895 Rose Ave E

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

Cash flows

Asking price: $244,999
Monthly cash flow: $163
Estimated rent: $3,000/mo
Break-even price: $275,536

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

3 bed / 1.5 bath (est.)$1,650 $1,400–$1,900
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: $244,999
Monthly cash flow: $163
Cash to close: $56,350
Cap rate: 7.2%
Cash-on-cash: 3.5%
DSCR: 1.12×
GRM: 6.8
Price per unit: $122,500
Price that breaks even: $275,536
Rent that breaks even: $2,789/mo
Cash flow turns positive: year 1
Year 30: property vs stocks: $1.28M vs $429K

Monthly breakdown

Rent	$3,000
Vacancy (6%)	−$180
Collected	$2,820
Property tax Public record	−$390
Insurance Estimate	−$223
Water, sewer, trash Estimate	−$170
Lawn care ($120 × 6 mo ÷ 12)	−$60
Repairs (8% of rent)	−$240
Capital reserve (9% of rent)	−$270
Net operating income	$1,467
Mortgage (principal + interest)	−$1,304
Cash flow	$163
Principal paid down (equity, not cash)	$166

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 $1.28M, stocks $429K. The property wins.

How those totals add up

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$594,677
Minus 6% selling cost	−$35,681
Minus loan still owedTenants' rent paid down all $220,499 of principal by year 30	$0
Plus rental profits, invested at 7%$265,269 of profit by year 30, before investment growth	$523,041
What you'd walk away with	$1,082,037
If you put the same money in stocks
Cash to close ($31,850) invested at 7%	$242,449
Monthly shortfalls ($3,723 total by yr 30) investedThe money you'd have put into the building while it lost money	$25,065
What you'd walk away with	$267,515
Building minus stocks	$814,522

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$594,677
Minus 6% selling cost	−$35,681
Minus loan still owedTenants' rent paid down all $220,499 of principal by year 30	$0
Plus rental profits, invested at 7%$136,302 of profit by year 30, before investment growth	$226,585
What you'd walk away with	$785,581
If you put the same money in stocks
Cash to close ($31,850) invested at 7%	$242,449
Monthly shortfalls ($19,652 total by yr 30) investedThe money you'd have put into the building while it lost money	$123,395
What you'd walk away with	$365,844
Building minus stocks	$419,737

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$570,404
Minus 6% selling cost	−$34,224
Minus loan still owedTenants' rent paid down all $211,499 of principal by year 30	$0
Plus rental profits, invested at 7%$284,641 of profit by year 30, before investment growth	$576,435
What you'd walk away with	$1,112,615
If you put the same money in stocks
Cash to close ($30,550) invested at 7%	$232,553
Monthly shortfalls ($1,269 total by yr 30) investedThe money you'd have put into the building while it lost money	$8,846
What you'd walk away with	$241,400
Building minus stocks	$871,215

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$570,404
Minus 6% selling cost	−$34,224
Minus loan still owedTenants' rent paid down all $211,499 of principal by year 30	$0
Plus rental profits, invested at 7%$152,828 of profit by year 30, before investment growth	$265,021
What you'd walk away with	$801,201
If you put the same money in stocks
Cash to close ($30,550) invested at 7%	$232,553
Monthly shortfalls ($14,352 total by yr 30) investedThe money you'd have put into the building while it lost money	$92,218
What you'd walk away with	$324,771
Building minus stocks	$476,430

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$594,677
Minus 6% selling cost	−$35,681
Minus loan still owedTenants' rent paid down all $195,999 of principal by year 30	$0
Plus rental profits, invested at 7%$326,841 of profit by year 30, before investment growth	$725,380
What you'd walk away with	$1,284,376
If you put the same money in stocks
Cash to close ($56,350) invested at 7%	$428,949
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	$428,949
Building minus stocks	$855,427

