St. Paul › Frogtown

813 Minnehaha Ave W

Saint Paul, MN · Frogtown (Thomas-Dale) · Listing office ↗ · Find the listing ↗

Cash flows

Asking price: $182,500
Monthly cash flow: $247
Estimated rent: $2,675/mo
Break-even price: $228,865

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.)$1,525 $1,350–$1,700
1 bed / 1 bath (est.)$1,150 $950–$1,325

RentCast long-term rent estimate per unit, with our adjustments listed below. Confidence: medium.

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

Price: $182,500
Monthly cash flow: $247
Cash to close: $41,975
Cap rate: 8.0%
Cash-on-cash: 7.1%
DSCR: 1.25×
GRM: 5.7
Price per unit: $91,250
Price that breaks even: $228,865
Rent that breaks even: $2,355/mo
Cash flow turns positive: year 1
Year 30: property vs stocks: $1.13M vs $320K

Monthly breakdown

Rent	$2,675
Vacancy (6%)	−$160
Collected	$2,514
Property tax Estimate	−$414
Insurance Estimate	−$198
Water, sewer, trash Estimate	−$170
Lawn care ($120 × 6 mo ÷ 12)	−$60
Repairs (8% of rent)	−$214
Capital reserve (9% of rent)	−$241
Net operating income	$1,218
Mortgage (principal + interest)	−$971
Cash flow	$247
Principal paid down (equity, not cash)	$124

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 $1.13M, stocks $320K. The property wins.

How those totals add up

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$442,975
Minus 6% selling cost	−$26,579
Minus loan still owedTenants' rent paid down all $164,250 of principal by year 30	$0
Plus rental profits, invested at 7%$256,233 of profit by year 30, before investment growth	$546,836
What you'd walk away with	$963,233
If you put the same money in stocks
Cash to close ($23,725) invested at 7%	$180,601
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	$180,601
Building minus stocks	$782,632

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$442,975
Minus 6% selling cost	−$26,579
Minus loan still owedTenants' rent paid down all $164,250 of principal by year 30	$0
Plus rental profits, invested at 7%$134,938 of profit by year 30, before investment growth	$246,451
What you'd walk away with	$662,848
If you put the same money in stocks
Cash to close ($23,725) invested at 7%	$180,601
Monthly shortfalls ($7,904 total by yr 30) investedThe money you'd have put into the building while it lost money	$51,632
What you'd walk away with	$232,233
Building minus stocks	$430,615

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$418,703
Minus 6% selling cost	−$25,122
Minus loan still owedTenants' rent paid down all $155,250 of principal by year 30	$0
Plus rental profits, invested at 7%$278,059 of profit by year 30, before investment growth	$616,449
What you'd walk away with	$1,010,030
If you put the same money in stocks
Cash to close ($22,425) invested at 7%	$170,705
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	$170,705
Building minus stocks	$839,325

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$418,703
Minus 6% selling cost	−$25,122
Minus loan still owedTenants' rent paid down all $155,250 of principal by year 30	$0
Plus rental profits, invested at 7%$153,620 of profit by year 30, before investment growth	$295,797
What you'd walk away with	$689,378
If you put the same money in stocks
Cash to close ($22,425) invested at 7%	$170,705
Monthly shortfalls ($4,760 total by yr 30) investedThe money you'd have put into the building while it lost money	$31,365
What you'd walk away with	$202,069
Building minus stocks	$487,309

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$442,975
Minus 6% selling cost	−$26,579
Minus loan still owedTenants' rent paid down all $146,000 of principal by year 30	$0
Plus rental profits, invested at 7%$304,871 of profit by year 30, before investment growth	$716,230
What you'd walk away with	$1,132,627
If you put the same money in stocks
Cash to close ($41,975) invested at 7%	$319,524
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	$319,524
Building minus stocks	$813,103

