294 Banfil St · St. Paul, MN 55102

$239,900

3 bd · 1.0 ba · 1,125 sqft · SingleFamily public records · 73 Days on market

Built 1874 6,621 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 +26.5/30.0
• DSCR +9.0/10.0
• ARV discount +7.5/15.0
• 1% rule +7.3/10.0
• Rent growth +2.9/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great home is historic Fort Road area of St Paul. Easy access to major freeways, eating establishments, airport, walking and biking trails, high bridge. Hardwood floors. Large lot.

Key facts

• Fresh paint
• Newer vinyl windows
• Dedicated office

Tags

• NEWER VINYL WINDOWS
• FRESH PAINT
• STAINLESS STEEL REFRIGERATOR
• STAINLESS STEEL RANGE
• DEDICATED OFFICE

Property features AI

Exterior

• Parking: No parking listed
• Utilities: City water; City sewer; Natural gas
• Home design: Residential property; One-and-one-half story
• Construction: Full basement; Other foundation type
• Exterior features: Vinyl exterior; Lot approximately 0.152 acres; Irregular lot dimensions (60x118x40x30x21x88)

Interior

• Kitchen: Dishwasher; Range; Refrigerator; Microwave; Stainless steel appliances
• Bedrooms: 4 bedrooms; Upper-level bedrooms (two noted); Main-floor bedroom
• Flooring: Hardwood floors
• Bathrooms: One full bathroom (main floor); One half bathroom (lower level)
• Heating & cooling: Forced air heating; No central cooling
• Interior features: Hardwood floors; Main-floor primary bedroom; Separate/formal dining room; Full basement
• Laundry & utility: Washer; Dryer; Laundry in basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $240k.

Deal economics

• At list price, monthly cash flow is $634 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $240k).
• Recommended offer: $226k (6.0% 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.
• Zoned schools: Randolph Heights Elementary (math 62% / reading 62%, grade B, #180 of 857 statewide, top 23%, 437 students, 31% FRL); Hidden River Middle School (math 21% / reading 39%, grade F, #199 of 258 statewide, top 78%, 559 students, 61% FRL); Central Senior High (math 52% / reading 67%, grade C+, #46 of 471 statewide, top 11%, 1,691 students, 49% FRL) — zoned schools average 47% FRL vs 64% district-wide (17 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 50% at this address vs 27% district-wide (+24 pts) — the actual schools serving this property are materially stronger than the St. Paul Public School District average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising (+1.6%/yr); 148 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals leasing fast (median 3d 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 $2,959/mo this rent would consume 46% of the median local household income ($76k/yr) (locally 1116% 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 $7k 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 73 days — a 6% lower offer ($226k) is reasonable based on typical stale-listing flexibility.
• 6 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.
• Current owner paid $140k; list at $240k implies a 71% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1874 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $225,506 (6.0% below list)

Questions for the listing agent

1. It's been on market 73 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1874 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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 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: 1.23% ✓
• Cap rate: 9.46%
• Cash-on-cash: 11.33%
• DSCR: 1.50
• GRM: 6.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.6% rent growth · sell at horizon

5-year hold

• IRR: -1.0%
• Equity multiple: 0.96×
• Total profit: $-2,533
• Equity at exit: $35,770

10-year hold

• IRR: 7.1%
• Equity multiple: 1.50×
• Total profit: $33,683
• Equity at exit: $20,742

Cash invested: $67,172 (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 55102

• Rents YoY: 1.6%
• Active inventory: 148
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $2,959 high
• Mortgage (P&I): −$1,258
• Tax from tax record: −$346 /mo · $4,150/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$621
• Net cashflow: $634

Break-even live

Break-even rent $2,157

Max offer price $239,900

Occupancy floor 74%

Sensitivity live

Price	-10% $770	-5% $702	+0% $634	+5% $566	+10% $498
Rent	-10% $400	-5% $517	+0% $634	+5% $751	+10% $868
Rate	-1.0pp $755	-0.5pp $695	base $634	+0.5pp $572	+1.0pp $509

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: $59,975
• Closing costs: $7,197
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
400 Spring St Saint Paul, MN	1.0–2.0	1.0–2.0	1205	$3,275	$2.72	0d	32	0.36mi
380 Randolph Ave Saint Paul, MN	2.0	1.0–2.0	753	$2,946	$3.91	0d	18	0.73mi
253 Kellogg Blvd W Saint Paul, MN	2.0	1.0–2.0	1208	$3,198	$2.65	4d	12	0.75mi
255 Western Ave N Saint Paul, MN	3.0	1.0–2.0	1049	$3,700	$3.53	3d	23	0.86mi
111 Kellogg Blvd E Saint Paul, MN	3.0	1.0–2.0	1000	$2,783	$2.78	3d	20	1.24mi
101 10th St E Saint Paul, MN	2.0	1.0–2.0	853	$2,490	$2.92	0d	20	1.28mi
141 4th St E Saint Paul, MN	2.0	1.0–2.0	811	$2,420	$2.98	21d	20	1.31mi
180 E Kellogg Blvd St Paul, MN	3.0	1.0–2.5	1436	$4,595	$3.20	0d	21	1.39mi
333 Sibley St Saint Paul, MN	3.0	1.0–2.0	1358	$3,269	$2.41	11d	10	1.41mi
240 5th St E St Paul, MN	2.0	1.0–2.0	949	$2,775	$2.92	0d	9	1.47mi

