676 Ashland Ave #1 · St. Paul, MN 55104

$125,000

1 bd · 1.0 ba · 510 sqft · Condo public records · 62 Days on market

Built 1920 $338/mo HOA · 19% of rent

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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 +21.3/30.0
• 1% rule +8.9/10.0
• ARV discount +7.5/15.0
• DSCR +6.8/10.0
• Rent growth +3.1/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great opportunity to own versus rent! Welcome to this charming, corner unit condo in the heart of St. Paul! This bright and inviting unit offers easy, single-level living with a functional layout, generous natural light, cozy fireplace and a reserved parking spot. Free laundry facilities and additional secure storage in the lower level. Conveniently located near local shops, restaurants, parks, and major commuter routes, this home combines classic charm with everyday convenience. Whether you're a first-time buyer, downsizing, or looking for a great investment opportunity, this property is a fantastic find. Don’t miss your chance to own a home in this vibrant and walkable neighborhood!

Key facts

• $338 HOA
• Built 1920
• Listed 62 days

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $125k.

Deal economics

• At list price, monthly cash flow is $183 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Recommended offer: $118k (6.0% 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 (+2.5%/yr); 191 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals leasing fast (median 3d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 1,202 units permitted in Ramsey County in 2024 (880 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $864 of loan paydown is wiped out by about $4k 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 62 days — a 6% lower offer ($118k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 19y 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 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $117,500 (6.0% below list)

Questions for the listing agent

1. It's been on market 62 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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.
8. 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.
9. 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: 1.39% ✓
• Cap rate: 8.05%
• Cash-on-cash: 6.26%
• DSCR: 1.28
• GRM: 6.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.5% rent growth · sell at horizon

5-year hold

• IRR: -7.2%
• Equity multiple: 0.74×
• Total profit: $-9,263
• Equity at exit: $18,638

10-year hold

• IRR: 1.8%
• Equity multiple: 1.12×
• Total profit: $4,303
• Equity at exit: $10,808

Cash invested: $35,000 (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 55104

• Rents YoY: 2.5%
• Active inventory: 191
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $1,740 high
• Mortgage (P&I): −$656
• Tax from tax record: −$146 /mo · $1,758/yr
• Insurance: −$52
• HOA: −$338
• Vacancy / Maint / Mgmt: −$365
• Net cashflow: $183

Break-even live

Break-even rent $1,509

Max offer price $125,000

Occupancy floor 84%

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
695 Grand Ave Saint Paul, MN	1.0–2.0	1.0–2.0	1130	$1,745	$1.54	17d	10	0.27mi
255 Western Ave N Saint Paul, MN	3.0	1.0–2.0	1049	$2,181	$2.08	1d	23	0.69mi
253 Kellogg Blvd W Saint Paul, MN	2.0	1.0–2.0	1208	$2,226	$1.84	2d	12	1.28mi
400 Spring St Saint Paul, MN	1.0–2.0	1.0–2.0	1205	$1,500	$1.24	3d	31	1.30mi
380 Randolph Ave Saint Paul, MN	2.0	1.0–2.0	753	$2,244	$2.98	1d	18	1.33mi
470 Lexington Pkwy S Saint Paul, MN	2.0	1.0–2.0	1175	$2,455	$2.09	1d	19	1.41mi

HOA detail condo

• Monthly dues: $338 · $4,056/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 20 events

1. 2026-06-10
   status $125,000 Pending 62 DOM
2. 2026-06-09
   days on market $125,000 Contingent - Subject to Statutory Rescission 62 DOM
3. 2026-06-08
   days on market $125,000 Contingent - Subject to Statutory Rescission 61 DOM
4. 2026-06-07
   days on market $125,000 Contingent - Subject to Statutory Rescission 60 DOM
5. 2026-06-04
   days on market $125,000 Contingent - Subject to Statutory Rescission 57 DOM
6. 2026-06-03
   statusdays on market $125,000 Contingent - Subject to Statutory Rescission 56 DOM
7. 2026-06-02
   days on market $125,000 Contingent - Inspection 55 DOM
8. 2026-06-01
   days on market $125,000 Contingent - Inspection 54 DOM
9. 2026-05-31
   days on market $125,000 Contingent - Inspection 53 DOM
10. 2026-04-09
    listed $125,000 Active 701-char remark

    Show marketing remark (701 chars)

    Great opportunity to own versus rent! Welcome to this charming, corner unit condo in the heart of St. Paul! This bright and inviting unit offers easy, single-level living with a functional layout, generous natural light, cozy fireplace and a reserved parking spot. Free laundry facilities and additional secure storage in the lower level. Conveniently located near local shops, restaurants, parks, and major commuter routes, this home combines classic charm with everyday convenience. Whether you're a first-time buyer, downsizing, or looking for a great investment opportunity, this property is a fantastic find. Don’t miss your chance to own a home in this vibrant and walkable neighborhood!

