1073 Eleanor Ave · St. Paul, MN 55116

$292,500

3 bd · 1.0 ba · 1,688 sqft · SingleFamily public records · 5 Days on market

Built 1958 8,145 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 +25.3/30.0
• DSCR +8.3/10.0
• ARV discount +7.5/15.0
• 1% rule +6.6/10.0
• Rent growth +3.2/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Come see this 1 owner home which sits on a quiet, dead end street in Highland & features: 3 bedrooms on one level, hardwood floors & walk to Trader Joe's or Highland Park. Enjoy overlooking the nearly qtr acre fully fenced lot & cooking meals on the new appliances in the large, sunny, eat-in kitchen. Your family and friends will appreciate the south-facing living room and the spacious family room with bar. 4 off st parking spaces in the driveway & room to install a 2-2.5 car garage.

Key facts

• 8,145 sq ft lot
• Built 1958
• Listed 5 days

Property features AI

Exterior

• Parking: Driveway with other surface
• Utilities: City water connected; City sewer connected; Natural gas
• Home design: Residential property; One-level living; Main entry on one level
• Construction: Block foundation
• Exterior features: Chain link and wood fencing; Storage shed; Irregular lot with medium tree coverage; Public transit within six blocks; No outlet/dead end street with curbs and paved streets

Interior

• Kitchen: Eat-in kitchen; Kitchen/dining room layout; Range; Dishwasher; Refrigerator
• Bedrooms: Three bedrooms on the main level; Primary bedroom located on the main floor
• Flooring: Hardwood floors
• Bathrooms: One full bathroom on the main floor
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Hardwood floors; Natural woodwork; Main floor primary bedroom; Kitchen window; Finished full basement
• Laundry & utility: Washer and dryer included; Lower level laundry with utility sink; Washer/dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $292k.

Deal economics

• At list price, monthly cash flow is $665 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $292k).

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 (+2.6%/yr); 122 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 1d 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).
• At $3,383/mo this rent would consume 50% of the median local household income ($81k/yr) (locally 1609% 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 $9k 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

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 10y 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.
• Current owner paid $218k; 34% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1958 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $292,500

Questions for the listing agent

1. Built in 1958 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.16% ✓
• Cap rate: 9.02%
• Cash-on-cash: 9.74%
• DSCR: 1.43
• GRM: 7.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.62% rent growth · sell at horizon

5-year hold

• IRR: -2.0%
• Equity multiple: 0.92×
• Total profit: $-6,292
• Equity at exit: $43,613

10-year hold

• IRR: 7.2%
• Equity multiple: 1.54×
• Total profit: $43,981
• Equity at exit: $25,290

Cash invested: $81,900 (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 55116

• Rents YoY: 2.6%
• Active inventory: 122
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $3,383 medium
• Mortgage (P&I): −$1,534
• Tax from tax record: −$352 /mo · $4,218/yr
• Insurance: −$122
• HOA: −$0
• Vacancy / Maint / Mgmt: −$710
• Net cashflow: $665

Break-even live

Break-even rent $2,541

Max offer price $292,500

Occupancy floor 75%

Sensitivity live

Price	-10% $831	-5% $748	+0% $665	+5% $582	+10% $499
Rent	-10% $398	-5% $531	+0% $665	+5% $799	+10% $932
Rate	-1.0pp $812	-0.5pp $739	base $665	+0.5pp $589	+1.0pp $512

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: $73,125
• Closing costs: $8,775
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
470 Lexington Pkwy S Saint Paul, MN	2.0	1.0–2.0	1175	$3,500	$2.98	3d	19	0.45mi
740 Victoria St S Saint Paul, MN	3.0	1.0–2.0	1076	$3,558	$3.31	0d	38	0.52mi
871 Sibley Memorial Hwy Saint Paul, MN	1.0–3.0	1.0–2.0	1207	$5,930	$4.91	0d	9	1.23mi

Listing history 11 events

1. 2026-05-15
   listed $292,500 Active 1959-char remark
2. 2026-05-13
   historical $292,500 1959-char remark
3. 2017-02-28
   soldstatus $218,200 Sold 507-char remark

   Show marketing remark (507 chars)

   Come see this 1 owner home which sits on a quiet, dead end street in Highland & features: 3 bedrooms on one level, hardwood floors & walk to Trader Joe's or Highland Park. Enjoy overlooking the nearly qtr acre fully fenced lot & cooking meals on the new appliances in the large, sunny, eat-in kitchen. Your family and friends will appreciate the south-facing living room and the spacious family room with bar. 4 off st parking spaces in the driveway & room to install a 2-2.5 car garage.

