88 Cook Ave W · St. Paul, MN 55117

$265,000

4 bd · 2.0 ba · 1,656 sqft · MultiFamily public records · 37 Days on market

Built 1908 2,439 sqft lot

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Why this score? — see what drove the D 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 +16.2/30.0
• ARV discount +7.5/15.0
• 1% rule +5.2/10.0
• DSCR +5.0/10.0
• Rent growth +3.4/5.0
• 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

Here’s a cleaner, more polished version with a little more warmth and flow: Discover the perfect blend of character, comfort, and flexibility in the highly sought-after North End neighborhood of Saint Paul! This spacious duplex features 4 bedrooms, 2 bathrooms, and 1,656 finished square feet, with each level offering 2 bedrooms and 1 bathroom for ideal functionality and versatility. Enjoy bright and inviting living spaces with a layout perfect for both everyday living and entertaining. Whether you're looking for an owner-occupant opportunity or an investment property, this duplex offers endless potential in a convenient location close to parks, shopping, dining, and easy freeway acce

Key facts

• 2,439 sq ft lot
• Garage
• Built 1908

Property features AI

Finance

• Other: Property classified as residential income with 2 total units; Total living area reported as 1,656 square feet; Building total area reported as 2,484
• Financial info: Gross annual income reported at $33,600

Exterior

• Parking: Detached or attached 1-car garage (approximately 120 sq ft)
• Utilities: City water (connected); City sewer (connected); Natural gas
• Home design: Residential income property (duplex, up and down); Two-story; Above-grade finished area and main level finished area totaling 1,656 square feet; Below-grade finished area included
• Construction: Block foundation
• Exterior features: Stucco exterior; Lot dimensions approximately 40 x 62

Interior

• Kitchen: Kitchens included in each unit
• Bedrooms: 4 bedrooms total; Each unit includes 2 bedrooms
• Bathrooms: 2 total bathrooms (each unit has 1 full bath)
• Heating & cooling: Baseboard heating; Boiler system
• Interior features: Two levels; Basement (block foundation)
• Laundry & utility: Utilities include natural gas

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $265k.

Deal economics

• At list price, monthly cash flow is $141 ($2k/yr) — positive. Per door: $70/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $265k).
• Recommended offer: $257k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade D — 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.
• Zoned schools: Mississippi Creative Arts Elem (math 17% / reading 17%, grade F, #771 of 857 statewide, top 91%, 566 students, 94% FRL) — zoned schools average 94% FRL vs 64% district-wide (30 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+3.6%/yr); 175 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 1,202 units permitted in Ramsey County in 2024 (880 in 5+ unit buildings).
• At $2,711/mo this rent would consume 46% of the median local household income ($71k/yr) (locally 1588% 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 $2k of loan paydown is wiped out by about $8k 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 37 days — a 3% lower offer ($257k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 27y ago; this cycle's ask has dropped $25k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1908 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $257,050 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 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 1908 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 1.02% ✓
• Cap rate: 6.93%
• Cash-on-cash: 2.28%
• DSCR: 1.10
• GRM: 8.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.6% rent growth · sell at horizon

5-year hold

• IRR: -11.9%
• Equity multiple: 0.57×
• Total profit: $-32,185
• Equity at exit: $39,512

10-year hold

• IRR: -1.7%
• Equity multiple: 0.88×
• Total profit: $-9,055
• Equity at exit: $22,912

Cash invested: $74,200 (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 55117

• Rents YoY: 3.6%
• Active inventory: 175
• Price-to-rent: 16.3×

Monthly cashflow live

• Estimated rent: $2,711 medium
• Mortgage (P&I): −$1,390
• Tax from tax record: −$501 /mo · $6,010/yr
• Insurance: −$110
• HOA: −$0
• Vacancy / Maint / Mgmt: −$569
• Net cashflow: $141

Break-even live

Break-even rent $2,533

Max offer price $265,000

Occupancy floor 90%

Sensitivity live

Price	-10% $291	-5% $216	+0% $141	+5% $66	+10% $-9
Rent	-10% $-73	-5% $34	+0% $141	+5% $248	+10% $355
Rate	-1.0pp $274	-0.5pp $208	base $141	+0.5pp $72	+1.0pp $2

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,710
Total (2 units)			$2,711

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: $66,250
• Closing costs: $7,950
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
585 Cottage Ave W Saint Paul, MN	4.0	2.0	1940	$2,995	$1.54	22d	1	1.23mi
1443 Saint Albans St N Saint Paul, MN	4.0	2.0	1500	$2,700	$1.80	19d	1	1.47mi

Listing history 17 events

1. 2026-06-21
   days on market $265,000 Active 37 DOM
2. 2026-06-18
   pricedays on market $265,000 Active 34 DOM
3. 2026-06-09
   days on market $290,000 Active 33 DOM
4. 2026-06-08
   days on market $290,000 Active 32 DOM
5. 2026-06-07
   days on market $290,000 Active 31 DOM
6. 2026-06-04
   days on market $290,000 Active 28 DOM
7. 2026-06-03
   days on market $290,000 Active 27 DOM
8. 2026-06-02
   days on market $290,000 Active 26 DOM
9. 2026-06-01
   days on market $290,000 Active 25 DOM
10. 2026-05-31
    days on market $290,000 Active 24 DOM
11. 2026-05-07
    listed $290,000 Active 812-char remark
12. 2024-07-17
    soldstatus $285,000
13. 2019-06-26
    soldstatus $213,000
14. 2000-03-06
    soldstatus $52,000
15. 2000-01-28
    soldstatus $52,000
16. 2000-01-08
    historical
17. 1999-08-12
    listed $49,900

ⓘ 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: $6,010 · $501/mo
• Projected year-2 tax: $6,010 · $501/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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $32,532
• − Mortgage interest: −$14,844
• − Property taxes: −$6,010
• − Insurance: −$1,325
• − Repairs & maintenance: −$2,603
• − Management: −$2,603
• − Depreciation: −$7,709
• Taxable loss: −$2,561
• Est. tax savings @ 24.0%: +$615
• After-tax cash flow: $2,304/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): 44,697
• Household income: $70,771
• Rent vs Own: 38.7% rent · 61.3% own
• Severe rent burden: 1588.0

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: Highly diverse neighborhood (Simpson 0.72)
• Race & ethnicity: White 44% Asian 24% Black 15% Hispanic / Latino 10% Two or more races 10%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Portuguese 6% Romanian 3% Lithuanian 2%
• Foreign-born: 21% · Canada, Philippines, India
• Languages at home: 68% English-only · Other Asian/Pacific 15% Spanish 8% Other Indo-European 2%

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: ▼ -308.56%
• Current HPI: 267.4216
• Rent YoY: ▲ 3.60%
• 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

+431.1% since first listed

9 events — show timeline

• 2026-06-18 Relisted — NORTHSTARMLS as Distributed by MLS Grid
• 2026-06-18 Price Changed $265,000 NORTHSTARMLS as Distributed by MLS Grid
• 2026-05-07 Listed $290,000 NORTHSTARMLS as Distributed by MLS Grid
• 2024-07-17 Sold (Public Records) $285,000 Public Records
• 2019-06-26 Sold (Public Records) $213,000 Public Records
• 2000-03-06 Sold (Public Records) $52,000 Public Records
• 2000-01-28 Sold (MLS) $52,000 NORTHSTARMLS as Distributed by MLS Grid
• 2000-01-08 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 1999-08-12 Listed $49,900 NORTHSTARMLS as Distributed by MLS Grid

Property tax history

+16.0%/yr

Latest (2025): $6,010 · +35.0% YoY. Source: county tax records.