11. 2026-04-08
    historical $125,000 701-char remark

    Show marketing remark (701 chars)

    Great opportunity to own versus rent! Welcome to this charming, corner unit condo in the heart of St. Paul! This bright and inviting unit offers easy, single-level living with a functional layout, generous natural light, cozy fireplace and a reserved parking spot. Free laundry facilities and additional secure storage in the lower level. Conveniently located near local shops, restaurants, parks, and major commuter routes, this home combines classic charm with everyday convenience. Whether you're a first-time buyer, downsizing, or looking for a great investment opportunity, this property is a fantastic find. Don’t miss your chance to own a home in this vibrant and walkable neighborhood!

12. 2019-06-27
    soldstatus $118,500
13. 2019-06-11
    soldstatus $118,500 Sold 251-char remark

    Show marketing remark (251 chars)

    Charming 1 bedroom in Crocus Hill area of St Paul - Close to restaurants and parks! Charming 1 bedroom with hardwoods and fireplace! Excellent space for the price! Building laundry is in the lower lever along with PLENTY of storage! come and be first!

14. 2019-05-29
    status Pending 251-char remark

    Show marketing remark (251 chars)

    Charming 1 bedroom in Crocus Hill area of St Paul - Close to restaurants and parks! Charming 1 bedroom with hardwoods and fireplace! Excellent space for the price! Building laundry is in the lower lever along with PLENTY of storage! come and be first!

15. 2019-05-12
    historical Contingent - Inspection 251-char remark

    Show marketing remark (251 chars)

    Charming 1 bedroom in Crocus Hill area of St Paul - Close to restaurants and parks! Charming 1 bedroom with hardwoods and fireplace! Excellent space for the price! Building laundry is in the lower lever along with PLENTY of storage! come and be first!

16. 2019-05-07
    listed $120,000 Active 251-char remark

    Show marketing remark (251 chars)

    Charming 1 bedroom in Crocus Hill area of St Paul - Close to restaurants and parks! Charming 1 bedroom with hardwoods and fireplace! Excellent space for the price! Building laundry is in the lower lever along with PLENTY of storage! come and be first!

17. 2007-04-25
    soldstatus $127,200
18. 2007-02-16
    soldstatus $127,200
19. 2007-02-12
    historical
20. 2007-01-11
    listed $124,900

ⓘ 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: $1,758 · $146/mo
• Projected year-2 tax: $1,758 · $146/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 6/10 Major FEMA zone X (unshaded) · 75% 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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,883
• − Mortgage interest: −$7,002
• − Property taxes: −$1,758
• − Insurance: −$625
• − Repairs & maintenance: −$1,671
• − Management: −$1,671
• − HOA: −$4,056
• − Depreciation: −$3,636
• Taxable income: $464
• Est. tax owed @ 24.0%: −$111
• After-tax cash flow: $2,081/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.

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): 45,762
• Household income: $75,712
• Rent vs Own: 46.9% rent · 53.1% own
• Severe rent burden: 2116.0

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: Diverse neighborhood (Simpson 0.60)
• Race & ethnicity: White 60% Black 19% Two or more races 10% Asian 7% Hispanic / Latino 7%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Portuguese 8% Romanian 3% Lithuanian 3%
• Foreign-born: 12% · Canada, Vietnam, China
• Languages at home: 83% English-only · Spanish 4% Other Asian/Pacific 4% French/Haitian/Cajun 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: ▼ -532.26%
• Current HPI: 245.6146
• Rent YoY: ▲ 2.50%
• 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

+0.1% since first listed

11 events — show timeline

• 2026-04-09 Listed $125,000 NORTHSTARMLS as Distributed by MLS Grid
• 2026-04-08 Coming Soon $125,000 NORTHSTARMLS as Distributed by MLS Grid
• 2019-06-27 Sold (Public Records) $118,500 Public Records
• 2019-06-11 Sold (MLS) $118,500 NORTHSTARMLS as Distributed by MLS Grid
• 2019-05-29 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2019-05-12 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2019-05-07 Listed $120,000 NORTHSTARMLS as Distributed by MLS Grid
• 2007-04-25 Sold (Public Records) $127,200 Public Records
• 2007-02-16 Sold (MLS) $127,200 NORTHSTARMLS as Distributed by MLS Grid
• 2007-02-12 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2007-01-11 Listed $124,900 NORTHSTARMLS as Distributed by MLS Grid

Property tax history

+2.8%/yr

Latest (2025): $1,758 · -2.2% YoY. Source: county tax records.