4. 2017-02-10
   status Pending 507-char remark

   Show marketing remark (507 chars)

   Come see this 1 owner home which sits on a quiet, dead end street in Highland & features: 3 bedrooms on one level, hardwood floors & walk to Trader Joe's or Highland Park. Enjoy overlooking the nearly qtr acre fully fenced lot & cooking meals on the new appliances in the large, sunny, eat-in kitchen. Your family and friends will appreciate the south-facing living room and the spacious family room with bar. 4 off st parking spaces in the driveway & room to install a 2-2.5 car garage.

5. 2017-01-29
   historical Contingent - Inspection 507-char remark

   Show marketing remark (507 chars)

   Come see this 1 owner home which sits on a quiet, dead end street in Highland & features: 3 bedrooms on one level, hardwood floors & walk to Trader Joe's or Highland Park. Enjoy overlooking the nearly qtr acre fully fenced lot & cooking meals on the new appliances in the large, sunny, eat-in kitchen. Your family and friends will appreciate the south-facing living room and the spacious family room with bar. 4 off st parking spaces in the driveway & room to install a 2-2.5 car garage.

6. 2017-01-10
   listed $215,000 Active 507-char remark

   Show marketing remark (507 chars)

   Come see this 1 owner home which sits on a quiet, dead end street in Highland & features: 3 bedrooms on one level, hardwood floors & walk to Trader Joe's or Highland Park. Enjoy overlooking the nearly qtr acre fully fenced lot & cooking meals on the new appliances in the large, sunny, eat-in kitchen. Your family and friends will appreciate the south-facing living room and the spacious family room with bar. 4 off st parking spaces in the driveway & room to install a 2-2.5 car garage.

7. 2016-11-01
   historical
8. 2016-10-07
   listed $214,900 Active
9. 2016-10-07
   historical
10. 2016-09-02
    price $219,900
11. 2016-09-01
    listed $219,000 Active

ⓘ 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: $4,218 · $352/mo
• Projected year-2 tax: $4,218 · $352/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: $40,591
• − Mortgage interest: −$16,385
• − Property taxes: −$4,218
• − Insurance: −$1,462
• − Repairs & maintenance: −$3,247
• − Management: −$3,247
• − Depreciation: −$8,509
• Taxable income: $3,522
• Est. tax owed @ 24.0%: −$845
• After-tax cash flow: $7,134/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): 25,918
• Household income: $81,141
• Rent vs Own: 49.0% rent · 51.0% own
• Severe rent burden: 1609.0

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 (73%)
• Race & ethnicity: White 73% Black 13% Two or more races 7% Hispanic / Latino 4% Asian 4%
• Common ancestry: Portuguese 11% Lithuanian 4% Romanian 3%
• Foreign-born: 15% · Canada, South Korea, China
• Languages at home: 83% English-only · Spanish 3% Russian/Polish/Slavic 1% Chinese 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: ▼ -451.66%
• Current HPI: 230.3529
• Rent YoY: ▲ 2.62%
• 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

+33.6% since first listed

12 events — show timeline

• 2026-05-28 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2026-05-15 Listed $292,500 NORTHSTARMLS as Distributed by MLS Grid
• 2026-05-13 Coming Soon $292,500 NORTHSTARMLS as Distributed by MLS Grid
• 2017-02-28 Sold (MLS) $218,200 NORTHSTARMLS as Distributed by MLS Grid
• 2017-02-10 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2017-01-29 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2017-01-10 Listed $215,000 NORTHSTARMLS as Distributed by MLS Grid
• 2016-11-01 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2016-10-07 Listed $214,900 NORTHSTARMLS as Distributed by MLS Grid
• 2016-10-07 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2016-09-02 Price Changed $219,900 NORTHSTARMLS as Distributed by MLS Grid
• 2016-09-01 Listed $219,000 NORTHSTARMLS as Distributed by MLS Grid

Property tax history

+49.1%/yr

Latest (2025): $4,218 · +18.1% YoY. Source: county tax records.