694 Marshall Ave

Saint Paul, MN · Summit – University (Rondo, Cathedral Hill) · Find the listing ↗

Far off

Asking price: $508,250
Monthly cash flow: −$1,274
Estimated rent: $3,300/mo
Break-even price: $268,888

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
3 bed / 1 bath (est.)$1,650 $1,400–$1,900

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: $508,250
Monthly cash flow: −$1,274
Cash to close: $116,898
Cap rate: 3.4%
Cash-on-cash: −13.1%
DSCR: 0.53×
GRM: 12.8
Price per unit: $254,125
Price that breaks even: $268,888
Rent that breaks even: $4,955/mo
Cash flow turns positive: year 27
Year 30: property vs stocks: $1.17M vs $1.84M

Monthly breakdown

Rent	$3,300
Vacancy (6%)	−$198
Collected	$3,102
Property tax Public record	−$597
Insurance Estimate	−$283
Water, sewer, trash Estimate	−$170
Lawn care ($120 × 6 mo ÷ 12)	−$60
Repairs (8% of rent)	−$264
Capital reserve (9% of rent)	−$297
Net operating income	$1,431
Mortgage (principal + interest)	−$2,705
Cash flow	−$1,274
Principal paid down (equity, not cash)	$344

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 $1.17M, stocks $1.84M. Stocks win.

How those totals add up

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,233,656
Minus 6% selling cost	−$74,019
Minus loan still owedTenants' rent paid down all $457,425 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	$1,159,637
If you put the same money in stocks
Cash to close ($66,072) invested at 7%	$502,961
Monthly shortfalls ($346,158 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,414,164
What you'd walk away with	$1,917,125
Building minus stocks	−$757,488

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,233,656
Minus 6% selling cost	−$74,019
Minus loan still owedTenants' rent paid down all $457,425 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	$1,159,637
If you put the same money in stocks
Cash to close ($66,072) invested at 7%	$502,961
Monthly shortfalls ($505,543 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,848,428
What you'd walk away with	$2,351,389
Building minus stocks	−$1,191,752

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,209,384
Minus 6% selling cost	−$72,563
Minus loan still owedTenants' rent paid down all $448,425 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	$1,136,821
If you put the same money in stocks
Cash to close ($64,772) invested at 7%	$493,065
Monthly shortfalls ($324,332 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,344,551
What you'd walk away with	$1,837,616
Building minus stocks	−$700,795

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,209,384
Minus 6% selling cost	−$72,563
Minus loan still owedTenants' rent paid down all $448,425 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	$1,136,821
If you put the same money in stocks
Cash to close ($64,772) invested at 7%	$493,065
Monthly shortfalls ($483,718 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,778,815
What you'd walk away with	$2,271,880
Building minus stocks	−$1,135,059

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,233,656
Minus 6% selling cost	−$74,019
Minus loan still owedTenants' rent paid down all $406,600 of principal by year 30	$0
Plus rental profits, invested at 7%$7,957 of profit by year 30, before investment growth	$8,513
What you'd walk away with	$1,168,150
If you put the same money in stocks
Cash to close ($116,898) invested at 7%	$889,854
Monthly shortfalls ($218,662 total by yr 30) investedThe money you'd have put into the building while it lost money	$950,928
What you'd walk away with	$1,840,782
Building minus stocks	−$672,632

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,233,656
Minus 6% selling cost	−$74,019
Minus loan still owedTenants' rent paid down all $406,600 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	$1,159,637
If you put the same money in stocks
Cash to close ($116,898) invested at 7%	$889,854
Monthly shortfalls ($370,090 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,376,679
What you'd walk away with	$2,266,532
Building minus stocks	−$1,106,895

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,209,384
Minus 6% selling cost	−$72,563
Minus loan still owedTenants' rent paid down all $398,600 of principal by year 30	$0
Plus rental profits, invested at 7%$11,058 of profit by year 30, before investment growth	$12,065
What you'd walk away with	$1,148,885
If you put the same money in stocks
Cash to close ($114,598) invested at 7%	$872,345
Monthly shortfalls ($202,603 total by yr 30) investedThe money you'd have put into the building while it lost money	$894,148
What you'd walk away with	$1,766,494
Building minus stocks	−$617,609

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,209,384
Minus 6% selling cost	−$72,563
Minus loan still owedTenants' rent paid down all $398,600 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	$1,136,821
If you put the same money in stocks
Cash to close ($114,598) invested at 7%	$872,345
Monthly shortfalls ($350,930 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,316,348
What you'd walk away with	$2,188,693
Building minus stocks	−$1,051,872

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,233,656
Minus 6% selling cost	−$74,019
Minus loan still owedTenants' rent paid down all $381,187 of principal by year 30	$0
Plus rental profits, invested at 7%$19,514 of profit by year 30, before investment growth	$22,206
What you'd walk away with	$1,181,843
If you put the same money in stocks
Cash to close ($142,310) invested at 7%	$1,083,300
Monthly shortfalls ($169,354 total by yr 30) investedThe money you'd have put into the building while it lost money	$772,975
What you'd walk away with	$1,856,275
Building minus stocks	−$674,432

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,233,656
Minus 6% selling cost	−$74,019
Minus loan still owedTenants' rent paid down all $381,187 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	$1,159,637
If you put the same money in stocks
Cash to close ($142,310) invested at 7%	$1,083,300
Monthly shortfalls ($309,225 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,185,033
What you'd walk away with	$2,268,333
Building minus stocks	−$1,108,696

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,209,384
Minus 6% selling cost	−$72,563
Minus loan still owedTenants' rent paid down all $373,687 of principal by year 30	$0
Plus rental profits, invested at 7%$23,909 of profit by year 30, before investment growth	$27,715
What you'd walk away with	$1,164,535
If you put the same money in stocks
Cash to close ($139,510) invested at 7%	$1,061,986
Monthly shortfalls ($155,786 total by yr 30) investedThe money you'd have put into the building while it lost money	$721,923
What you'd walk away with	$1,783,909
Building minus stocks	−$619,374

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,209,384
Minus 6% selling cost	−$72,563
Minus loan still owedTenants' rent paid down all $373,687 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	$1,136,821
If you put the same money in stocks
Cash to close ($139,510) invested at 7%	$1,061,986
Monthly shortfalls ($291,262 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,128,472
What you'd walk away with	$2,190,458
Building minus stocks	−$1,053,637

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$1,450 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 022823110027: special assessments (payable 2026) = $1,449.70
mediumAsking is $239,362 above the price where cash flow breaks even ($268,888) at the default scenario. Based on: Derived: price $508,250 vs. break-even $268,888

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)	$7,158
Insurance / yr Estimateestimate. from units, square feet and age; get a quote	$3,400
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 1894: +1 pt capital reserve	8% / 9%

County record Public record

Recorded as	two family dwelling - up/dwn
Living units	2
Year built	1894
Market value (2026)	$336,900
Property tax, payable 2026	$7,158
Special assessments	$1,450
Homestead	no
Last sale	—

Source: Ramsey County parcel records.

City rental certificate (CofO)

Residential 2 Units: 2 unit(s), A, status pending, renews 2026-04-15.

Nearest highway

I 94, about 387 m away.

Crime in Summit – University

1,067 incidents in the last 12 months (59 per 1,000 residents), −13% vs. the year before. St. Paul police incidents, excluding proactive visits and community events.

Status history

2026-05-15New at $508,250