760 Minnehaha Ave E · St. Paul, MN 55106

$194,000

3 bd · 2.0 ba · 1,080 sqft · SingleFamily public records · 8 Days on market

Built 1876 5,000 sqft lot

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Why this score? — see what drove the B- 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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +8.8/10.0
• ARV discount +7.5/15.0
• Rent growth +4.1/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks

Great opportunity for St Paul living and close to downtown. Perfect home for an investment or a single family. Large 3 car garage and extra parking/room on dead-end area of Minnehaha. Come check it out today!

Key facts

• 5,000 sq ft lot
• 3 garage spots
• Built 1876

Property features AI

Finance

• Other: Above-grade finished area approximately 1,270; Below-grade area approximately 540; Total building area approximately 1,810; Main level finished area approximately 540; Not fractional ownership

Exterior

• Parking: Concrete driveway; 3-car garage (approx. 32 x 26)
• Utilities: City water connected; City sewer connected; Natural gas
• Home design: Residential property; Two levels
• Construction: Foundation area approximately 560; Other foundation type
• Exterior features: Porch; 50 x 100 lot dimensions

Interior

• Kitchen: Range; Refrigerator; Exhaust fan
• Bedrooms: Three bedrooms (two on upper level, one main level)
• Bathrooms: One full bathroom on the upper level; One three-quarter bathroom in the basement
• Heating & cooling: Forced air heating; No central air
• Interior features: Natural woodwork; Porch; Three-season porch; Living/Dining room
• Laundry & utility: Washer and dryer (hookup present); Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $194k.

Deal economics

• At list price, monthly cash flow is $744 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $194k).

Location & tenants

• Location reads: area grade B — 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 fast (+6.3%/yr); 255 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 3d on market — plan ~1-2 weeks tenant-placement turnaround); 1,202 units permitted in Ramsey County in 2024 (880 in 5+ unit buildings).
• At $2,682/mo this rent would consume 46% of the median local household income ($70k/yr) (locally 2046% 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 $1k of loan paydown is wiped out by about $6k 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 + 6.3% rent growth), your $54k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 11 sale attempts since 26y 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 $143k; 36% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1876 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $194,000

Questions for the listing agent

1. Built in 1876 — 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: 1.38% ✓
• Cap rate: 10.90%
• Cash-on-cash: 16.44%
• DSCR: 1.73
• GRM: 6.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 6.26% rent growth · sell at horizon

5-year hold

• IRR: 11.2%
• Equity multiple: 1.46×
• Total profit: $25,100
• Equity at exit: $28,926

10-year hold

• IRR: 22.8%
• Equity multiple: 3.26×
• Total profit: $122,991
• Equity at exit: $16,774

Cash invested: $54,320 (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 55106

• Rents YoY: 6.3%
• Active inventory: 255
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $2,682 high
• Mortgage (P&I): −$1,017
• Tax from tax record: −$276 /mo · $3,318/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$563
• Net cashflow: $744

Break-even live

Break-even rent $1,740

Max offer price $194,000

Occupancy floor 67%

Sensitivity live

Price	-10% $854	-5% $799	+0% $744	+5% $689	+10% $634
Rent	-10% $532	-5% $638	+0% $744	+5% $850	+10% $956
Rate	-1.0pp $842	-0.5pp $793	base $744	+0.5pp $694	+1.0pp $643

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: $48,500
• Closing costs: $5,820
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
330 9th St E St Paul, MN	1.0–2.0	1.0	978	$2,495	$2.55	3d	3	1.16mi
250 6th St E St Paul, MN	2.0	1.0–2.0	980	$2,868	$2.93	2d	16	1.31mi
240 5th St E St Paul, MN	2.0	1.0–2.0	949	$2,770	$2.92	2d	10	1.35mi
333 Sibley St Saint Paul, MN	3.0	1.0–2.0	1358	$3,269	$2.41	10d	10	1.41mi
180 E Kellogg Blvd St Paul, MN	3.0	1.0–2.5	1436	$4,595	$3.20	2d	22	1.47mi

