Dooralytics
St. Paul › West Side

74 Congress St W

Saint Paul, MN · West Side (Cherokee Heights, District del Sol) · View the listing ↗

Far off
Asking price
$250,000
2 units · $125K per unit
Monthly cash flow
−$762
at 20% down, 7%
Estimated rent
$2,550/mo
medium confidence
Break-even price
$106,785
where cash flow hits $0

Adjust these numbers in the calculator See the full breakdown

The numbers

Down payment %
Offer
Management
Interest rate %

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 upper$1,300 $1,200–$1,400
  • 2 bed / 1 bath lower$1,250 $1,150–$1,350

Our own rent research (2026-09-30): comparable listings we reviewed by hand. Highway, heat and amenity adjustments are already reflected. Range is ±7%. Confidence: medium.

Rent rules: Capped at 3%/yr for sitting tenants.

Price
$250,000
Monthly cash flow
−$762
Cash to close
$57,500
Cap rate
2.7%
Cash-on-cash
−15.9%
DSCR
0.43×
GRM
8.2
Price per unit
$125,000
Price that breaks even
$106,785
Rent that breaks even
$3,580/mo
Cash flow turns positive
not within 30 years
Year 30: property vs stocks
$570K vs $1.18M

Monthly breakdown

Rent$2,550
Vacancy (6%)−$153
Collected$2,397
Property tax Public record−$682
Insurance Our research−$217
Water, sewer, trash Our research−$180
Heat Our research−$180
Lawn care ($120 × 6 mo ÷ 12)−$60
Repairs (10% of rent)−$255
Capital reserve (10% of rent)−$255
Net operating income$568
Mortgage (principal + interest)−$1,331
Cash flow−$762
Principal paid down (equity, not cash)$169

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 $570K, stocks $1.18M. Stocks win.

How those totals add up

Year 30
If you buy this building
Sale priceValue grows 3% a year from the price$606,816
Minus 6% selling cost−$36,409
Minus loan still owedTenants' rent paid down all $200,000 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$570,407
If you put the same money in stocks
Cash to close ($57,500) invested at 7%$437,705
Monthly shortfalls ($218,585 total by yr 30) investedThe money you'd have put into the building while it lost money$745,640
What you'd walk away with$1,183,345
Building minus stocks−$612,938

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.

After a ~$30,000 refresh (rents to $1,400, $1,400), at the default scenario: cap 3.6%, cash flow −$577/mo, $87,500 total cash in. Estimate

Red flags and opportunities

Watch for

  • highSheriff's deed recorded June 2026 — post-foreclosure sale, with an existing lien being negotiated with the county. Source: Our research notes
  • 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 74 CONGRESS ST W (dataset last updated mid-2025)
  • medium$2,422 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 072822110107: special assessments (payable 2026) = $2,422.24
  • mediumAsking is $143,215 above the price where cash flow breaks even ($106,785) at the default scenario. Based on: Derived: price $250,000 vs. break-even $106,785
  • mediumFuses in the panel — budget an electrical upgrade; insurers often won't write it as-is. Source: Our research notes
  • lowChanged hands in Jun 2026; the county record doesn't show a price. Ask what the seller paid and what changed since. Public record: Ramsey County parcel 072822110107: last sale 2026-06-09

Opportunities

  • Long time on market: room to negotiate. Based on: Listing data: 113 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

Listing summary

Up/down, 1,495 sq ft, 2-car garage, boiler heat. Lower unit needs TLC. Price already cut from $285K.

Research notes

  • Taxes are $8,184 plus $2,846 in special assessments. Find out what those are and whether they're paid at closing.
  • Assessment pending.

Where each number comes from

Property tax / yr Public recordRamsey County record, payable 2026 (non-homestead)$8,184
Insurance / yr Our researchour research. quote-based estimate$2,600
Water, sewer, trash / mo Our researchour research$180
Heat / mo Our researchour research$180
Lawn care / mo Assumptionassumption. $120/mo for 6 months, spread over 12; no snow removal$60
Repairs / capital reserve Our researchour research10% / 10%

County record Public record

Recorded astwo family dwelling - up/dwn
Living units2
Year built1909
Market value (2026)$380,300
Property tax, payable 2026$8,184
Special assessments$2,422
Homesteadno
Last sale2026-06-09

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

US 52, about 1264 m away.

Crime in West Side

713 incidents in the last 12 months (46 per 1,000 residents), −16% vs. the year before. St. Paul police incidents, excluding proactive visits and community events.

Status history