$249,900
2091 Oakridge St
Saint Paul MN 55119
4 beds, 2 baths, 2,350 sqft
2091 Oakridge St is a 4 beds, 2 baths, 2,350 sqft single family home for sale at $249,900 in Saint Paul MN 55119. At 20% down it rents for an estimated $2,450/mo and returns $697/mo a month at a 9.9% cap rate.
The deal math
Modelled at 20% down on a 30-year loan at current market rates, before management, vacancy and maintenance reserves.
- Estimated rent
- $2,450/mo
- Monthly cash flow
- $697/mo
- Cap rate
- 9.9%
- Cash-on-cash
- 16.7%
- Max offer
- $249,900
Works right at asking price for a 1.2 DSCR and 8% cash-on-cash.
$249,900
2091 Oakridge St
Saint Paul MN 55119
This pencils as a flip at the numbers below.
Deal math
Purchase → Rehab → After-repair valueTo walk away with about $64K, you'd offer around $232K: the conservative resale $430,000, minus ~9% selling & holding, minus $90K repairs, minus your $64K. It's a guide, not a rule: drag the target and watch the offer move, then pressure-test the winner in the financing card below. Our default target is a real margin: 15% of the conservative resale, at least $30K, which is what the board's badges use.
Every dollar saved raises the max you can pay — all figures update live.
Est. ARV $459,000 at high confidence: the home priced fully updated, from 6 recent closed sales within 1.5 mi (~2 mo old). Likely range $430,000 to $488,000: real sold prices; folds in ~9% resale & holding + 2% acquisition. Rehab is the cost to reach that fully-updated standard: work visible in the listing photos plus a standard interior update; mechanicals are shown separately and not included. Assumes a cash purchase — a hard-money loan adds ~3 to 5%. Verify scope and comps before offering.
Comps behind this ARV
top 3 of 6 · most similar firstEach sale also shows its value adjusted to this home's 2,350 sqft (“adj.”). The adjusted values, not the raw sold prices, are what the ARV is built from.
A typical home of this size sells for about $443,000 here. The $459,000 ARV is the renovated position in the same comp set, which is what the $90,160 of work above is priced to buy. Do less work than that and price nearer the typical.
Where the sale price goes
The whole path from the est. resale down to the dollars you keep, every line shown.
- Sale price (est. ARV)$459,000
- Purchase−$249,900
- Rehab−$90,160
- Gross spread$118,940
- Buy-side closing (~2%) + points (2.5)−$10,308
- Interest on the $212,415 loan (12.0% × 6 mo)−$12,745
- Taxes & insurance while you hold (6 mo)−$2,400
- Selling costs (~7%: commissions + seller closing)−$32,130
- Net profit (yours)$61,357
The months slider is the full interest clock: purchase closing to resale closing, not just the construction weeks. A 2-month rehab is usually a 4-month clock once the home lists, sits, and the buyer's loan closes.
Experienced flippers sanity-check an offer with the 70% rule: 70% of the resale value, minus the rehab ($231,140 here, at your slider numbers). Use it as a gut check on the scenario above, not a price.
When flippers use 70% vs 80%
We picked 70% for this home (the rehab is heavy relative to the resale value, so overruns need somewhere to land).
The percentage is not a market convention. The gap between the resale price and (your offer + rehab) has to cover everything the formula hides: closing costs both ways, agent commissions, holding costs, financing, and your profit. Pick the percentage by what those actually are on this deal.
Stay at 70% (or drop to 65%) when the resale is under ~$200k (fixed costs are a bigger share of a cheap house), when you are on hard money (10 to 13% plus points can eat 3 to 6% of ARV over a 6 month hold, this deal: $18,055 at your slider settings), when the rehab is heavy or the scope is uncertain, when comps are thin or the market is slow, or when your repair estimates are unproven. At 65% this home prices at $208,190.
75 to 80% is defensible when the resale is $400k+ (the smaller cushion is still a large dollar spread), the rehab is verified cosmetic only with a short hold, you are buying with cash or cheap private money, comps are strong and the market moves fast, or you are an agent and keep the listing commission (worth about 2.5 to 3 points of ARV by itself). In competitive metros, 80% with a tight budget is often how deals actually get won. At 75% this home prices at $254,090.
Estimates: 85% purchase financing, taxes estimated at 1.2%/yr, ~$150/mo vacant-home insurance, utilities not included. Get a real hard-money quote before you offer.
Wholesaler max allowable offer
What you can put a seller under contract at and still hand an end buyer a deal that pencils on the 70% rule.
- ARV (conservative)$430,000
- × 70%$301,000
- − Repairs (charged scope)−$90,160
- End buyer's max$211,000
- − Your assignment fee−$10,000
- Contract the seller at (MAO)$201,000
Estimate from the same ARV comps and repair scope as the flip math. Verify comps and walk the property before you write a contract.
Renovation scope · Moderate · $67,621 to $121,716 · 63% confidence
Brought to the standard the ARV is priced at.
Brought to the standard the ARV is priced at.
A full system swap if the mechanicals are at end of life. Regional average. Confirm with an inspection. NOT included in the totals above.
Itemized from the listing photos. Only work visible in the photos is charged. Mechanicals are shown as an optional consideration and are not added to the total. Confirm with a contractor walk-through before offering.
What the photos show
- ReplaceFlooring
- ReplaceWalls & ceilings
- RefreshKitchen
- RefreshBathrooms
- RefreshInterior finishes
- RefreshExterior
- RefreshRoof
- RefreshWindows
Scope read from the listing photos by the same vision model the mobile app uses. An estimate to guide your own walkthrough, not a substitute for it.
Where it sits
2091 Oakridge St in context — the streets, water and amenities around it.
Property details
2091 Oakridge St · Saint Paul MN 55119
- Beds
- 4
- Baths
- 2
- Square feet
- 2,350
- Price / sqft
- $106
- Home type
- Single family
- Days on market
- 46 days
- HOA
- None
- Status
- For Sale
Status per the source feed — contingent/pending changes can lag the MLS by up to ~12 hours.