757 Laurel Ave

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

Far off

Asking price: $449,900
Monthly cash flow: −$1,213
Estimated rent: $3,300/mo
Break-even price: $222,072

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 / 1.5 bath (est.)$1,650 $1,400–$1,900
3 bed / 1.5 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: $449,900
Monthly cash flow: −$1,213
Cash to close: $103,477
Cap rate: 3.2%
Cash-on-cash: −14.1%
DSCR: 0.49×
GRM: 11.4
Price per unit: $224,950
Price that breaks even: $222,072
Rent that breaks even: $4,875/mo
Cash flow turns positive: not within 30 years
Year 30: property vs stocks: $1.03M vs $1.79M

Monthly breakdown

Rent	$3,300
Vacancy (6%)	−$198
Collected	$3,102
Property tax Public record	−$894
Insurance Estimate	−$235
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	$1,182
Mortgage (principal + interest)	−$2,395
Cash flow	−$1,213
Principal paid down (equity, not cash)	$305

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 $1.03M, stocks $1.79M. Stocks win.

How those totals add up

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,092,025
Minus 6% selling cost	−$65,522
Minus loan still owedTenants' rent paid down all $404,910 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	$1,026,504
If you put the same money in stocks
Cash to close ($58,487) invested at 7%	$445,218
Monthly shortfalls ($373,162 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,418,510
What you'd walk away with	$1,863,728
Building minus stocks	−$837,224

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,092,025
Minus 6% selling cost	−$65,522
Minus loan still owedTenants' rent paid down all $404,910 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	$1,026,504
If you put the same money in stocks
Cash to close ($58,487) invested at 7%	$445,218
Monthly shortfalls ($532,547 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,852,774
What you'd walk away with	$2,297,992
Building minus stocks	−$1,271,488

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,067,753
Minus 6% selling cost	−$64,065
Minus loan still owedTenants' rent paid down all $395,910 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	$1,003,688
If you put the same money in stocks
Cash to close ($57,187) invested at 7%	$435,322
Monthly shortfalls ($351,336 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,348,897
What you'd walk away with	$1,784,219
Building minus stocks	−$780,531

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,067,753
Minus 6% selling cost	−$64,065
Minus loan still owedTenants' rent paid down all $395,910 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	$1,003,688
If you put the same money in stocks
Cash to close ($57,187) invested at 7%	$435,322
Monthly shortfalls ($510,721 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,783,161
What you'd walk away with	$2,218,483
Building minus stocks	−$1,214,795

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,092,025
Minus 6% selling cost	−$65,522
Minus loan still owedTenants' rent paid down all $359,920 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	$1,026,504
If you put the same money in stocks
Cash to close ($103,477) invested at 7%	$787,693
Monthly shortfalls ($253,260 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,000,920
What you'd walk away with	$1,788,614
Building minus stocks	−$762,110

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,092,025
Minus 6% selling cost	−$65,522
Minus loan still owedTenants' rent paid down all $359,920 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	$1,026,504
If you put the same money in stocks
Cash to close ($103,477) invested at 7%	$787,693
Monthly shortfalls ($412,645 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,435,184
What you'd walk away with	$2,222,878
Building minus stocks	−$1,196,374

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,067,753
Minus 6% selling cost	−$64,065
Minus loan still owedTenants' rent paid down all $351,920 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	$1,003,688
If you put the same money in stocks
Cash to close ($101,177) invested at 7%	$770,185
Monthly shortfalls ($234,099 total by yr 30) investedThe money you'd have put into the building while it lost money	$940,589
What you'd walk away with	$1,710,774
Building minus stocks	−$707,086

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,067,753
Minus 6% selling cost	−$64,065
Minus loan still owedTenants' rent paid down all $351,920 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	$1,003,688
If you put the same money in stocks
Cash to close ($101,177) invested at 7%	$770,185
Monthly shortfalls ($393,484 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,374,853
What you'd walk away with	$2,145,038
Building minus stocks	−$1,141,350

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,092,025
Minus 6% selling cost	−$65,522
Minus loan still owedTenants' rent paid down all $337,425 of principal by year 30	$0
Plus rental profits, invested at 7%$785 of profit by year 30, before investment growth	$791
What you'd walk away with	$1,027,295
If you put the same money in stocks
Cash to close ($125,972) invested at 7%	$958,931
Monthly shortfalls ($200,167 total by yr 30) investedThe money you'd have put into the building while it lost money	$832,068
What you'd walk away with	$1,790,999
Building minus stocks	−$763,704

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,092,025
Minus 6% selling cost	−$65,522
Minus loan still owedTenants' rent paid down all $337,425 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	$1,026,504
If you put the same money in stocks
Cash to close ($125,972) invested at 7%	$958,931
Monthly shortfalls ($358,767 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,265,541
What you'd walk away with	$2,224,472
Building minus stocks	−$1,197,968

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,067,753
Minus 6% selling cost	−$64,065
Minus loan still owedTenants' rent paid down all $329,925 of principal by year 30	$0
Plus rental profits, invested at 7%$2,088 of profit by year 30, before investment growth	$2,151
What you'd walk away with	$1,005,839
If you put the same money in stocks
Cash to close ($123,172) invested at 7%	$937,617
Monthly shortfalls ($183,506 total by yr 30) investedThe money you'd have put into the building while it lost money	$776,868
What you'd walk away with	$1,714,484
Building minus stocks	−$708,645

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,067,753
Minus 6% selling cost	−$64,065
Minus loan still owedTenants' rent paid down all $329,925 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	$1,003,688
If you put the same money in stocks
Cash to close ($123,172) invested at 7%	$937,617
Monthly shortfalls ($340,804 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,208,980
What you'd walk away with	$2,146,597
Building minus stocks	−$1,142,909

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

mediumAsking is $227,828 above the price where cash flow breaks even ($222,072) at the default scenario. Based on: Derived: price $449,900 vs. break-even $222,072
low$572 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 022823120210: special assessments (payable 2026) = $572.02

Opportunities

The seller bought for $221,250 in May 2010, so they can take a lower offer and still come out well ahead. Public record: Ramsey County parcel 022823120210: last sale 2010-05-28, $221,250

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)	$10,724
Insurance / yr Estimateestimate. from units, square feet and age; get a quote	$2,825
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)	$543,100
Property tax, payable 2026	$10,724
Special assessments	$572
Homestead	no
Last sale	2010-05-28 · $221,250

Source: Ramsey County parcel records.

City rental certificate (CofO)

Residential 2 Units: 2 unit(s), A, status pending, renews 2028-05-12.

Nearest highway

I 94, about 718 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

2026-08-06Price cut at $449,900 (was $475,000) · from listing history
2026-08-06New at $449,900