758 Reaney Ave

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

Asking price: $650,000
Monthly cash flow: −$127
Estimated rent: $6,600/mo
Break-even price: $626,219

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
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: $650,000
Monthly cash flow: −$127
Cash to close: $149,500
Cap rate: 6.2%
Cash-on-cash: −1.0%
DSCR: 0.96×
GRM: 8.2
Price per unit: $162,500
Price that breaks even: $626,219
Rent that breaks even: $6,764/mo
Cash flow turns positive: year 3
Year 30: property vs stocks: $2.60M vs $1.15M

Monthly breakdown

Rent	$6,600
Vacancy (6%)	−$396
Collected	$6,204
Property tax Public record	−$971
Insurance Estimate	−$378
Water, sewer, trash Estimate	−$340
Lawn care ($120 × 6 mo ÷ 12)	−$60
Repairs (9% of rent)	−$594
Capital reserve (8% of rent)	−$528
Net operating income	$3,333
Mortgage (principal + interest)	−$3,460
Cash flow	−$127
Principal paid down (equity, not cash)	$440

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 $2.60M, stocks $1.15M. The property wins.

How those totals add up

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,577,721
Minus 6% selling cost	−$94,663
Minus loan still owedTenants' rent paid down all $585,000 of principal by year 30	$0
Plus rental profits, invested at 7%$439,986 of profit by year 30, before investment growth	$760,411
What you'd walk away with	$2,243,469
If you put the same money in stocks
Cash to close ($84,500) invested at 7%	$643,236
Monthly shortfalls ($40,780 total by yr 30) investedThe money you'd have put into the building while it lost money	$261,848
What you'd walk away with	$905,084
Building minus stocks	$1,338,385

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,577,721
Minus 6% selling cost	−$94,663
Minus loan still owedTenants' rent paid down all $585,000 of principal by year 30	$0
Plus rental profits, invested at 7%$195,529 of profit by year 30, before investment growth	$281,586
What you'd walk away with	$1,764,643
If you put the same money in stocks
Cash to close ($84,500) invested at 7%	$643,236
Monthly shortfalls ($115,094 total by yr 30) investedThe money you'd have put into the building while it lost money	$651,551
What you'd walk away with	$1,294,786
Building minus stocks	$469,857

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,553,448
Minus 6% selling cost	−$93,207
Minus loan still owedTenants' rent paid down all $576,000 of principal by year 30	$0
Plus rental profits, invested at 7%$457,230 of profit by year 30, before investment growth	$802,213
What you'd walk away with	$2,262,454
If you put the same money in stocks
Cash to close ($83,200) invested at 7%	$633,340
Monthly shortfalls ($36,199 total by yr 30) investedThe money you'd have put into the building while it lost money	$234,037
What you'd walk away with	$867,376
Building minus stocks	$1,395,078

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,553,448
Minus 6% selling cost	−$93,207
Minus loan still owedTenants' rent paid down all $576,000 of principal by year 30	$0
Plus rental profits, invested at 7%$207,744 of profit by year 30, before investment growth	$303,746
What you'd walk away with	$1,763,987
If you put the same money in stocks
Cash to close ($83,200) invested at 7%	$633,340
Monthly shortfalls ($105,483 total by yr 30) investedThe money you'd have put into the building while it lost money	$604,097
What you'd walk away with	$1,237,437
Building minus stocks	$526,550

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,577,721
Minus 6% selling cost	−$94,663
Minus loan still owedTenants' rent paid down all $520,000 of principal by year 30	$0
Plus rental profits, invested at 7%$574,379 of profit by year 30, before investment growth	$1,115,507
What you'd walk away with	$2,598,564
If you put the same money in stocks
Cash to close ($149,500) invested at 7%	$1,138,032
Monthly shortfalls ($1,943 total by yr 30) investedThe money you'd have put into the building while it lost money	$13,624
What you'd walk away with	$1,151,656
Building minus stocks	$1,446,908

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,577,721
Minus 6% selling cost	−$94,663
Minus loan still owedTenants' rent paid down all $520,000 of principal by year 30	$0
Plus rental profits, invested at 7%$293,440 of profit by year 30, before investment growth	$474,243
What you'd walk away with	$1,957,301
If you put the same money in stocks
Cash to close ($149,500) invested at 7%	$1,138,032
Monthly shortfalls ($39,774 total by yr 30) investedThe money you'd have put into the building while it lost money	$240,889
What you'd walk away with	$1,378,921
Building minus stocks	$578,380

