1363 Grand Ave · St. Paul, MN 55105

$550,000

4 bd · 4.0 ba · 2,120 sqft · MultiFamily · 53 Days on market

Built 1912 6,098 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 +21.8/30.0
• ARV discount +7.5/15.0
• DSCR +7.0/10.0
• 1% rule +5.7/10.0
• Rent growth +3.3/5.0
• Livability +2.5/5.0
• Condition / age +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

BRING ALL OFFERS! HERE IS YOUR CHANCE TO OWN AN ARCHITECTURAL GEM. LOCATED IN THE HEART OF MAC GROVELAND ON PRESTIGIOUS GRAND AVENUE. EXPANSIVE FRONT PORCHES. CURRENTLY COMMERCIAL SPACE ON THE MAIN FLOOR (COULD BE CONVERTED BACK TO MULTI FAMILY) PLUS CHARMING 2 BEDROOM UNIT ON THE 2nd FLOOR. THIRD FLOOR IS READY TO FINISH TOO. SO MANY POSSIBILITIES! NEWER ROOF AND MECHANICALS. BOILER FOR THE UPPER AND FORCED AIR WITH CENTRAL AIR ON THE MAIN. 2 CAR DETACHED GARAGE WITH ADDITIONAL PARKING. SO MUCH CHARM! BRING YOUR OFFER.

Key facts

• 6,098 sq ft lot
• 2 garage spots
• Built 1912

Property features AI

Exterior

• Parking: Detached or attached 2-car garage (2 garage spaces listed)
• Utilities: City water connected; City sewer connected; Electric with circuit breakers; Natural gas
• Home design: Residential income property (duplex, up and down); More than 2 stories; Entry levels include main level finished area
• Construction: Built on block foundation; Foundation area approximately 1,060; Above-grade finished area total about 2,120
• Exterior features: Porch; City street frontage; Lot dimensions approximately 150 x 41; Lot size about 0.14 acres

Interior

• Kitchen: No specific kitchen appliance details provided
• Bedrooms: One unit with 2 bedrooms; One unit with no listed bedrooms (studio/1-room unit indicated by 1 total room)
• Flooring: Hardwood floors (in one unit)
• Bathrooms: One unit with 1 full bath and 1 half bath; One unit with 1 full bath
• Heating & cooling: Boiler heating; Forced air heating; Central air (in one unit); Window cooling (in the other unit)
• Interior features: Natural woodwork; Porch; Wheelchair ramp(s); Full basement
• Laundry & utility: No specific laundry appliances listed

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $550k.

Deal economics

• At list price, monthly cash flow is $853 ($10k/yr) — positive. Per door: $426/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($6k rent vs $550k).
• Recommended offer: $534k (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 $5,891/mo this rent would consume 66% 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 $4k of loan paydown is wiped out by about $16k 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 53 days — a 3% lower offer ($534k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 22y 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 1912 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $533,500 (3.0% below list)

Questions for the listing agent

1. It's been on market 53 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 1912 — 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: 1.07% ✓
• Cap rate: 8.15%
• Cash-on-cash: 6.65%
• DSCR: 1.30
• GRM: 7.8

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: -5.9%
• Equity multiple: 0.78×
• Total profit: $-33,819
• Equity at exit: $82,007

10-year hold

• IRR: 3.9%
• Equity multiple: 1.29×
• Total profit: $44,530
• Equity at exit: $47,554

Cash invested: $154,000 (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 55105

• Rents YoY: 3.1%
• Active inventory: 124
• Price-to-rent: 15.6×

Monthly cashflow live

• Estimated rent: $5,891 medium
• Mortgage (P&I): −$2,884
• Tax est. 1.5%: −$688 /mo · $8,250/yr
• Insurance: −$229
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,237
• Net cashflow: $853

Break-even live

Break-even rent $4,811

Max offer price $550,000

Occupancy floor 81%

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$5,892
Total (2 units)			$5,891

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: $137,500
• Closing costs: $16,500
• 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	0.62mi

Listing history 22 events

1. 2026-05-18
   status Pending
2. 2026-04-27
   historical Contingent - Inspection
3. 2026-04-16
   status Active
4. 2026-04-07
   historical Contingent - Inspection
5. 2026-03-27
   listed $550,000 Active
6. 2026-03-24
   historical $550,000
7. 2023-04-05
   soldstatus $499,200 Sold 525-char remark

   Show marketing remark (525 chars)

   BRING ALL OFFERS! HERE IS YOUR CHANCE TO OWN AN ARCHITECTURAL GEM. LOCATED IN THE HEART OF MAC GROVELAND ON PRESTIGIOUS GRAND AVENUE. EXPANSIVE FRONT PORCHES. CURRENTLY COMMERCIAL SPACE ON THE MAIN FLOOR (COULD BE CONVERTED BACK TO MULTI FAMILY) PLUS CHARMING 2 BEDROOM UNIT ON THE 2nd FLOOR. THIRD FLOOR IS READY TO FINISH TOO. SO MANY POSSIBILITIES! NEWER ROOF AND MECHANICALS. BOILER FOR THE UPPER AND FORCED AIR WITH CENTRAL AIR ON THE MAIN. 2 CAR DETACHED GARAGE WITH ADDITIONAL PARKING. SO MUCH CHARM! BRING YOUR OFFER.