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$594,677
Minus 6% selling cost	−$35,681
Minus loan still owedTenants' rent paid down all $195,999 of principal by year 30	$0
Plus rental profits, invested at 7%$184,063 of profit by year 30, before investment growth	$345,050
What you'd walk away with	$904,046
If you put the same money in stocks
Cash to close ($56,350) invested at 7%	$428,949
Monthly shortfalls ($2,118 total by yr 30) investedThe money you'd have put into the building while it lost money	$14,456
What you'd walk away with	$443,405
Building minus stocks	$460,641

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$570,404
Minus 6% selling cost	−$34,224
Minus loan still owedTenants' rent paid down all $187,999 of principal by year 30	$0
Plus rental profits, invested at 7%$346,001 of profit by year 30, before investment growth	$785,711
What you'd walk away with	$1,321,891
If you put the same money in stocks
Cash to close ($54,050) invested at 7%	$411,441
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	$411,441
Building minus stocks	$910,450

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$570,404
Minus 6% selling cost	−$34,224
Minus loan still owedTenants' rent paid down all $187,999 of principal by year 30	$0
Plus rental profits, invested at 7%$201,633 of profit by year 30, before investment growth	$394,643
What you'd walk away with	$930,823
If you put the same money in stocks
Cash to close ($54,050) invested at 7%	$411,441
Monthly shortfalls ($527 total by yr 30) investedThe money you'd have put into the building while it lost money	$3,717
What you'd walk away with	$415,158
Building minus stocks	$515,665

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$594,677
Minus 6% selling cost	−$35,681
Minus loan still owedTenants' rent paid down all $183,749 of principal by year 30	$0
Plus rental profits, invested at 7%$356,180 of profit by year 30, before investment growth	$817,761
What you'd walk away with	$1,376,758
If you put the same money in stocks
Cash to close ($68,600) invested at 7%	$522,199
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	$522,199
Building minus stocks	$854,559

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$594,677
Minus 6% selling cost	−$35,681
Minus loan still owedTenants' rent paid down all $183,749 of principal by year 30	$0
Plus rental profits, invested at 7%$211,402 of profit by year 30, before investment growth	$423,810
What you'd walk away with	$982,807
If you put the same money in stocks
Cash to close ($68,600) invested at 7%	$522,199
Monthly shortfalls ($117 total by yr 30) investedThe money you'd have put into the building while it lost money	$834
What you'd walk away with	$523,033
Building minus stocks	$459,774

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$570,404
Minus 6% selling cost	−$34,224
Minus loan still owedTenants' rent paid down all $176,249 of principal by year 30	$0
Plus rental profits, invested at 7%$374,143 of profit by year 30, before investment growth	$874,322
What you'd walk away with	$1,410,502
If you put the same money in stocks
Cash to close ($65,800) invested at 7%	$500,884
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	$500,884
Building minus stocks	$909,618

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$570,404
Minus 6% selling cost	−$34,224
Minus loan still owedTenants' rent paid down all $176,249 of principal by year 30	$0
Plus rental profits, invested at 7%$229,248 of profit by year 30, before investment growth	$479,537
What you'd walk away with	$1,015,717
If you put the same money in stocks
Cash to close ($65,800) invested at 7%	$500,884
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	$500,884
Building minus stocks	$514,833

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 895 ROSE AVE E (dataset last updated mid-2025)
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 282922220012: special assessments (payable 2026) = $432.50
lowChanged hands in Jun 2026; the county record doesn't show a price. Ask what the seller paid and what changed since. Public record: Ramsey County parcel 282922220012: last sale 2026-06-04

Opportunities

Long time on market: room to negotiate. Based on: Listing data: 30 days on market, 2 price cuts

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)	$4,686
Insurance / yr Estimateestimate. from units, square feet and age; get a quote	$2,676
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 1910: +1 pt capital reserve	8% / 9%

County record Public record

Recorded as	two family dwelling - up/dwn
Living units	2
Year built	1910
Market value (2026)	$288,300
Property tax, payable 2026	$4,686
Special assessments	$432
Homestead	no
Last sale	2026-06-04

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 2038 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

2026-09-02Price cut at $244,999 (was $315,000) · from listing history
2026-03-27Price cut at $315,000 (was $319,000) · from listing history
2026-09-02New at $244,999