684 Virginia St

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

Asking price: $270,000
Monthly cash flow: −$187
Estimated rent: $2,700/mo
Break-even price: $234,838

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: $270,000
Monthly cash flow: −$187
Cash to close: $62,100
Cap rate: 5.6%
Cash-on-cash: −3.6%
DSCR: 0.87×
GRM: 8.3
Price per unit: $135,000
Price that breaks even: $234,838
Rent that breaks even: $2,943/mo
Cash flow turns positive: year 7
Year 30: property vs stocks: $902K vs $520K

Monthly breakdown

Rent	$2,700
Vacancy (6%)	−$162
Collected	$2,538
Property tax Public record	−$368
Insurance Estimate	−$232
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	$1,250
Mortgage (principal + interest)	−$1,437
Cash flow	−$187
Principal paid down (equity, not cash)	$183

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 $902K, stocks $520K. The property wins.

How those totals add up

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$655,361
Minus 6% selling cost	−$39,322
Minus loan still owedTenants' rent paid down all $243,000 of principal by year 30	$0
Plus rental profits, invested at 7%$116,022 of profit by year 30, before investment growth	$180,569
What you'd walk away with	$796,608
If you put the same money in stocks
Cash to close ($35,100) invested at 7%	$267,190
Monthly shortfalls ($32,009 total by yr 30) investedThe money you'd have put into the building while it lost money	$192,247
What you'd walk away with	$459,437
Building minus stocks	$337,171

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$655,361
Minus 6% selling cost	−$39,322
Minus loan still owedTenants' rent paid down all $243,000 of principal by year 30	$0
Plus rental profits, invested at 7%$33,964 of profit by year 30, before investment growth	$42,894
What you'd walk away with	$658,933
If you put the same money in stocks
Cash to close ($35,100) invested at 7%	$267,190
Monthly shortfalls ($80,356 total by yr 30) investedThe money you'd have put into the building while it lost money	$409,879
What you'd walk away with	$677,069
Building minus stocks	−$18,136

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$631,088
Minus 6% selling cost	−$37,865
Minus loan still owedTenants' rent paid down all $234,000 of principal by year 30	$0
Plus rental profits, invested at 7%$130,703 of profit by year 30, before investment growth	$211,226
What you'd walk away with	$804,449
If you put the same money in stocks
Cash to close ($33,800) invested at 7%	$257,294
Monthly shortfalls ($24,863 total by yr 30) investedThe money you'd have put into the building while it lost money	$153,291
What you'd walk away with	$410,585
Building minus stocks	$393,864

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$631,088
Minus 6% selling cost	−$37,865
Minus loan still owedTenants' rent paid down all $234,000 of principal by year 30	$0
Plus rental profits, invested at 7%$42,679 of profit by year 30, before investment growth	$55,967
What you'd walk away with	$649,190
If you put the same money in stocks
Cash to close ($33,800) invested at 7%	$257,294
Monthly shortfalls ($67,245 total by yr 30) investedThe money you'd have put into the building while it lost money	$353,339
What you'd walk away with	$610,633
Building minus stocks	$38,557

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$655,361
Minus 6% selling cost	−$39,322
Minus loan still owedTenants' rent paid down all $216,000 of principal by year 30	$0
Plus rental profits, invested at 7%$163,233 of profit by year 30, before investment growth	$285,854
What you'd walk away with	$901,893
If you put the same money in stocks
Cash to close ($62,100) invested at 7%	$472,721
Monthly shortfalls ($7,262 total by yr 30) investedThe money you'd have put into the building while it lost money	$46,923
What you'd walk away with	$519,644
Building minus stocks	$382,249

