocks
Cash to close ($44,850) invested at 7%	$341,410
Monthly shortfalls ($189,661 total by yr 30) investedThe money you'd have put into the building while it lost money	$822,583
What you'd walk away with	$1,163,993
Building minus stocks	−$374,478

	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%$0 of profit by year 30, before investment growth	$0
What you'd walk away with	$787,161
If you put the same money in stocks
Cash to close ($44,850) invested at 7%	$341,410
Monthly shortfalls ($317,789 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,175,537
What you'd walk away with	$1,516,947
Building minus stocks	−$729,786

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$813,133
Minus 6% selling cost	−$48,788
Minus loan still owedTenants' rent paid down all $301,500 of principal by year 30	$0
Plus rental profits, invested at 7%$4,727 of profit by year 30, before investment growth	$5,023
What you'd walk away with	$769,368
If you put the same money in stocks
Cash to close ($43,550) invested at 7%	$331,514
Monthly shortfalls ($170,284 total by yr 30) investedThe money you'd have put into the building while it lost money	$755,640
What you'd walk away with	$1,087,154
Building minus stocks	−$317,786

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$813,133
Minus 6% selling cost	−$48,788
Minus loan still owedTenants' rent paid down all $301,500 of principal by year 30	$0
Plus rental profits, invested at 7%$0 of profit by year 30, before investment growth	$0
What you'd walk away with	$764,345
If you put the same money in stocks
Cash to close ($43,550) invested at 7%	$331,514
Monthly shortfalls ($295,963 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,105,924
What you'd walk away with	$1,437,438
Building minus stocks	−$673,093

	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%$16,591 of profit by year 30, before investment growth	$19,207
What you'd walk away with	$806,368
If you put the same money in stocks
Cash to close ($79,350) invested at 7%	$604,032
Monthly shortfalls ($112,029 total by yr 30) investedThe money you'd have put into the building while it lost money	$519,214
What you'd walk away with	$1,123,246
Building minus stocks	−$316,878

	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%$0 of profit by year 30, before investment growth	$0
What you'd walk away with	$787,161
If you put the same money in stocks
Cash to close ($79,350) invested at 7%	$604,032
Monthly shortfalls ($225,844 total by yr 30) investedThe money you'd have put into the building while it lost money	$855,313
What you'd walk away with	$1,459,346
Building minus stocks	−$672,185

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$813,133
Minus 6% selling cost	−$48,788
Minus loan still owedTenants' rent paid down all $268,000 of principal by year 30	$0
Plus rental profits, invested at 7%$21,929 of profit by year 30, before investment growth	$26,152
What you'd walk away with	$790,497
If you put the same money in stocks
Cash to close ($77,050) invested at 7%	$586,524
Monthly shortfalls ($98,206 total by yr 30) investedThe money you'd have put into the building while it lost money	$465,827
What you'd walk away with	$1,052,352
Building minus stocks	−$261,855

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$813,133
Minus 6% selling cost	−$48,788
Minus loan still owedTenants' rent paid down all $268,000 of principal by year 30	$0
Plus rental profits, invested at 7%$0 of profit by year 30, before investment growth	$0
What you'd walk away with	$764,345
If you put the same money in stocks
Cash to close ($77,050) invested at 7%	$586,524
Monthly shortfalls ($206,683 total by yr 30) investedThe money you'd have put into the building while it lost money	$794,982
What you'd walk away with	$1,381,506
Building minus stocks	−$617,161

	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%$29,028 of profit by year 30, before investment growth	$35,831
What you'd walk away with	$822,992
If you put the same money in stocks
Cash to close ($96,600) invested at 7%	$735,344
Monthly shortfalls ($83,151 total by yr 30) investedThe money you'd have put into the building while it lost money	$405,748
What you'd walk away with	$1,141,092
Building minus stocks	−$318,100

	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%$0 of profit by year 30, before investment growth	$0
What you'd walk away with	$787,161
If you put the same money in stocks
Cash to close ($96,600) invested at 7%	$735,344
Monthly shortfalls ($184,528 total by yr 30) investedThe money you'd have put into the building while it lost money	$725,224
What you'd walk away with	$1,460,568
Building minus stocks	−$673,407

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$813,133
Minus 6% selling cost	−$48,788
Minus loan still owedTenants' rent paid down all $251,250 of principal by year 30	$0
Plus rental profits, invested at 7%$35,623 of profit by year 30, before investment growth	$45,305
What you'd walk away with	$809,650
If you put the same money in stocks
Cash to close ($93,800) invested at 7%	$714,030
Monthly shortfalls ($71,782 total by yr 30) investedThe money you'd have put into the building while it lost money	$358,662
What you'd walk away with	$1,072,692
Building minus stocks	−$263,042

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$813,133
Minus 6% selling cost	−$48,788
Minus loan still owedTenants' rent paid down all $251,250 of principal by year 30	$0
Plus rental profits, invested at 7%$0 of profit by year 30, before investment growth	$0
What you'd walk away with	$764,345
If you put the same money in stocks
Cash to close ($93,800) invested at 7%	$714,030
Monthly shortfalls ($166,565 total by yr 30) investedThe money you'd have put into the building while it lost money	$668,664
What you'd walk away with	$1,382,693
Building minus stocks	−$618,348

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$1,214 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 322922410021: special assessments (payable 2026) = $1,213.88
mediumAbout 106 m from I 94;US 10: traffic noise usually costs $50–100/month in rent. Based on: OpenStreetMap: nearest motorway (I 94;US 10) at 106 m
mediumAsking is $142,828 above the price where cash flow breaks even ($202,172) at the default scenario. Based on: Derived: price $345,000 vs. break-even $202,172

Opportunities

The seller bought for $11,000 in Dec 1995, so they can take a lower offer and still come out well ahead. Public record: Ramsey County parcel 322922410021: last sale 1995-12-01, $11,000
Long time on market: room to negotiate. Based on: Listing data: 139 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)	$5,996
Insurance / yr Estimateestimate. from units, square feet and age; get a quote	$3,279
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 1880: +1 pt capital reserve	8% / 9%

County record Public record

Recorded as	two family dwelling - up/dwn
Living units	2
Year built	1880
Market value (2026)	$265,100
Property tax, payable 2026	$5,996
Special assessments	$1,214
Homestead	no
Last sale	1995-12-01 · $11,000

Source: Ramsey County parcel records.

City rental certificate (CofO)

Residential 2 Units: 2 unit(s), B, status pending, renews 2026-10-11.

Nearest highway

I 94;US 10, about 106 m away.

Crime in Dayton's Bluff

971 incidents in the last 12 months (52 per 1,000 residents), −6% vs. the year before. St. Paul police incidents, excluding proactive visits and community events.

Status history

2026-05-16New at $345,000