807 Case Ave

Saint Paul, MN · Payne – Phalen (Railroad Island) · Find the listing ↗

Asking price: $260,000
Monthly cash flow: −$128
Estimated rent: $2,700/mo
Break-even price: $235,985

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 / 1.5 bath (est.)$1,350 $1,150–$1,550
2 bed / 1.5 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: $260,000
Monthly cash flow: −$128
Cash to close: $59,800
Cap rate: 5.8%
Cash-on-cash: −2.6%
DSCR: 0.91×
GRM: 8.0
Price per unit: $130,000
Price that breaks even: $235,985
Rent that breaks even: $2,866/mo
Cash flow turns positive: year 5
Year 30: property vs stocks: $927K vs $480K

Monthly breakdown

Rent	$2,700
Vacancy (6%)	−$162
Collected	$2,538
Property tax Public record	−$383
Insurance Estimate	−$210
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	$1,256
Mortgage (principal + interest)	−$1,384
Cash flow	−$128
Principal paid down (equity, not cash)	$176

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 $927K, stocks $480K. The property wins.

How those totals add up

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$631,088
Minus 6% selling cost	−$37,865
Minus loan still owedTenants' rent paid down all $234,000 of principal by year 30	$0
Plus rental profits, invested at 7%$133,725 of profit by year 30, before investment growth	$217,162
What you'd walk away with	$810,385
If you put the same money in stocks
Cash to close ($33,800) invested at 7%	$257,294
Monthly shortfalls ($24,104 total by yr 30) investedThe money you'd have put into the building while it lost money	$149,170
What you'd walk away with	$406,464
Building minus stocks	$403,921

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$631,088
Minus 6% selling cost	−$37,865
Minus loan still owedTenants' rent paid down all $234,000 of principal by year 30	$0
Plus rental profits, invested at 7%$44,797 of profit by year 30, before investment growth	$59,144
What you'd walk away with	$652,367
If you put the same money in stocks
Cash to close ($33,800) invested at 7%	$257,294
Monthly shortfalls ($65,582 total by yr 30) investedThe money you'd have put into the building while it lost money	$346,459
What you'd walk away with	$603,753
Building minus stocks	$48,614

	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 $225,000 of principal by year 30	$0
Plus rental profits, invested at 7%$149,604 of profit by year 30, before investment growth	$252,716
What you'd walk away with	$823,123
If you put the same money in stocks
Cash to close ($32,500) invested at 7%	$247,398
Monthly shortfalls ($18,158 total by yr 30) investedThe money you'd have put into the building while it lost money	$115,111
What you'd walk away with	$362,509
Building minus stocks	$460,614

	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 $225,000 of principal by year 30	$0
Plus rental profits, invested at 7%$54,775 of profit by year 30, before investment growth	$75,166
What you'd walk away with	$645,572
If you put the same money in stocks
Cash to close ($32,500) invested at 7%	$247,398
Monthly shortfalls ($53,734 total by yr 30) investedThe money you'd have put into the building while it lost money	$292,867
What you'd walk away with	$540,265
Building minus stocks	$105,307

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$631,088
Minus 6% selling cost	−$37,865
Minus loan still owedTenants' rent paid down all $208,000 of principal by year 30	$0
Plus rental profits, invested at 7%$182,590 of profit by year 30, before investment growth	$333,922
What you'd walk away with	$927,145
If you put the same money in stocks
Cash to close ($59,800) invested at 7%	$455,213
Monthly shortfalls ($3,677 total by yr 30) investedThe money you'd have put into the building while it lost money	$24,602
What you'd walk away with	$479,815
Building minus stocks	$447,330

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$631,088
Minus 6% selling cost	−$37,865
Minus loan still owedTenants' rent paid down all $208,000 of principal by year 30	$0
Plus rental profits, invested at 7%$76,824 of profit by year 30, before investment growth	$114,098
What you'd walk away with	$707,321
If you put the same money in stocks
Cash to close ($59,800) invested at 7%	$455,213
Monthly shortfalls ($28,317 total by yr 30) investedThe money you'd have put into the building while it lost money	$160,085
What you'd walk away with	$615,298
Building minus stocks	$92,023

	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%$199,541 of profit by year 30, before investment growth	$379,785
What you'd walk away with	$950,192
If you put the same money in stocks
Cash to close ($57,500) invested at 7%	$437,705
Monthly shortfalls ($1,467 total by yr 30) investedThe money you'd have put into the building while it lost money	$10,134
What you'd walk away with	$447,839
Building minus stocks	$502,353

	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%$88,674 of profit by year 30, before investment growth	$137,009
What you'd walk away with	$707,415
If you put the same money in stocks
Cash to close ($57,500) invested at 7%	$437,705
Monthly shortfalls ($21,007 total by yr 30) investedThe money you'd have put into the building while it lost money	$122,664
What you'd walk away with	$560,369
Building minus stocks	$147,046

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$631,088
Minus 6% selling cost	−$37,865
Minus loan still owedTenants' rent paid down all $195,000 of principal by year 30	$0
Plus rental profits, invested at 7%$210,638 of profit by year 30, before investment growth	$411,506
What you'd walk away with	$1,004,729
If you put the same money in stocks
Cash to close ($72,800) invested at 7%	$554,172
Monthly shortfalls ($589 total by yr 30) investedThe money you'd have put into the building while it lost money	$4,148
What you'd walk away with	$558,320
Building minus stocks	$446,409

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$631,088
Minus 6% selling cost	−$37,865
Minus loan still owedTenants' rent paid down all $195,000 of principal by year 30	$0
Plus rental profits, invested at 7%$96,604 of profit by year 30, before investment growth	$153,179
What you'd walk away with	$746,401
If you put the same money in stocks
Cash to close ($72,800) invested at 7%	$554,172
Monthly shortfalls ($16,961 total by yr 30) investedThe money you'd have put into the building while it lost money	$101,127
What you'd walk away with	$655,299
Building minus stocks	$91,102

	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 $187,500 of principal by year 30	$0
Plus rental profits, invested at 7%$228,012 of profit by year 30, before investment growth	$463,919
What you'd walk away with	$1,034,325
If you put the same money in stocks
Cash to close ($70,000) invested at 7%	$532,858
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	$532,858
Building minus stocks	$501,467

	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 $187,500 of principal by year 30	$0
Plus rental profits, invested at 7%$109,282 of profit by year 30, before investment growth	$180,489
What you'd walk away with	$750,895
If you put the same money in stocks
Cash to close ($70,000) invested at 7%	$532,858
Monthly shortfalls ($11,676 total by yr 30) investedThe money you'd have put into the building while it lost money	$71,877
What you'd walk away with	$604,735
Building minus stocks	$146,160

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 807 CASE AVE (dataset last updated mid-2025)
low$672 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 292922140178: special assessments (payable 2026) = $672.36

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)	$4,600
Insurance / yr Estimateestimate. from units, square feet and age; get a quote	$2,516
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 1883: +1 pt capital reserve	8% / 9%

County record Public record

Recorded as	two family dwelling - up/dwn
Living units	2
Year built	1883
Market value (2026)	$217,500
Property tax, payable 2026	$4,600
Special assessments	$672
Homestead	no
Last sale	2022-04-29 · $225,000

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 35E;US 10, about 1731 m away.

Crime in Payne – Phalen

1,694 incidents in the last 12 months (51 per 1,000 residents), −10% vs. the year before. St. Paul police incidents, excluding proactive visits and community events.

Status history

2026-09-01New at $260,000