St. Paul › Frogtown

823 Englewood Ave

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

Far off

Asking price: $379,999
Monthly cash flow: −$1,159
Estimated rent: $2,400/mo
Break-even price: $162,287

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
1 bed / 1.5 bath (est.)$1,050 $900–$1,200

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: $379,999
Monthly cash flow: −$1,159
Cash to close: $87,400
Cap rate: 2.7%
Cash-on-cash: −15.9%
DSCR: 0.43×
GRM: 13.2
Price per unit: $190,000
Price that breaks even: $162,287
Rent that breaks even: $3,905/mo
Cash flow turns positive: not within 30 years
Year 30: property vs stocks: $867K vs $1.70M

Monthly breakdown

Rent	$2,400
Vacancy (6%)	−$144
Collected	$2,256
Property tax Estimate	−$536
Insurance Estimate	−$218
Water, sewer, trash Estimate	−$170
Lawn care ($120 × 6 mo ÷ 12)	−$60
Repairs (8% of rent)	−$192
Capital reserve (9% of rent)	−$216
Net operating income	$864
Mortgage (principal + interest)	−$2,023
Cash flow	−$1,159
Principal paid down (equity, not cash)	$257

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 $867K, stocks $1.70M. Stocks win.

How those totals add up

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$922,357
Minus 6% selling cost	−$55,341
Minus loan still owedTenants' rent paid down all $341,999 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	$867,016
If you put the same money in stocks
Cash to close ($49,400) invested at 7%	$376,044
Monthly shortfalls ($384,055 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,392,350
What you'd walk away with	$1,768,394
Building minus stocks	−$901,378

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$922,357
Minus 6% selling cost	−$55,341
Minus loan still owedTenants' rent paid down all $341,999 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	$867,016
If you put the same money in stocks
Cash to close ($49,400) invested at 7%	$376,044
Monthly shortfalls ($499,972 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,708,178
What you'd walk away with	$2,084,222
Building minus stocks	−$1,217,206

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$898,085
Minus 6% selling cost	−$53,885
Minus loan still owedTenants' rent paid down all $332,999 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	$844,200
If you put the same money in stocks
Cash to close ($48,100) invested at 7%	$366,148
Monthly shortfalls ($362,229 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,322,737
What you'd walk away with	$1,688,885
Building minus stocks	−$844,685

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$898,085
Minus 6% selling cost	−$53,885
Minus loan still owedTenants' rent paid down all $332,999 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	$844,200
If you put the same money in stocks
Cash to close ($48,100) invested at 7%	$366,148
Monthly shortfalls ($478,146 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,638,565
What you'd walk away with	$2,004,713
Building minus stocks	−$1,160,513

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$922,357
Minus 6% selling cost	−$55,341
Minus loan still owedTenants' rent paid down all $303,999 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	$867,016
If you put the same money in stocks
Cash to close ($87,400) invested at 7%	$665,309
Monthly shortfalls ($282,782 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,039,641
What you'd walk away with	$1,704,950
Building minus stocks	−$837,934

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$922,357
Minus 6% selling cost	−$55,341
Minus loan still owedTenants' rent paid down all $303,999 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	$867,016
If you put the same money in stocks
Cash to close ($87,400) invested at 7%	$665,309
Monthly shortfalls ($398,699 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,355,469
What you'd walk away with	$2,020,778
Building minus stocks	−$1,153,762

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$898,085
Minus 6% selling cost	−$53,885
Minus loan still owedTenants' rent paid down all $295,999 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	$844,200
If you put the same money in stocks
Cash to close ($85,100) invested at 7%	$647,801
Monthly shortfalls ($263,621 total by yr 30) investedThe money you'd have put into the building while it lost money	$979,309
What you'd walk away with	$1,627,111
Building minus stocks	−$782,911

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$898,085
Minus 6% selling cost	−$53,885
Minus loan still owedTenants' rent paid down all $295,999 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	$844,200
If you put the same money in stocks
Cash to close ($85,100) invested at 7%	$647,801
Monthly shortfalls ($379,538 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,295,138
What you'd walk away with	$1,942,939
Building minus stocks	−$1,098,739

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$922,357
Minus 6% selling cost	−$55,341
Minus loan still owedTenants' rent paid down all $284,999 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	$867,016
If you put the same money in stocks
Cash to close ($106,400) invested at 7%	$809,942
Monthly shortfalls ($237,275 total by yr 30) investedThe money you'd have put into the building while it lost money	$896,354
What you'd walk away with	$1,706,296
Building minus stocks	−$839,280

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$922,357
Minus 6% selling cost	−$55,341
Minus loan still owedTenants' rent paid down all $284,999 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	$867,016
If you put the same money in stocks
Cash to close ($106,400) invested at 7%	$809,942
Monthly shortfalls ($353,192 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,212,183
What you'd walk away with	$2,022,124
Building minus stocks	−$1,155,108

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$898,085
Minus 6% selling cost	−$53,885
Minus loan still owedTenants' rent paid down all $277,499 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	$844,200
If you put the same money in stocks
Cash to close ($103,600) invested at 7%	$788,627
Monthly shortfalls ($219,312 total by yr 30) investedThe money you'd have put into the building while it lost money	$839,794
What you'd walk away with	$1,628,421
Building minus stocks	−$784,221

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$898,085
Minus 6% selling cost	−$53,885
Minus loan still owedTenants' rent paid down all $277,499 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	$844,200
If you put the same money in stocks
Cash to close ($103,600) invested at 7%	$788,627
Monthly shortfalls ($335,229 total by yr 30) investedThe money you'd have put into the building while it lost money	$1,155,622
What you'd walk away with	$1,944,250
Building minus stocks	−$1,100,050

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 262923430122: homestead=Y
mediumAsking is $217,712 above the price where cash flow breaks even ($162,287) at the default scenario. Based on: Derived: price $379,999 vs. break-even $162,287
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 262923430122: 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 Estimateestimate. Seller is homesteaded; an investor pays the non-homestead rate. $306,600 market value × 2.10% (median for non-homestead duplexes/triplexes in the city).	$6,431
Insurance / yr Estimateestimate. from units, square feet and age; get a quote	$2,620
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 1907: +1 pt capital reserve	8% / 9%

County record Public record

Recorded as	two family dwelling - up/dwn
Living units	2
Year built	1907
Market value (2026)	$306,600
Property tax, payable 2026	$5,010
Special assessments	$432
Homestead	yes
Last sale	2021-03-22 · $315,000

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 94, about 1367 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

2026-08-26New at $379,999