1791 Randolph Ave · St. Paul, MN 55105

$470,000

4 bd · 2.0 ba · 1,824 sqft · MultiFamily public records · 41 Days on market

Built 1926 Good condition 4,791 sqft lot

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Why this score? — see what drove the C+ grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +25.6/30.0
• DSCR +8.5/10.0
• ARV discount +7.5/15.0
• 1% rule +7.0/10.0
• Condition / age +4.0/5.0
• Rent growth +3.3/5.0
• Livability +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

Classic Macalester Groveland up/down duplex in a fantastic location. Great investor opportunity or owner occupant! Prime rental area only 1/2 block to St. Catherine University and St. Paul Academy. NEW windows, abundance of natural light, original hardwood floors, painted & carpets professionally cleaned-2022, two car garage and great curb appeal with stucco exterior. 2 bedrooms & 1 bath for each unit. Units vacant. Don't miss this one!

Key facts

• 4,791 sq ft lot
• 2 garage spots
• Built 1926

Property features AI

Finance

• Financial info: Not owner-occupied

Exterior

• Parking: Attached 2-car garage (approx. 19 x 18)
• Utilities: City water connected; City sewer connected; Natural gas
• Home design: Residential income property — duplex (up and down); Two levels
• Construction: Block foundation; Asphalt roof; Foundation area approximately 912
• Exterior features: Stucco exterior; City street frontage; Public transit within six blocks

Interior

• Kitchen: Dishwasher; Range; Refrigerator
• Bedrooms: Four total bedrooms (two in each unit)
• Flooring: Hardwood floors
• Bathrooms: Two full bathrooms (one in each unit)
• Heating & cooling: Hot water heating; Window air conditioning (units)
• Interior features: Full basement; Hardwood floors; Kitchen window
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $470k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive. Per door: $558/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($6k rent vs $470k).
• Recommended offer: $456k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• St. Paul Public School District (urban): math 21% / reading 33% proficiency, ranked #270 of 301 in MN (top 90%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 64% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising (+3.1%/yr); 124 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 1,202 units permitted in Ramsey County in 2024 (880 in 5+ unit buildings).
• At $5,617/mo this rent would consume 63% of the median local household income ($107k/yr) (locally 909% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $14k of value loss. Plan a longer hold.
• Ramsey County population projected at +27% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 41 days — a 3% lower offer ($456k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: built in 1926 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $455,900 (3.0% below list)

Questions for the listing agent

1. It's been on market 41 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1926 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
7. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
8. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.20% ✓
• Cap rate: 9.14%
• Cash-on-cash: 10.18%
• DSCR: 1.45
• GRM: 7.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.15% rent growth · sell at horizon

5-year hold

• IRR: -0.8%
• Equity multiple: 0.97×
• Total profit: $-4,069
• Equity at exit: $70,079

10-year hold

• IRR: 9.0%
• Equity multiple: 1.70×
• Total profit: $92,046
• Equity at exit: $40,637

Cash invested: $131,600 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 46 Balanced
• State Minnesota: 46 Balanced · D+2
• County: — inherits STATE
• City: — inherits STATE

2024 reforms strengthened tenant protections; ramsey/hennepin courts paced moderate to slow.

Methodology + full state rankings →

ZIP-level market 55105

• Rents YoY: 3.1%
• Active inventory: 124
• Price-to-rent: 13.9×

Monthly cashflow live

• Estimated rent: $5,617 high
• Mortgage (P&I): −$2,465
• Tax from tax record: −$660 /mo · $7,924/yr
• Insurance: −$196
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,180
• Net cashflow: $1,117

Break-even live

Break-even rent $4,204

Max offer price $470,000

Occupancy floor 75%

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$5,618
Total (2 units)			$5,617

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $117,500
• Closing costs: $14,100
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1555 Selby Ave Saint Paul, MN	3.0	1.0–2.0	1129	$4,398	$3.90	2d	7	1.47mi