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$655,361
Minus 6% selling cost	−$39,322
Minus loan still owedTenants' rent paid down all $216,000 of principal by year 30	$0
Plus rental profits, invested at 7%$63,425 of profit by year 30, before investment growth	$90,086
What you'd walk away with	$706,125
If you put the same money in stocks
Cash to close ($62,100) invested at 7%	$472,721
Monthly shortfalls ($37,860 total by yr 30) investedThe money you'd have put into the building while it lost money	$206,461
What you'd walk away with	$679,182
Building minus stocks	$26,943

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$631,088
Minus 6% selling cost	−$37,865
Minus loan still owedTenants' rent paid down all $208,000 of principal by year 30	$0
Plus rental profits, invested at 7%$179,117 of profit by year 30, before investment growth	$325,849
What you'd walk away with	$919,072
If you put the same money in stocks
Cash to close ($59,800) invested at 7%	$455,213
Monthly shortfalls ($3,986 total by yr 30) investedThe money you'd have put into the building while it lost money	$26,586
What you'd walk away with	$481,799
Building minus stocks	$437,273

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$631,088
Minus 6% selling cost	−$37,865
Minus loan still owedTenants' rent paid down all $208,000 of principal by year 30	$0
Plus rental profits, invested at 7%$74,112 of profit by year 30, before investment growth	$109,283
What you'd walk away with	$702,506
If you put the same money in stocks
Cash to close ($59,800) invested at 7%	$455,213
Monthly shortfalls ($29,387 total by yr 30) investedThe money you'd have put into the building while it lost money	$165,327
What you'd walk away with	$620,540
Building minus stocks	$81,966

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$655,361
Minus 6% selling cost	−$39,322
Minus loan still owedTenants' rent paid down all $202,500 of principal by year 30	$0
Plus rental profits, invested at 7%$190,598 of profit by year 30, before investment growth	$356,375
What you'd walk away with	$972,414
If you put the same money in stocks
Cash to close ($75,600) invested at 7%	$575,486
Monthly shortfalls ($2,293 total by yr 30) investedThe money you'd have put into the building while it lost money	$15,634
What you'd walk away with	$591,121
Building minus stocks	$381,293

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$655,361
Minus 6% selling cost	−$39,322
Minus loan still owedTenants' rent paid down all $202,500 of principal by year 30	$0
Plus rental profits, invested at 7%$82,063 of profit by year 30, before investment growth	$124,372
What you'd walk away with	$740,411
If you put the same money in stocks
Cash to close ($75,600) invested at 7%	$575,486
Monthly shortfalls ($24,165 total by yr 30) investedThe money you'd have put into the building while it lost money	$138,938
What you'd walk away with	$714,425
Building minus stocks	$25,986

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$631,088
Minus 6% selling cost	−$37,865
Minus loan still owedTenants' rent paid down all $195,000 of principal by year 30	$0
Plus rental profits, invested at 7%$207,006 of profit by year 30, before investment growth	$402,474
What you'd walk away with	$995,697
If you put the same money in stocks
Cash to close ($72,800) invested at 7%	$554,172
Monthly shortfalls ($738 total by yr 30) investedThe money you'd have put into the building while it lost money	$5,173
What you'd walk away with	$559,345
Building minus stocks	$436,352

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$631,088
Minus 6% selling cost	−$37,865
Minus loan still owedTenants' rent paid down all $195,000 of principal by year 30	$0
Plus rental profits, invested at 7%$93,682 of profit by year 30, before investment growth	$147,629
What you'd walk away with	$740,852
If you put the same money in stocks
Cash to close ($72,800) invested at 7%	$554,172
Monthly shortfalls ($17,820 total by yr 30) investedThe money you'd have put into the building while it lost money	$105,635
What you'd walk away with	$659,807
Building minus stocks	$81,045

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 362923120049: 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)	$4,411
Insurance / yr Estimateestimate. from units, square feet and age; get a quote	$2,779
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)	$206,400
Property tax, payable 2026	$4,411
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 2030-02-14.Residential 3+ Units: 4 unit(s), A, status renewal due, renews 2024-09-19.

Nearest highway

I 94, about 1190 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 $270,000