Dooralytics
St. Paul › Summit – University

855 Hague Ave

Saint Paul, MN · Summit – University (Rondo, Cathedral Hill) · View the listing ↗

Overpriced

Needs more info before these numbers mean much. The county records 2 living units (two family dwelling - up/dwn), but this analysis counts 3. An extra unit may not be legal or licensed; confirm before counting its rent.

Asking price
$350,000
3 units · $117K per unit
Monthly cash flow
−$554
at 20% down, 7%
Estimated rent
$3,300/mo
medium confidence
Break-even price
$245,867
where cash flow hits $0

Adjust these numbers in the calculator See the full breakdown

The numbers

Down payment %
Offer
Management
Interest rate %

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

  • 1 bed / 1 bath$1,150 $1,075–$1,225
  • 1 bed / 1 bath$1,150 $1,075–$1,225
  • 1 bed / 1 bath, lower level$1,000 $925–$1,075

Our own rent research (2026-09-30): comparable listings we reviewed by hand. Highway, heat and amenity adjustments are already reflected. Range is ±7%. Confidence: medium.

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

Price
$350,000
Monthly cash flow
−$554
Cash to close
$80,500
Cap rate
4.5%
Cash-on-cash
−8.3%
DSCR
0.70×
GRM
8.8
Price per unit
$116,667
Price that breaks even
$245,867
Rent that breaks even
$4,029/mo
Cash flow turns positive
year 16
Year 30: property vs stocks
$898K vs $899K

Monthly breakdown

Rent$3,300
Vacancy (6%)−$198
Collected$3,102
Property tax Public record−$596
Insurance Our research−$283
Water, sewer, trash Our research−$260
Lawn care ($120 × 6 mo ÷ 12)−$60
Repairs (9% of rent)−$297
Capital reserve (9% of rent)−$297
Net operating income$1,309
Mortgage (principal + interest)−$1,863
Cash flow−$554
Principal paid down (equity, not cash)$237

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 $898K, stocks $899K. Stocks win.

How those totals add up

Year 30
If you buy this building
Sale priceValue grows 3% a year from the price$849,542
Minus 6% selling cost−$50,973
Minus loan still owedTenants' rent paid down all $280,000 of principal by year 30$0
Plus rental profits, invested at 7%$71,492 of profit by year 30, before investment growth$99,578
What you'd walk away with$898,147
If you put the same money in stocks
Cash to close ($80,500) invested at 7%$612,787
Monthly shortfalls ($53,276 total by yr 30) investedThe money you'd have put into the building while it lost money$286,083
What you'd walk away with$898,869
Building minus stocks−$722

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

  • highThe county records 2 living units (two family dwelling - up/dwn), but this analysis counts 3. An extra unit may not be legal or licensed; confirm before counting its rent. Public record: Ramsey County parcel 022823120157: living units=2, type=TWO FAMILY DWELLING - UP/DWN
  • 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 855 HAGUE AVE (dataset last updated mid-2025)
  • medium$1,073 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 022823120157: special assessments (payable 2026) = $1,073.30
  • mediumThe lower-level unit needs to be a legal, licensed unit with egress. Check the St. Paul rental license lists three units. Source: Our research notes
  • lowThree 1-bedrooms means more turnover than 2- and 3-beds: 1-bed tenants move more often. I kept vacancy at 6%, but budget for a turnover most years. Source: Our research notes

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

Listing summary

Triplex of three 1-bed / 1-bath units, 2,526 sq ft, built 1895. Driveway and off-street parking. Tenants historically paid heat & electric. Walkable to Selby, Grand and transit.

Research notes

  • Listed since April with a $100K cut. Ask why and what the current rents are.

Where each number comes from

Property tax / yr Public recordRamsey County record, payable 2026 (non-homestead)$7,153
Insurance / yr Our researchour research. quote-based estimate$3,400
Water, sewer, trash / mo Our researchour research$260
Heat / mo Our researchour research$0
Lawn care / mo Assumptionassumption. $120/mo for 6 months, spread over 12; no snow removal$60
Repairs / capital reserve Our researchour research9% / 9%

County record Public record

Recorded astwo family dwelling - up/dwn
Living units2
Year built1895
Market value (2026)$326,400
Property tax, payable 2026$7,153
Special assessments$1,073
Homesteadno
Last sale2015-01-27 · $188,250

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 627 m away.

Crime in Summit – University

1,067 incidents in the last 12 months (59 per 1,000 residents), −13% vs. the year before. St. Paul police incidents, excluding proactive visits and community events.

Status history