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$442,975
Minus 6% selling cost	−$26,579
Minus loan still owedTenants' rent paid down all $146,000 of principal by year 30	$0
Plus rental profits, invested at 7%$175,672 of profit by year 30, before investment growth	$364,213
What you'd walk away with	$780,610
If you put the same money in stocks
Cash to close ($41,975) invested at 7%	$319,524
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	$319,524
Building minus stocks	$461,086

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$418,703
Minus 6% selling cost	−$25,122
Minus loan still owedTenants' rent paid down all $138,000 of principal by year 30	$0
Plus rental profits, invested at 7%$324,031 of profit by year 30, before investment growth	$776,561
What you'd walk away with	$1,170,142
If you put the same money in stocks
Cash to close ($39,675) invested at 7%	$302,016
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	$302,016
Building minus stocks	$868,126

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$418,703
Minus 6% selling cost	−$25,122
Minus loan still owedTenants' rent paid down all $138,000 of principal by year 30	$0
Plus rental profits, invested at 7%$194,833 of profit by year 30, before investment growth	$424,544
What you'd walk away with	$818,125
If you put the same money in stocks
Cash to close ($39,675) invested at 7%	$302,016
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	$302,016
Building minus stocks	$516,109

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$442,975
Minus 6% selling cost	−$26,579
Minus loan still owedTenants' rent paid down all $136,875 of principal by year 30	$0
Plus rental profits, invested at 7%$326,726 of profit by year 30, before investment growth	$785,045
What you'd walk away with	$1,201,442
If you put the same money in stocks
Cash to close ($51,100) invested at 7%	$388,986
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	$388,986
Building minus stocks	$812,456

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$442,975
Minus 6% selling cost	−$26,579
Minus loan still owedTenants' rent paid down all $136,875 of principal by year 30	$0
Plus rental profits, invested at 7%$197,527 of profit by year 30, before investment growth	$433,028
What you'd walk away with	$849,425
If you put the same money in stocks
Cash to close ($51,100) invested at 7%	$388,986
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	$388,986
Building minus stocks	$460,439

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$418,703
Minus 6% selling cost	−$25,122
Minus loan still owedTenants' rent paid down all $129,375 of principal by year 30	$0
Plus rental profits, invested at 7%$344,689 of profit by year 30, before investment growth	$841,606
What you'd walk away with	$1,235,186
If you put the same money in stocks
Cash to close ($48,300) invested at 7%	$367,672
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	$367,672
Building minus stocks	$867,514

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$418,703
Minus 6% selling cost	−$25,122
Minus loan still owedTenants' rent paid down all $129,375 of principal by year 30	$0
Plus rental profits, invested at 7%$215,490 of profit by year 30, before investment growth	$489,589
What you'd walk away with	$883,169
If you put the same money in stocks
Cash to close ($48,300) invested at 7%	$367,672
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	$367,672
Building minus stocks	$515,497

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

mediumThe seller is homesteaded, so the current tax bill is lower than what an investor will pay. We use an estimated non-homestead tax instead. Public record: Ramsey County parcel 262923430101: homestead=Y
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 262923430101: special assessments (payable 2026) = $432.50
lowChanged hands in Oct 2025; the county record doesn't show a price. Ask what the seller paid and what changed since. Public record: Ramsey County parcel 262923430101: last sale 2025-10-20

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 Estimateestimate. Seller is homesteaded; an investor pays the non-homestead rate. $236,600 market value × 2.10% (median for non-homestead duplexes/triplexes in the city).	$4,962
Insurance / yr Estimateestimate. from units, square feet and age; get a quote	$2,377
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 1913: +1 pt capital reserve	8% / 9%

County record Public record

Recorded as	two family dwelling - up/dwn
Living units	2
Year built	1913
Market value (2026)	$236,600
Property tax, payable 2026	$4,228
Special assessments	$432
Homestead	yes
Last sale	2025-10-20

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 94, about 1265 m away.

Crime in Frogtown

828 incidents in the last 12 months (53 per 1,000 residents), −26% vs. the year before. St. Paul police incidents, excluding proactive visits and community events.

Status history

2026-09-08Price cut at $182,500 (was $189,900) · from listing history
2026-09-08New at $182,500