Listing history 17 events

1. 2026-06-13
   statusdays on market $470,000 Pending 41 DOM
2. 2026-06-09
   days on market $470,000 Contingent - Inspection 39 DOM
3. 2026-06-08
   days on market $470,000 Contingent - Inspection 38 DOM
4. 2026-06-07
   days on market $470,000 Contingent - Inspection 37 DOM
5. 2026-06-04
   statusdays on market $470,000 Contingent - Inspection 34 DOM
6. 2026-06-03
   days on market $470,000 Active 33 DOM
7. 2026-06-02
   days on market $470,000 Active 32 DOM
8. 2026-06-01
   days on market $470,000 Active 31 DOM
9. 2026-05-31
   days on market $470,000 Active 30 DOM
10. 2026-05-02
    listed $470,000 Active 959-char remark
11. 2026-04-30
    historical $470,000 959-char remark
12. 2022-04-08
    soldstatus $415,000 Sold 452-char remark

    Show marketing remark (452 chars)

    Classic Macalester Groveland up/down duplex in a fantastic location. Great investor opportunity or owner occupant! Prime rental area only 1/2 block to St. Catherine University and St. Paul Academy. NEW windows, abundance of natural light, original hardwood floors, painted & carpets professionally cleaned-2022, two car garage and great curb appeal with stucco exterior. 2 bedrooms & 1 bath for each unit. Units vacant. Don't miss this one!

13. 2022-03-16
    status Pending 452-char remark

    Show marketing remark (452 chars)

    Classic Macalester Groveland up/down duplex in a fantastic location. Great investor opportunity or owner occupant! Prime rental area only 1/2 block to St. Catherine University and St. Paul Academy. NEW windows, abundance of natural light, original hardwood floors, painted & carpets professionally cleaned-2022, two car garage and great curb appeal with stucco exterior. 2 bedrooms & 1 bath for each unit. Units vacant. Don't miss this one!

14. 2022-03-03
    historical Contingent - Inspection 452-char remark

    Show marketing remark (452 chars)

    Classic Macalester Groveland up/down duplex in a fantastic location. Great investor opportunity or owner occupant! Prime rental area only 1/2 block to St. Catherine University and St. Paul Academy. NEW windows, abundance of natural light, original hardwood floors, painted & carpets professionally cleaned-2022, two car garage and great curb appeal with stucco exterior. 2 bedrooms & 1 bath for each unit. Units vacant. Don't miss this one!

15. 2022-02-26
    price $399,999 452-char remark

    Show marketing remark (452 chars)

    Classic Macalester Groveland up/down duplex in a fantastic location. Great investor opportunity or owner occupant! Prime rental area only 1/2 block to St. Catherine University and St. Paul Academy. NEW windows, abundance of natural light, original hardwood floors, painted & carpets professionally cleaned-2022, two car garage and great curb appeal with stucco exterior. 2 bedrooms & 1 bath for each unit. Units vacant. Don't miss this one!

16. 2022-02-20
    listed $425,000 Active 452-char remark

    Show marketing remark (452 chars)

    Classic Macalester Groveland up/down duplex in a fantastic location. Great investor opportunity or owner occupant! Prime rental area only 1/2 block to St. Catherine University and St. Paul Academy. NEW windows, abundance of natural light, original hardwood floors, painted & carpets professionally cleaned-2022, two car garage and great curb appeal with stucco exterior. 2 bedrooms & 1 bath for each unit. Units vacant. Don't miss this one!

17. 2022-02-18
    historical $425,000 452-char remark

    Show marketing remark (452 chars)

    Classic Macalester Groveland up/down duplex in a fantastic location. Great investor opportunity or owner occupant! Prime rental area only 1/2 block to St. Catherine University and St. Paul Academy. NEW windows, abundance of natural light, original hardwood floors, painted & carpets professionally cleaned-2022, two car garage and great curb appeal with stucco exterior. 2 bedrooms & 1 bath for each unit. Units vacant. Don't miss this one!