Listing history 19 events

1. 2026-05-11
   status Pending
2. 2026-04-06
   historical Contingent - Inspection
3. 2026-04-02
   price $239,900
4. 2026-03-21
   status Active
5. 2026-03-02
   historical Contingent - Inspection
6. 2026-02-27
   listed $249,900 Active
7. 2025-12-23
   soldstatus $140,000
8. 2012-08-16
   soldstatus $64,900 180-char remark

   Show marketing remark (180 chars)

   Great home is historic Fort Road area of St Paul. Easy access to major freeways, eating establishments, airport, walking and biking trails, high bridge. Hardwood floors. Large lot.

9. 2012-07-08
   historical 180-char remark

   Show marketing remark (180 chars)

   Great home is historic Fort Road area of St Paul. Easy access to major freeways, eating establishments, airport, walking and biking trails, high bridge. Hardwood floors. Large lot.

10. 2012-06-20
    listed $64,900 180-char remark

    Show marketing remark (180 chars)

    Great home is historic Fort Road area of St Paul. Easy access to major freeways, eating establishments, airport, walking and biking trails, high bridge. Hardwood floors. Large lot.

11. 2011-07-27
    historical
12. 2010-07-28
    listed $199,000
13. 2005-03-28
    soldstatus $169,000
14. 2005-03-21
    historical
15. 2005-01-10
    listed $169,900
16. 2004-09-20
    soldstatus $97,500
17. 2004-09-20
    soldstatus $97,500
18. 2004-08-18
    historical
19. 2004-08-03
    listed $105,000

ⓘ 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: $4,150 · $346/mo
• Projected year-2 tax: $4,150 · $346/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 ≥100°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: $35,512
• − Mortgage interest: −$13,438
• − Property taxes: −$4,150
• − Insurance: −$1,200
• − Repairs & maintenance: −$2,841
• − Management: −$2,841
• − Depreciation: −$6,979
• Taxable income: $4,063
• Est. tax owed @ 24.0%: −$975
• After-tax cash flow: $6,633/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): 19,630
• Household income: $76,406
• Rent vs Own: 55.1% rent · 44.9% own
• Severe rent burden: 1116.0

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 (77%)
• Race & ethnicity: White 77% Black 10% Two or more races 6% Hispanic / Latino 5% Asian 3%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Portuguese 10% Lithuanian 5% Romanian 3%
• Foreign-born: 9% · Canada, South Korea
• Languages at home: 87% English-only · Spanish 4% Other Indo-European 1% German/W. Germanic 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: ▼ -217.83%
• Current HPI: 241.7112
• Rent YoY: ▲ 1.60%
• 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

+128.5% since first listed

19 events — show timeline

• 2026-05-11 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2026-04-06 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2026-04-02 Price Changed $239,900 NORTHSTARMLS as Distributed by MLS Grid
• 2026-03-21 Relisted — NORTHSTARMLS as Distributed by MLS Grid
• 2026-03-02 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2026-02-27 Listed $249,900 NORTHSTARMLS as Distributed by MLS Grid
• 2025-12-23 Sold (Public Records) $140,000 Public Records
• 2012-08-16 Sold (MLS) $64,900 NORTHSTARMLS as Distributed by MLS Grid
• 2012-07-08 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2012-06-20 Listed $64,900 NORTHSTARMLS as Distributed by MLS Grid
• 2011-07-27 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2010-07-28 Listed $199,000 NORTHSTARMLS as Distributed by MLS Grid
• 2005-03-28 Sold (MLS) $169,000 NORTHSTARMLS as Distributed by MLS Grid
• 2005-03-21 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2005-01-10 Listed $169,900 NORTHSTARMLS as Distributed by MLS Grid
• 2004-09-20 Sold (Public Records) $97,500 Public Records
• 2004-09-20 Sold (MLS) $97,500 NORTHSTARMLS as Distributed by MLS Grid
• 2004-08-18 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2004-08-03 Listed $105,000 NORTHSTARMLS as Distributed by MLS Grid

Property tax history

+4.4%/yr

Latest (2025): $4,150 · +32.6% YoY. Source: county tax records.