8. 2023-01-24
   status Pending 525-char remark

   Show marketing remark (525 chars)

   BRING ALL OFFERS! HERE IS YOUR CHANCE TO OWN AN ARCHITECTURAL GEM. LOCATED IN THE HEART OF MAC GROVELAND ON PRESTIGIOUS GRAND AVENUE. EXPANSIVE FRONT PORCHES. CURRENTLY COMMERCIAL SPACE ON THE MAIN FLOOR (COULD BE CONVERTED BACK TO MULTI FAMILY) PLUS CHARMING 2 BEDROOM UNIT ON THE 2nd FLOOR. THIRD FLOOR IS READY TO FINISH TOO. SO MANY POSSIBILITIES! NEWER ROOF AND MECHANICALS. BOILER FOR THE UPPER AND FORCED AIR WITH CENTRAL AIR ON THE MAIN. 2 CAR DETACHED GARAGE WITH ADDITIONAL PARKING. SO MUCH CHARM! BRING YOUR OFFER.

9. 2023-01-18
   listed Contingent - Inspection 525-char remark

   Show marketing remark (525 chars)

   BRING ALL OFFERS! HERE IS YOUR CHANCE TO OWN AN ARCHITECTURAL GEM. LOCATED IN THE HEART OF MAC GROVELAND ON PRESTIGIOUS GRAND AVENUE. EXPANSIVE FRONT PORCHES. CURRENTLY COMMERCIAL SPACE ON THE MAIN FLOOR (COULD BE CONVERTED BACK TO MULTI FAMILY) PLUS CHARMING 2 BEDROOM UNIT ON THE 2nd FLOOR. THIRD FLOOR IS READY TO FINISH TOO. SO MANY POSSIBILITIES! NEWER ROOF AND MECHANICALS. BOILER FOR THE UPPER AND FORCED AIR WITH CENTRAL AIR ON THE MAIN. 2 CAR DETACHED GARAGE WITH ADDITIONAL PARKING. SO MUCH CHARM! BRING YOUR OFFER.

10. 2023-01-18
    listed $525,000 525-char remark

    Show marketing remark (525 chars)

    BRING ALL OFFERS! HERE IS YOUR CHANCE TO OWN AN ARCHITECTURAL GEM. LOCATED IN THE HEART OF MAC GROVELAND ON PRESTIGIOUS GRAND AVENUE. EXPANSIVE FRONT PORCHES. CURRENTLY COMMERCIAL SPACE ON THE MAIN FLOOR (COULD BE CONVERTED BACK TO MULTI FAMILY) PLUS CHARMING 2 BEDROOM UNIT ON THE 2nd FLOOR. THIRD FLOOR IS READY TO FINISH TOO. SO MANY POSSIBILITIES! NEWER ROOF AND MECHANICALS. BOILER FOR THE UPPER AND FORCED AIR WITH CENTRAL AIR ON THE MAIN. 2 CAR DETACHED GARAGE WITH ADDITIONAL PARKING. SO MUCH CHARM! BRING YOUR OFFER.

11. 2023-01-01
    historical
12. 2022-11-14
    price $525,000
13. 2022-11-08
    price $535,000
14. 2022-10-28
    listed $549,000 Active
15. 2020-11-20
    historical
16. 2020-08-27
    price $550,000
17. 2020-06-17
    status Active
18. 2020-05-16
    historical
19. 2019-11-21
    listed $575,000 Active
20. 2004-08-27
    soldstatus $394,900
21. 2004-07-01
    historical
22. 2004-06-21
    listed $394,900

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

Taxation est. · year 1

• Rental income: $70,692
• − Mortgage interest: −$30,809
• − Property taxes: −$8,250
• − Insurance: −$2,750
• − Repairs & maintenance: −$5,655
• − Management: −$5,655
• − Depreciation: −$16,000
• Taxable income: $1,573
• Est. tax owed @ 24.0%: −$377
• After-tax cash flow: $9,858/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): 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

+39.3% since first listed

22 events — show timeline

• 2026-05-18 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2026-04-27 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2026-04-16 Relisted — NORTHSTARMLS as Distributed by MLS Grid
• 2026-04-07 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2026-03-27 Listed $550,000 NORTHSTARMLS as Distributed by MLS Grid
• 2026-03-24 Coming Soon $550,000 NORTHSTARMLS as Distributed by MLS Grid
• 2023-04-05 Sold (MLS) $499,200 NORTHSTARMLS as Distributed by MLS Grid
• 2023-01-24 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2023-01-18 Listed — NORTHSTARMLS as Distributed by MLS Grid
• 2023-01-18 Listed $525,000 NORTHSTARMLS as Distributed by MLS Grid
• 2023-01-01 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2022-11-14 Price Changed $525,000 NORTHSTARMLS as Distributed by MLS Grid
• 2022-11-08 Price Changed $535,000 NORTHSTARMLS as Distributed by MLS Grid
• 2022-10-28 Listed $549,000 NORTHSTARMLS as Distributed by MLS Grid
• 2020-11-20 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2020-08-27 Price Changed $550,000 NORTHSTARMLS as Distributed by MLS Grid
• 2020-06-17 Relisted — NORTHSTARMLS as Distributed by MLS Grid
• 2020-05-16 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2019-11-21 Listed $575,000 NORTHSTARMLS as Distributed by MLS Grid
• 2004-08-27 Sold (MLS) $394,900 NORTHSTARMLS as Distributed by MLS Grid
• 2004-07-01 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2004-06-21 Listed $394,900 NORTHSTARMLS as Distributed by MLS Grid