910 Wilson Ave

Saint Paul, MN · Dayton's Bluff · Listing office ↗ · Find the listing ↗

Asking price: $279,900
Monthly cash flow: −$143
Estimated rent: $3,000/mo
Break-even price: $253,000

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: $279,900
Monthly cash flow: −$143
Cash to close: $64,377
Cap rate: 5.8%
Cash-on-cash: −2.7%
DSCR: 0.90×
GRM: 7.8
Price per unit: $139,950
Price that breaks even: $253,000
Rent that breaks even: $3,186/mo
Cash flow turns positive: year 5
Year 30: property vs stocks: $984K vs $519K

Monthly breakdown

Rent	$3,000
Vacancy (6%)	−$180
Collected	$2,820
Property tax Estimate	−$541
Insurance Estimate	−$192
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	$1,347
Mortgage (principal + interest)	−$1,490
Cash flow	−$143
Principal paid down (equity, not cash)	$190

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 $984K, stocks $519K. The property wins.

How those totals add up

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$679,391
Minus 6% selling cost	−$40,763
Minus loan still owedTenants' rent paid down all $251,910 of principal by year 30	$0
Plus rental profits, invested at 7%$137,892 of profit by year 30, before investment growth	$222,624
What you'd walk away with	$861,251
If you put the same money in stocks
Cash to close ($36,387) invested at 7%	$276,987
Monthly shortfalls ($26,822 total by yr 30) investedThe money you'd have put into the building while it lost money	$165,223
What you'd walk away with	$442,210
Building minus stocks	$419,041

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$679,391
Minus 6% selling cost	−$40,763
Minus loan still owedTenants' rent paid down all $251,910 of principal by year 30	$0
Plus rental profits, invested at 7%$41,247 of profit by year 30, before investment growth	$53,397
What you'd walk away with	$692,025
If you put the same money in stocks
Cash to close ($36,387) invested at 7%	$276,987
Monthly shortfalls ($75,072 total by yr 30) investedThe money you'd have put into the building while it lost money	$390,782
What you'd walk away with	$667,769
Building minus stocks	$24,256

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$655,118
Minus 6% selling cost	−$39,307
Minus loan still owedTenants' rent paid down all $242,910 of principal by year 30	$0
Plus rental profits, invested at 7%$153,479 of profit by year 30, before investment growth	$256,923
What you'd walk away with	$872,734
If you put the same money in stocks
Cash to close ($35,087) invested at 7%	$267,091
Monthly shortfalls ($20,584 total by yr 30) investedThe money you'd have put into the building while it lost money	$129,909
What you'd walk away with	$397,000
Building minus stocks	$475,734

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$655,118
Minus 6% selling cost	−$39,307
Minus loan still owedTenants' rent paid down all $242,910 of principal by year 30	$0
Plus rental profits, invested at 7%$50,666 of profit by year 30, before investment growth	$68,070
What you'd walk away with	$683,881
If you put the same money in stocks
Cash to close ($35,087) invested at 7%	$267,091
Monthly shortfalls ($62,666 total by yr 30) investedThe money you'd have put into the building while it lost money	$335,841
What you'd walk away with	$602,932
Building minus stocks	$80,949

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$679,391
Minus 6% selling cost	−$40,763
Minus loan still owedTenants' rent paid down all $223,920 of principal by year 30	$0
Plus rental profits, invested at 7%$189,933 of profit by year 30, before investment growth	$345,659
What you'd walk away with	$984,286
If you put the same money in stocks
Cash to close ($64,377) invested at 7%	$490,054
Monthly shortfalls ($4,267 total by yr 30) investedThe money you'd have put into the building while it lost money	$28,459
What you'd walk away with	$518,514
Building minus stocks	$465,772

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$679,391
Minus 6% selling cost	−$40,763
Minus loan still owedTenants' rent paid down all $223,920 of principal by year 30	$0
Plus rental profits, invested at 7%$74,096 of profit by year 30, before investment growth	$108,178
What you'd walk away with	$746,806
If you put the same money in stocks
Cash to close ($64,377) invested at 7%	$490,054
Monthly shortfalls ($33,325 total by yr 30) investedThe money you'd have put into the building while it lost money	$185,764
What you'd walk away with	$675,818
Building minus stocks	$70,988

