724 Hague Ave

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

Far off

Asking price: $379,000
Monthly cash flow: −$958
Estimated rent: $2,700/mo
Break-even price: $198,978

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: $379,000
Monthly cash flow: −$958
Cash to close: $87,170
Cap rate: 3.4%
Cash-on-cash: −13.2%
DSCR: 0.53×
GRM: 11.7
Price per unit: $189,500
Price that breaks even: $198,978
Rent that breaks even: $3,944/mo
Cash flow turns positive: year 28
Year 30: property vs stocks: $867K vs $1.40M

Monthly breakdown

Rent	$2,700
Vacancy (6%)	−$162
Collected	$2,538
Property tax Public record	−$573
Insurance Estimate	−$217
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	$1,059
Mortgage (principal + interest)	−$2,017
Cash flow	−$958
Principal paid down (equity, not cash)	$257

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 $867K, stocks $1.40M. Stocks win.

How those totals add up

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$919,932
Minus 6% selling cost	−$55,196
Minus loan still owedTenants' rent paid down all $341,100 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	$864,737
If you put the same money in stocks
Cash to close ($49,270) invested at 7%	$375,056
Monthly shortfalls ($272,121 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,084,921
What you'd walk away with	$1,459,977
Building minus stocks	−$595,240

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$919,932
Minus 6% selling cost	−$55,196
Minus loan still owedTenants' rent paid down all $341,100 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	$864,737
If you put the same money in stocks
Cash to close ($49,270) invested at 7%	$375,056
Monthly shortfalls ($402,527 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,440,228
What you'd walk away with	$1,815,284
Building minus stocks	−$950,547

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$895,660
Minus 6% selling cost	−$53,740
Minus loan still owedTenants' rent paid down all $332,100 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	$841,920
If you put the same money in stocks
Cash to close ($47,970) invested at 7%	$365,160
Monthly shortfalls ($250,295 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,015,308
What you'd walk away with	$1,380,468
Building minus stocks	−$538,548

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$895,660
Minus 6% selling cost	−$53,740
Minus loan still owedTenants' rent paid down all $332,100 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	$841,920
If you put the same money in stocks
Cash to close ($47,970) invested at 7%	$365,160
Monthly shortfalls ($380,701 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,370,615
What you'd walk away with	$1,735,775
Building minus stocks	−$893,855

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$919,932
Minus 6% selling cost	−$55,196
Minus loan still owedTenants' rent paid down all $303,200 of principal by year 30	$0
Plus rental profits, invested at 7%$2,422 of profit by year 30, before investment growth	$2,511
What you'd walk away with	$867,247
If you put the same money in stocks
Cash to close ($87,170) invested at 7%	$663,560
Monthly shortfalls ($173,536 total by yr 30) investedThe money you'd have put into the building while it lost money	$735,650
What you'd walk away with	$1,399,211
Building minus stocks	−$531,964

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$919,932
Minus 6% selling cost	−$55,196
Minus loan still owedTenants' rent paid down all $303,200 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	$864,737
If you put the same money in stocks
Cash to close ($87,170) invested at 7%	$663,560
Monthly shortfalls ($301,520 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,088,446
What you'd walk away with	$1,752,007
Building minus stocks	−$887,270

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$895,660
Minus 6% selling cost	−$53,740
Minus loan still owedTenants' rent paid down all $295,200 of principal by year 30	$0
Plus rental profits, invested at 7%$4,636 of profit by year 30, before investment growth	$4,929
What you'd walk away with	$846,849
If you put the same money in stocks
Cash to close ($84,870) invested at 7%	$646,052
Monthly shortfalls ($156,589 total by yr 30) investedThe money you'd have put into the building while it lost money	$677,737
What you'd walk away with	$1,323,789
Building minus stocks	−$476,940

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$895,660
Minus 6% selling cost	−$53,740
Minus loan still owedTenants' rent paid down all $295,200 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	$841,920
If you put the same money in stocks
Cash to close ($84,870) invested at 7%	$646,052
Monthly shortfalls ($282,360 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,028,115
What you'd walk away with	$1,674,167
Building minus stocks	−$832,247

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$919,932
Minus 6% selling cost	−$55,196
Minus loan still owedTenants' rent paid down all $284,250 of principal by year 30	$0
Plus rental profits, invested at 7%$8,824 of profit by year 30, before investment growth	$9,723
What you'd walk away with	$874,459
If you put the same money in stocks
Cash to close ($106,120) invested at 7%	$807,813
Monthly shortfalls ($134,551 total by yr 30) investedThe money you'd have put into the building while it lost money	$599,953
What you'd walk away with	$1,407,765
Building minus stocks	−$533,306

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$919,932
Minus 6% selling cost	−$55,196
Minus loan still owedTenants' rent paid down all $284,250 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	$864,737
If you put the same money in stocks
Cash to close ($106,120) invested at 7%	$807,813
Monthly shortfalls ($256,133 total by yr 30) investedThe money you'd have put into the building while it lost money	$945,537
What you'd walk away with	$1,753,349
Building minus stocks	−$888,612

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$895,660
Minus 6% selling cost	−$53,740
Minus loan still owedTenants' rent paid down all $276,750 of principal by year 30	$0
Plus rental profits, invested at 7%$12,557 of profit by year 30, before investment growth	$14,217
What you'd walk away with	$856,137
If you put the same money in stocks
Cash to close ($103,320) invested at 7%	$786,498
Monthly shortfalls ($120,321 total by yr 30) investedThe money you'd have put into the building while it lost money	$547,887
What you'd walk away with	$1,334,385
Building minus stocks	−$478,248

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$895,660
Minus 6% selling cost	−$53,740
Minus loan still owedTenants' rent paid down all $276,750 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	$841,920
If you put the same money in stocks
Cash to close ($103,320) invested at 7%	$786,498
Monthly shortfalls ($238,170 total by yr 30) investedThe money you'd have put into the building while it lost money	$888,976
What you'd walk away with	$1,675,475
Building minus stocks	−$833,555

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

mediumNo rental certificate (CofO) on file in the city's data. Ask whether the building is licensed as a rental and when it was last inspected. Public record: St. Paul Certificate of Occupancy – Residential: no record for 724 HAGUE AVE (dataset last updated mid-2025)
mediumAsking is $180,022 above the price where cash flow breaks even ($198,978) at the default scenario. Based on: Derived: price $379,000 vs. break-even $198,978
low$978 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 022823110225: special assessments (payable 2026) = $977.72

Opportunities

Long time on market: room to negotiate. Based on: Listing data: 155 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)	$6,870
Insurance / yr Estimateestimate. from units, square feet and age; get a quote	$2,609
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 1915: +1 pt capital reserve	8% / 9%

County record Public record

Recorded as	two family dwelling - up/dwn
Living units	2
Year built	1915
Market value (2026)	$316,600
Property tax, payable 2026	$6,870
Special assessments	$978
Homestead	no
Last sale	2023-01-03 · $375,000

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, about 680 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

2026-04-30New at $379,000