690 Conway St

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

Overpriced

Asking price: $265,000
Monthly cash flow: −$286
Estimated rent: $2,700/mo
Break-even price: $211,296

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 / 1.5 bath (est.)$1,350 $1,150–$1,550
2 bed / 1.5 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: $265,000
Monthly cash flow: −$286
Cash to close: $60,950
Cap rate: 5.1%
Cash-on-cash: −5.6%
DSCR: 0.80×
GRM: 8.2
Price per unit: $132,500
Price that breaks even: $211,296
Rent that breaks even: $3,071/mo
Cash flow turns positive: year 10
Year 30: property vs stocks: $773K vs $569K

Monthly breakdown

Rent	$2,700
Vacancy (6%)	−$162
Collected	$2,538
Property tax Estimate	−$523
Insurance Estimate	−$201
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	$1,125
Mortgage (principal + interest)	−$1,410
Cash flow	−$286
Principal paid down (equity, not cash)	$179

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 $773K, stocks $569K. The property wins.

How those totals add up

	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%$67,216 of profit by year 30, before investment growth	$94,946
What you'd walk away with	$699,578
If you put the same money in stocks
Cash to close ($34,450) invested at 7%	$262,242
Monthly shortfalls ($49,908 total by yr 30) investedThe money you'd have put into the building while it lost money	$278,258
What you'd walk away with	$540,500
Building minus stocks	$159,078

	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%$6,513 of profit by year 30, before investment growth	$7,133
What you'd walk away with	$611,764
If you put the same money in stocks
Cash to close ($34,450) invested at 7%	$262,242
Monthly shortfalls ($119,611 total by yr 30) investedThe money you'd have put into the building while it lost money	$545,752
What you'd walk away with	$807,994
Building minus stocks	−$196,230

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$618,952
Minus 6% selling cost	−$37,137
Minus loan still owedTenants' rent paid down all $229,500 of principal by year 30	$0
Plus rental profits, invested at 7%$79,115 of profit by year 30, before investment growth	$116,174
What you'd walk away with	$697,989
If you put the same money in stocks
Cash to close ($33,150) invested at 7%	$252,346
Monthly shortfalls ($39,982 total by yr 30) investedThe money you'd have put into the building while it lost money	$229,873
What you'd walk away with	$482,219
Building minus stocks	$215,770

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$618,952
Minus 6% selling cost	−$37,137
Minus loan still owedTenants' rent paid down all $229,500 of principal by year 30	$0
Plus rental profits, invested at 7%$11,014 of profit by year 30, before investment growth	$12,563
What you'd walk away with	$594,377
If you put the same money in stocks
Cash to close ($33,150) invested at 7%	$252,346
Monthly shortfalls ($102,287 total by yr 30) investedThe money you'd have put into the building while it lost money	$481,568
What you'd walk away with	$733,914
Building minus stocks	−$139,537

	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%$105,558 of profit by year 30, before investment growth	$168,178
What you'd walk away with	$772,809
If you put the same money in stocks
Cash to close ($60,950) invested at 7%	$463,967
Monthly shortfalls ($17,626 total by yr 30) investedThe money you'd have put into the building while it lost money	$105,521
What you'd walk away with	$569,488
Building minus stocks	$203,321

	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%$23,202 of profit by year 30, before investment growth	$28,703
What you'd walk away with	$633,334
If you put the same money in stocks
Cash to close ($60,950) invested at 7%	$463,967
Monthly shortfalls ($65,676 total by yr 30) investedThe money you'd have put into the building while it lost money	$321,352
What you'd walk away with	$785,319
Building minus stocks	−$151,985

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$618,952
Minus 6% selling cost	−$37,137
Minus loan still owedTenants' rent paid down all $204,000 of principal by year 30	$0
Plus rental profits, invested at 7%$119,206 of profit by year 30, before investment growth	$197,809
What you'd walk away with	$779,624
If you put the same money in stocks
Cash to close ($58,650) invested at 7%	$446,459
Monthly shortfalls ($12,113 total by yr 30) investedThe money you'd have put into the building while it lost money	$74,821
What you'd walk away with	$521,279
Building minus stocks	$258,345

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$618,952
Minus 6% selling cost	−$37,137
Minus loan still owedTenants' rent paid down all $204,000 of principal by year 30	$0
Plus rental profits, invested at 7%$30,471 of profit by year 30, before investment growth	$39,295
What you'd walk away with	$621,110
If you put the same money in stocks
Cash to close ($58,650) invested at 7%	$446,459
Monthly shortfalls ($53,784 total by yr 30) investedThe money you'd have put into the building while it lost money	$271,614
What you'd walk away with	$718,072
Building minus stocks	−$96,962

	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%$128,672 of profit by year 30, before investment growth	$219,432
What you'd walk away with	$824,063
If you put the same money in stocks
Cash to close ($74,200) invested at 7%	$564,829
Monthly shortfalls ($9,005 total by yr 30) investedThe money you'd have put into the building while it lost money	$56,851
What you'd walk away with	$621,681
Building minus stocks	$202,382

	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%$35,784 of profit by year 30, before investment growth	$47,431
What you'd walk away with	$652,062
If you put the same money in stocks
Cash to close ($74,200) invested at 7%	$564,829
Monthly shortfalls ($46,522 total by yr 30) investedThe money you'd have put into the building while it lost money	$240,157
What you'd walk away with	$804,986
Building minus stocks	−$152,924

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$618,952
Minus 6% selling cost	−$37,137
Minus loan still owedTenants' rent paid down all $191,250 of principal by year 30	$0
Plus rental profits, invested at 7%$142,936 of profit by year 30, before investment growth	$253,781
What you'd walk away with	$835,596
If you put the same money in stocks
Cash to close ($71,400) invested at 7%	$543,515
Monthly shortfalls ($5,306 total by yr 30) investedThe money you'd have put into the building while it lost money	$34,640
What you'd walk away with	$578,155
Building minus stocks	$257,441

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$618,952
Minus 6% selling cost	−$37,137
Minus loan still owedTenants' rent paid down all $191,250 of principal by year 30	$0
Plus rental profits, invested at 7%$44,218 of profit by year 30, before investment growth	$61,080
What you'd walk away with	$642,895
If you put the same money in stocks
Cash to close ($71,400) invested at 7%	$543,515
Monthly shortfalls ($36,993 total by yr 30) investedThe money you'd have put into the building while it lost money	$197,246
What you'd walk away with	$740,761
Building minus stocks	−$97,866

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

mediumThe seller is homesteaded, so the current tax bill is lower than what an investor will pay. We use an estimated non-homestead tax instead. Public record: Ramsey County parcel 322922410061: homestead=Y
low$701 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 322922410061: special assessments (payable 2026) = $700.54

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 Estimateestimate. Seller is homesteaded; an investor pays the non-homestead rate. $299,200 market value × 2.10% (median for non-homestead duplexes/triplexes in the city).	$6,275
Insurance / yr Estimateestimate. from units, square feet and age; get a quote	$2,417
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 1885: +1 pt capital reserve	8% / 9%

County record Public record

Recorded as	two family dwelling - up/dwn
Living units	2
Year built	1885
Market value (2026)	$299,200
Property tax, payable 2026	$5,255
Special assessments	$701
Homestead	yes
Last sale	2018-04-20 · $205,000

Source: Ramsey County parcel records.

City rental certificate (CofO)

No record in St. Paul Certificate of Occupancy – Residential (dataset last updated mid-2025).

Nearest highway

I 94;US 10, about 228 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

2026-07-06New at $265,000