St. Paul › West Side

779 Delaware Ave

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

Far off

Asking price: $399,000
Monthly cash flow: −$1,146
Estimated rent: $2,700/mo
Break-even price: $183,774

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: $399,000
Monthly cash flow: −$1,146
Cash to close: $91,770
Cap rate: 2.9%
Cash-on-cash: −15.0%
DSCR: 0.46×
GRM: 12.3
Price per unit: $199,500
Price that breaks even: $183,774
Rent that breaks even: $4,188/mo
Cash flow turns positive: not within 30 years
Year 30: property vs stocks: $910K vs $1.69M

Monthly breakdown

Rent	$2,700
Vacancy (6%)	−$162
Collected	$2,538
Property tax Public record	−$652
Insurance Estimate	−$218
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	$978
Mortgage (principal + interest)	−$2,124
Cash flow	−$1,146
Principal paid down (equity, not cash)	$270

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 $910K, stocks $1.69M. Stocks win.

How those totals add up

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$968,478
Minus 6% selling cost	−$58,109
Minus loan still owedTenants' rent paid down all $359,100 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	$910,369
If you put the same money in stocks
Cash to close ($51,870) invested at 7%	$394,848
Monthly shortfalls ($365,901 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,357,471
What you'd walk away with	$1,752,319
Building minus stocks	−$841,950

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$968,478
Minus 6% selling cost	−$58,109
Minus loan still owedTenants' rent paid down all $359,100 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	$910,369
If you put the same money in stocks
Cash to close ($51,870) invested at 7%	$394,848
Monthly shortfalls ($496,307 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,712,778
What you'd walk away with	$2,107,625
Building minus stocks	−$1,197,256

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$944,205
Minus 6% selling cost	−$56,652
Minus loan still owedTenants' rent paid down all $350,100 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	$887,553
If you put the same money in stocks
Cash to close ($50,570) invested at 7%	$384,952
Monthly shortfalls ($344,075 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,287,858
What you'd walk away with	$1,672,810
Building minus stocks	−$785,257

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$944,205
Minus 6% selling cost	−$56,652
Minus loan still owedTenants' rent paid down all $350,100 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	$887,553
If you put the same money in stocks
Cash to close ($50,570) invested at 7%	$384,952
Monthly shortfalls ($474,481 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,643,165
What you'd walk away with	$2,028,116
Building minus stocks	−$1,140,563

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$968,478
Minus 6% selling cost	−$58,109
Minus loan still owedTenants' rent paid down all $319,200 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	$910,369
If you put the same money in stocks
Cash to close ($91,770) invested at 7%	$698,577
Monthly shortfalls ($259,564 total by yr 30) investedThe money you'd have put into the building while it lost money	$987,125
What you'd walk away with	$1,685,702
Building minus stocks	−$775,333

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$968,478
Minus 6% selling cost	−$58,109
Minus loan still owedTenants' rent paid down all $319,200 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	$910,369
If you put the same money in stocks
Cash to close ($91,770) invested at 7%	$698,577
Monthly shortfalls ($389,970 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,342,432
What you'd walk away with	$2,041,009
Building minus stocks	−$1,130,640

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$944,205
Minus 6% selling cost	−$56,652
Minus loan still owedTenants' rent paid down all $311,200 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	$887,553
If you put the same money in stocks
Cash to close ($89,470) invested at 7%	$681,068
Monthly shortfalls ($240,403 total by yr 30) investedThe money you'd have put into the building while it lost money	$926,794
What you'd walk away with	$1,607,863
Building minus stocks	−$720,310

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$944,205
Minus 6% selling cost	−$56,652
Minus loan still owedTenants' rent paid down all $311,200 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	$887,553
If you put the same money in stocks
Cash to close ($89,470) invested at 7%	$681,068
Monthly shortfalls ($370,809 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,282,101
What you'd walk away with	$1,963,169
Building minus stocks	−$1,075,616

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$968,478
Minus 6% selling cost	−$58,109
Minus loan still owedTenants' rent paid down all $299,250 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	$910,369
If you put the same money in stocks
Cash to close ($111,720) invested at 7%	$850,441
Monthly shortfalls ($211,782 total by yr 30) investedThe money you'd have put into the building while it lost money	$836,674
What you'd walk away with	$1,687,116
Building minus stocks	−$776,747

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$968,478
Minus 6% selling cost	−$58,109
Minus loan still owedTenants' rent paid down all $299,250 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	$910,369
If you put the same money in stocks
Cash to close ($111,720) invested at 7%	$850,441
Monthly shortfalls ($342,188 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,191,981
What you'd walk away with	$2,042,422
Building minus stocks	−$1,132,053

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$944,205
Minus 6% selling cost	−$56,652
Minus loan still owedTenants' rent paid down all $291,750 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	$887,553
If you put the same money in stocks
Cash to close ($108,920) invested at 7%	$829,127
Monthly shortfalls ($193,818 total by yr 30) investedThe money you'd have put into the building while it lost money	$780,114
What you'd walk away with	$1,609,241
Building minus stocks	−$721,688

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$944,205
Minus 6% selling cost	−$56,652
Minus loan still owedTenants' rent paid down all $291,750 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	$887,553
If you put the same money in stocks
Cash to close ($108,920) invested at 7%	$829,127
Monthly shortfalls ($324,225 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,135,421
What you'd walk away with	$1,964,548
Building minus stocks	−$1,076,995

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 $215,226 above the price where cash flow breaks even ($183,774) at the default scenario. Based on: Derived: price $399,000 vs. break-even $183,774
low$432 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 122823440011: special assessments (payable 2026) = $432.50

Opportunities

None found.

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)	$7,830
Insurance / yr Estimateestimate. from units, square feet and age; get a quote	$2,621
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 1917: +1 pt capital reserve	8% / 9%

County record Public record

Recorded as	two family dwelling - up/dwn
Living units	2
Year built	1917
Market value (2026)	$390,000
Property tax, payable 2026	$7,830
Special assessments	$432
Homestead	no
Last sale	2015-12-11 · $259,900

Source: Ramsey County parcel records.

City rental certificate (CofO)

Residential 2 Units: 2 unit(s), A, status renewal due, renews 2025-02-05.

Nearest highway

CH 37, about 1172 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

2026-09-21New at $399,000