Listing history 6 events

1. 2026-06-18
   days on market $194,000 Active 8 DOM
2. 2026-06-17
   days on market $194,000 Active 7 DOM
3. 2026-06-16
   days on market $194,000 Active 6 DOM
4. 2026-06-15
   days on market $194,000 Active 5 DOM
5. 2026-06-13
   remarks 208-char remark
6. 2026-06-13
   listed $194,000 Active 3 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: $3,318 · $276/mo
• Projected year-2 tax: $3,318 · $276/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: $32,184
• − Mortgage interest: −$10,867
• − Property taxes: −$3,318
• − Insurance: −$970
• − Repairs & maintenance: −$2,575
• − Management: −$2,575
• − Depreciation: −$5,644
• Taxable income: $6,236
• Est. tax owed @ 24.0%: −$1,497
• After-tax cash flow: $7,432/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): 56,708
• Household income: $70,187
• Rent vs Own: 38.9% rent · 61.1% own
• Severe rent burden: 2046.0

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 0.75)
• Race & ethnicity: Asian 34% White 32% Black 15% Hispanic / Latino 11% Two or more races 10%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Portuguese 4% Lithuanian 2% Romanian 2%
• Foreign-born: 25% · Canada, Philippines, Vietnam
• Languages at home: 59% English-only · Other Asian/Pacific 27% Spanish 9% 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: ▼ -239.48%
• Current HPI: 288.7205
• Rent YoY: ▲ 6.26%
• 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

+177.5% since first listed

30 events — show timeline

• 2026-06-10 Listed $194,000 NORTHSTARMLS as Distributed by MLS Grid
• 2026-05-01 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2026-01-15 Price Changed $201,900 NORTHSTARMLS as Distributed by MLS Grid
• 2026-01-15 Listed $204,900 NORTHSTARMLS as Distributed by MLS Grid
• 2026-01-01 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2025-09-16 Listed $204,900 NORTHSTARMLS as Distributed by MLS Grid
• 2025-06-01 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2025-02-11 Listed $208,000 NORTHSTARMLS as Distributed by MLS Grid
• 2025-02-01 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2024-11-25 Relisted — NORTHSTARMLS as Distributed by MLS Grid
• 2024-11-18 Listed $214,000 NORTHSTARMLS as Distributed by MLS Grid
• 2022-08-16 Sold (Public Records) $143,000 Public Records
• 2022-06-17 Sold (MLS) $143,000 NORTHSTARMLS as Distributed by MLS Grid
• 2022-05-23 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2022-05-12 Price Changed $175,000 NORTHSTARMLS as Distributed by MLS Grid
• 2022-05-06 Price Changed $195,000 NORTHSTARMLS as Distributed by MLS Grid
• 2022-04-30 Relisted — NORTHSTARMLS as Distributed by MLS Grid
• 2022-04-26 Listed $215,000 NORTHSTARMLS as Distributed by MLS Grid
• 2022-04-20 Coming Soon $215,000 NORTHSTARMLS as Distributed by MLS Grid
• 2009-03-16 Sold (MLS) $21,000 NORTHSTARMLS as Distributed by MLS Grid
• 2009-03-14 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2008-12-09 Listed $25,500 NORTHSTARMLS as Distributed by MLS Grid
• 2006-05-08 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2006-05-05 Sold (Public Records) $129,900 Public Records
• 2006-05-05 Sold (MLS) $129,900 NORTHSTARMLS as Distributed by MLS Grid
• 2005-09-28 Listed $129,900 NORTHSTARMLS as Distributed by MLS Grid
• 2000-11-08 Sold (Public Records) $70,500 Public Records
• 2000-05-05 Sold (MLS) $70,400 NORTHSTARMLS as Distributed by MLS Grid
• 2000-04-04 Listed $69,900 NORTHSTARMLS as Distributed by MLS Grid
• 2000-04-04 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid

Property tax history

+5.9%/yr

Latest (2025): $3,318 · +21.8% YoY. Source: county tax records.