1181 Edgcumbe Rd #404 · St. Paul, MN 55105

$100,000

1 bd · 1.0 ba · 620 sqft · Condo public records · 20 Days on market

Built 1978 $568/mo HOA · 30% 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 +26.3/30.0
• 1% rule +10.0/10.0
• DSCR +8.9/10.0
• ARV discount +7.5/15.0
• 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

Listing remarks MLS

Wonderful 55+ condo with amenities and wonderful views overlooking the park! Bright unit with natural light. In unit laundry & large closet with underground parking. Garage space #60.

Key facts

• $568 HOA
• Garage
• Built 1978

Property features AI

Finance

• HOA & community: Has HOA managed by First Service Residential; Monthly association fee of $568; HOA covers lawn care, grounds maintenance, professional management, sewer, shared amenities, snow removal and water; Building amenities: exercise room, indoor sprinklers, main floor primary bedroom, amusement/party room, guest suite, sun room, common garden, elevator(s), fire sprinkler system, in-ground sprinkler system, lobby entrance, sauna, laundry

Exterior

• Parking: Assigned parking; Guest parking; Parking garage; One garage space (60 garage stalls in building)
• Utilities: City water connected; City sewer connected; Electric fuel
• Home design: Attached residential property; One story; Main floor entry living; Fractional ownership: No
• Construction: Block foundation; Roof age 8 years or less
• Exterior features: Stone exterior; Public transit within 6 blocks; Medium tree coverage; Common area lot

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Range; Refrigerator; Stainless steel appliances
• Bedrooms: One bedroom on the main level (12 x 11)
• Bathrooms: One full bath; Main floor 3/4 bath with walk-in shower stall
• Heating & cooling: Heat pump for heating; Heat pump and wall unit(s) for cooling
• Interior features: Accessible elevator installed; All living facilities on one level; Main floor primary bedroom; Living/Dining room layout; Main floor laundry
• Laundry & utility: In-unit washer and dryer; Common area laundry available; Main level laundry

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $100k.

Deal economics

• At list price, monthly cash flow is $257 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Recommended offer: $98k (1.5% 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; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 2d 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 $691 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 3.1% rent growth), your $28k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($98k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 33y ago; this cycle's ask has dropped $11k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $50k; list at $100k implies a 100% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 30% of rent.

Recommended offer $98,500 (1.5% below list)

Questions for the listing agent

1. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. 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?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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.
6. 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.
7. 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: 1.90% ✓
• Cap rate: 9.38%
• Cash-on-cash: 11.02%
• DSCR: 1.49
• GRM: 4.4

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: 1.03×
• Total profit: $832
• Equity at exit: $14,910

10-year hold

• IRR: 10.9%
• Equity multiple: 1.88×
• Total profit: $24,504
• Equity at exit: $8,646

Cash invested: $28,000 (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: 4.4×

Monthly cashflow live

• Estimated rent: $1,904 high
• Mortgage (P&I): −$524
• Tax from tax record: −$113 /mo · $1,356/yr
• Insurance: −$42
• HOA: −$568
• Vacancy / Maint / Mgmt: −$400
• Net cashflow: $257

Break-even live

Break-even rent $1,579

Max offer price $100,000

Occupancy floor 81%

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
470 Lexington Pkwy S Saint Paul, MN	2.0	1.0–2.0	1175	$2,455	$2.09	1d	19	0.34mi
695 Grand Ave Saint Paul, MN	1.0–2.0	1.0–2.0	1130	$1,745	$1.54	17d	10	1.10mi
740 Victoria St S Saint Paul, MN	3.0	1.0–2.0	1076	$2,067	$1.92	2d	39	1.14mi
150 Snelling Ave N St Paul, MN	2.0	1.0–2.0	741	$1,955	$2.64	1d	8	1.30mi
1555 Selby Ave Saint Paul, MN	3.0	1.0–2.0	1129	$2,458	$2.18	2d	7	1.32mi

HOA detail condo

• Monthly dues: $568 · $6,816/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 13 events

1. 2026-06-18
   days on market $100,000 Active 20 DOM
2. 2026-06-17
   days on market $100,000 Active 19 DOM
3. 2026-06-16
   days on market $100,000 Active 18 DOM
4. 2026-06-15
   days on market $100,000 Active 17 DOM
5. 2026-06-13
   pricedays on market $100,000 Active 15 DOM
6. 2026-06-09
   days on market $111,000 Active 11 DOM
7. 2026-06-08
   days on market $111,000 Active 10 DOM
8. 2026-06-07
   days on market $111,000 Active 9 DOM
9. 2026-06-04
   days on market $111,000 Active 6 DOM
10. 2026-06-03
    days on market $111,000 Active 5 DOM
11. 2026-06-02
    days on market $111,000 Active 4 DOM
12. 2026-06-01
    days on market $111,000 Active 3 DOM
13. 2026-05-31
    days on market $111,000 Active 2 DOM

ⓘ 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: $1,356 · $113/mo
• Projected year-2 tax: $1,356 · $113/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: $22,849
• − Mortgage interest: −$5,602
• − Property taxes: −$1,356
• − Insurance: −$500
• − Repairs & maintenance: −$1,828
• − Management: −$1,828
• − HOA: −$6,816
• − Depreciation: −$2,909
• Taxable income: $2,011
• Est. tax owed @ 24.0%: −$483
• After-tax cash flow: $2,603/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

+181.0% since first listed

26 events — show timeline

• 2026-05-29 Relisted — NORTHSTARMLS as Distributed by MLS Grid
• 2026-05-26 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2026-05-26 Listed $111,000 NORTHSTARMLS as Distributed by MLS Grid
• 2026-05-11 Rental Removed $1,195 RENTLY
• 2026-05-10 Listed for Rent $1,195 ZUMPER1
• 2026-05-10 Rental Removed $1,195 RENTFEEDER
• 2026-05-09 Listed for Rent $1,195 RENTFEEDER
• 2026-04-29 Listed for Rent $1,225 RENTLY
• 2026-04-28 Rental Removed $1,225 ZUMPER1
• 2026-04-05 Listed for Rent $1,225 ZUMPER1
• 2025-03-06 Sold (Public Records) $50,000 Public Records
• 2014-06-23 Sold (Public Records) $38,400 Public Records
• 2014-03-31 Sold (MLS) $38,400 NORTHSTARMLS as Distributed by MLS Grid
• 2014-02-10 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2014-01-22 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2014-01-13 Listed $39,900 NORTHSTARMLS as Distributed by MLS Grid
• 1999-02-08 Sold (Public Records) $44,000 Public Records
• 1998-11-25 Sold (MLS) $45,000 NORTHSTARMLS as Distributed by MLS Grid
• 1998-11-12 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 1998-08-20 Listed $47,900 NORTHSTARMLS as Distributed by MLS Grid
• 1996-07-03 Sold (Public Records) $37,500 Public Records
• 1996-06-05 Sold (MLS) $37,500 NORTHSTARMLS as Distributed by MLS Grid
• 1996-05-06 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 1996-01-02 Listed $42,500 NORTHSTARMLS as Distributed by MLS Grid
• 1994-06-28 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 1993-07-26 Listed $39,500 NORTHSTARMLS as Distributed by MLS Grid

Property tax history

+10.4%/yr

Latest (2025): $1,356 · -0.1% YoY. Source: county tax records.