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast MN · Partial reset (capped growth)

• Current annual tax: $7,924 · $660/mo
• Projected year-2 tax: $7,924 · $660/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥99°F today · 14 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $67,404
• − Mortgage interest: −$26,327
• − Property taxes: −$7,924
• − Insurance: −$2,350
• − Repairs & maintenance: −$5,392
• − Management: −$5,392
• − Depreciation: −$13,673
• Taxable income: $6,345
• Est. tax owed @ 24.0%: −$1,523
• After-tax cash flow: $11,876/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Condition & rehab AI · 13 photos

Good 80/100 Cosmetic rehab

This well-maintained 1920s duplex is move-in ready with modern updates and a prime location.

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and value
• Both Clean windows — Improves natural light and aesthetics
• Both Update flooring — Modernizes the space and adds value

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior — Enhances curb appeal and value ↑
• Both Clean windows — Improves natural light and aesthetics ↑
• Both Update flooring — Modernizes the space and adds value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: St. Paul Public School District
• NCES district ID: 2733840
• Math proficiency: 21% ▼ -11.00%
• Reading proficiency: 33% ▼ -7.00%
• Median HH income: $48,316
• Composite: 23.51/100
• National rank: #7868
• State rank: #270 of 301 in MN

Livability — St. Paul

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: St. Paul, MN
• County: Ramsey County · 542,837 people
• City population: 280,599
• Metro: Minneapolis-St. Paul-Bloomington, MN-WI
• Population (ZIP): 28,617
• Household income: $107,248
• Rent vs Own: 33.4% rent · 66.6% own
• Severe rent burden: 909.0

Population outlook (Ramsey County) Hauer SSP2

• Today (2025): 603,431 people
• By 2030: 636,459 · +5.5%
• By 2040: 700,596 · +16.1%
• By 2050: 765,819 · +26.9%
• By 2075: 929,297 · +54.0%
• By 2100: 1,053,924 · +74.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (82%)
• Race & ethnicity: White 82% Two or more races 7% Hispanic / Latino 5% Asian 4% Black 3%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Portuguese 11% Romanian 4% Lithuanian 4%
• Foreign-born: 4% · Canada, China, South Korea
• Languages at home: 91% English-only · Spanish 4% German/W. Germanic 1% Other Asian/Pacific 1%

Political lean MEDSL · Ramsey

• 2024 margin: Solid D (+43.3) · D 70.5% · R 27.2% · Other 2.3%
• 2008→2024 swing: +9.4pp toward D · 2008: 33.9pp · 2024: 43.3pp
• All cycles: 2024: D+43.3 2020: D+45.4 2016: D+39.4 2012: D+35.3 2008: D+33.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -562.23%
• Current HPI: 223.6008
• Rent YoY: ▲ 3.15%
• Metro: Minneapolis-St. Paul-Bloomington, MN-WI
• State GDP YoY: ▲ 2.41%
• F500 in state: 34

Industry mix (Fortune 500 HQ in MN)

Industry	F500 HQs	Revenue
▸Healthcare	2	$407B
▸Retail	2	$150B
▸Consumer Goods	2	$32B
▸Industrial Machinery	2	$6B
▸Agriculture	1	$40B
▸Healthcare / Medical Devices	1	$32B

Price history

+10.6% since first listed

10 events — show timeline

• 2026-06-11 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2026-06-03 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2026-05-02 Listed $470,000 NORTHSTARMLS as Distributed by MLS Grid
• 2026-04-30 Coming Soon $470,000 NORTHSTARMLS as Distributed by MLS Grid
• 2022-04-08 Sold (MLS) $415,000 NORTHSTARMLS as Distributed by MLS Grid
• 2022-03-16 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2022-03-03 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2022-02-26 Price Changed $399,999 NORTHSTARMLS as Distributed by MLS Grid
• 2022-02-20 Listed $425,000 NORTHSTARMLS as Distributed by MLS Grid
• 2022-02-18 Coming Soon $425,000 NORTHSTARMLS as Distributed by MLS Grid

Property tax history

+17.0%/yr

Latest (2025): $7,924 · +37.9% YoY. Source: county tax records.