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$655,118
Minus 6% selling cost	−$39,307
Minus loan still owedTenants' rent paid down all $215,920 of principal by year 30	$0
Plus rental profits, invested at 7%$206,773 of profit by year 30, before investment growth	$390,881
What you'd walk away with	$1,006,692
If you put the same money in stocks
Cash to close ($62,077) invested at 7%	$472,546
Monthly shortfalls ($1,946 total by yr 30) investedThe money you'd have put into the building while it lost money	$13,351
What you'd walk away with	$485,897
Building minus stocks	$520,795

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$655,118
Minus 6% selling cost	−$39,307
Minus loan still owedTenants' rent paid down all $215,920 of principal by year 30	$0
Plus rental profits, invested at 7%$85,463 of profit by year 30, before investment growth	$129,495
What you'd walk away with	$745,306
If you put the same money in stocks
Cash to close ($62,077) invested at 7%	$472,546
Monthly shortfalls ($25,532 total by yr 30) investedThe money you'd have put into the building while it lost money	$146,749
What you'd walk away with	$619,295
Building minus stocks	$126,011

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$679,391
Minus 6% selling cost	−$40,763
Minus loan still owedTenants' rent paid down all $209,925 of principal by year 30	$0
Plus rental profits, invested at 7%$219,960 of profit by year 30, before investment growth	$428,171
What you'd walk away with	$1,066,798
If you put the same money in stocks
Cash to close ($78,372) invested at 7%	$596,588
Monthly shortfalls ($775 total by yr 30) investedThe money you'd have put into the building while it lost money	$5,430
What you'd walk away with	$602,017
Building minus stocks	$464,781

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$679,391
Minus 6% selling cost	−$40,763
Minus loan still owedTenants' rent paid down all $209,925 of principal by year 30	$0
Plus rental profits, invested at 7%$94,650 of profit by year 30, before investment growth	$147,720
What you'd walk away with	$786,347
If you put the same money in stocks
Cash to close ($78,372) invested at 7%	$596,588
Monthly shortfalls ($20,360 total by yr 30) investedThe money you'd have put into the building while it lost money	$119,764
What you'd walk away with	$716,351
Building minus stocks	$69,996

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$655,118
Minus 6% selling cost	−$39,307
Minus loan still owedTenants' rent paid down all $202,425 of principal by year 30	$0
Plus rental profits, invested at 7%$237,150 of profit by year 30, before investment growth	$479,316
What you'd walk away with	$1,095,127
If you put the same money in stocks
Cash to close ($75,572) invested at 7%	$575,273
Monthly shortfalls ($2 total by yr 30) investedThe money you'd have put into the building while it lost money	$14
What you'd walk away with	$575,288
Building minus stocks	$519,839

	Year 30
If you buy this building
Sale priceValue grows 3% a year from the price	$655,118
Minus 6% selling cost	−$39,307
Minus loan still owedTenants' rent paid down all $202,425 of principal by year 30	$0
Plus rental profits, invested at 7%$106,902 of profit by year 30, before investment growth	$173,339
What you'd walk away with	$789,150
If you put the same money in stocks
Cash to close ($75,572) invested at 7%	$575,273
Monthly shortfalls ($14,649 total by yr 30) investedThe money you'd have put into the building while it lost money	$88,822
What you'd walk away with	$664,095
Building minus stocks	$125,055

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 332922320077: homestead=Y
medium$4,387 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 332922320077: special assessments (payable 2026) = $4,386.76

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. $309,600 market value × 2.10% (median for non-homestead duplexes/triplexes in the city).	$6,494
Insurance / yr Estimateestimate. from units, square feet and age; get a quote	$2,308
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 1874: +1 pt capital reserve	8% / 9%

County record Public record

Recorded as	two family dwelling - up/dwn
Living units	2
Year built	1874
Market value (2026)	$309,600
Property tax, payable 2026	$5,395
Special assessments	$4,387
Homestead	yes
Last sale	2023-04-25 · $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;US 10;US 61, about 201 m away.

Crime in Dayton's Bluff

971 incidents in the last 12 months (52 per 1,000 residents), −6% vs. the year before. St. Paul police incidents, excluding proactive visits and community events.

Status history

2026-07-10New at $279,900