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,553,448
Minus 6% selling cost	−$93,207
Minus loan still owedTenants' rent paid down all $512,000 of principal by year 30	$0
Plus rental profits, invested at 7%$592,477 of profit by year 30, before investment growth	$1,168,476
What you'd walk away with	$2,628,717
If you put the same money in stocks
Cash to close ($147,200) invested at 7%	$1,120,524
Monthly shortfalls ($880 total by yr 30) investedThe money you'd have put into the building while it lost money	$6,262
What you'd walk away with	$1,126,786
Building minus stocks	$1,501,931

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,553,448
Minus 6% selling cost	−$93,207
Minus loan still owedTenants' rent paid down all $512,000 of principal by year 30	$0
Plus rental profits, invested at 7%$307,104 of profit by year 30, before investment growth	$503,940
What you'd walk away with	$1,964,181
If you put the same money in stocks
Cash to close ($147,200) invested at 7%	$1,120,524
Monthly shortfalls ($34,278 total by yr 30) investedThe money you'd have put into the building while it lost money	$210,254
What you'd walk away with	$1,330,778
Building minus stocks	$633,403

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,577,721
Minus 6% selling cost	−$94,663
Minus loan still owedTenants' rent paid down all $487,500 of principal by year 30	$0
Plus rental profits, invested at 7%$650,277 of profit by year 30, before investment growth	$1,346,978
What you'd walk away with	$2,830,036
If you put the same money in stocks
Cash to close ($182,000) invested at 7%	$1,385,430
Monthly shortfalls ($0 total by yr 30) investedThe money you'd have put into the building while it lost money	$0
What you'd walk away with	$1,385,430
Building minus stocks	$1,444,606

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,577,721
Minus 6% selling cost	−$94,663
Minus loan still owedTenants' rent paid down all $487,500 of principal by year 30	$0
Plus rental profits, invested at 7%$351,373 of profit by year 30, before investment growth	$605,306
What you'd walk away with	$2,088,363
If you put the same money in stocks
Cash to close ($182,000) invested at 7%	$1,385,430
Monthly shortfalls ($19,867 total by yr 30) investedThe money you'd have put into the building while it lost money	$126,855
What you'd walk away with	$1,512,286
Building minus stocks	$576,077

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,553,448
Minus 6% selling cost	−$93,207
Minus loan still owedTenants' rent paid down all $480,000 of principal by year 30	$0
Plus rental profits, invested at 7%$668,240 of profit by year 30, before investment growth	$1,403,539
What you'd walk away with	$2,863,780
If you put the same money in stocks
Cash to close ($179,200) invested at 7%	$1,364,116
Monthly shortfalls ($0 total by yr 30) investedThe money you'd have put into the building while it lost money	$0
What you'd walk away with	$1,364,116
Building minus stocks	$1,499,664

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$1,553,448
Minus 6% selling cost	−$93,207
Minus loan still owedTenants' rent paid down all $480,000 of principal by year 30	$0
Plus rental profits, invested at 7%$365,743 of profit by year 30, before investment growth	$640,140
What you'd walk away with	$2,100,381
If you put the same money in stocks
Cash to close ($179,200) invested at 7%	$1,364,116
Monthly shortfalls ($16,274 total by yr 30) investedThe money you'd have put into the building while it lost money	$105,129
What you'd walk away with	$1,469,245
Building minus stocks	$631,136

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

low$865 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 292922440052: special assessments (payable 2026) = $865.00

Opportunities

Long time on market: room to negotiate. Based on: Listing data: 197 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)	$11,651
Insurance / yr Estimateestimate. from units, square feet and age; get a quote	$4,537
Water, sewer, trash / mo Estimateestimate. $85/unit/mo, owner-paid	$340
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. 12 bedrooms: +1 pt repairs for wear	9% / 8%

County record Public record

Recorded as	apartments 4-6 rental units
Living units	4
Year built	1926
Market value (2026)	$555,500
Property tax, payable 2026	$11,651
Special assessments	$865
Homestead	no
Last sale	2017-07-05 · $410,000

Source: Ramsey County parcel records.

City rental certificate (CofO)

Residential 3+ Units: 4 unit(s), B, status pending, renews 2027-03-20.

Nearest highway

I 94;US 10, about 1057 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

2026-03-19New at $650,000