751 Minnehaha Ave W · St. Paul, MN 55104

$239,000

4 bd · 2.0 ba · 1,345 sqft · MultiFamily public records · 4 Days on market

Built 1910 5,096 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 +9.1/10.0
• ARV discount +7.5/15.0
• Rent growth +3.1/5.0
• 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 MLS

Recently updated. Two kitchens. Zoned duplex and currently used as Single Family. New kitchen with stainless steel appliances, 2 full baths, new flooring, new paint, and over-sized car garage. Move in ready!

Key facts

• 5,096 sq ft lot
• 2 garage spots
• Built 1910

Property features AI

Finance

• Financial info: Property is a two-unit income property; Gross monthly income reported as $10,800; Owner pays gas, water, and trash collection; Tenants pay electricity; Monthly expense breakdown included: fuel $25, electric $25, water/sewer $300, trash $240, maintenance $100, other $100

Exterior

• Parking: Parking garage; Guest parking available; 2-car garage
• Utilities: City water (connected); City sewer (in street); Natural gas
• Home design: Residential income property — duplex (up and down); Modified two-story; Above-grade finished area approx. 1,345 total; Below-grade area approx. 813
• Construction: Block foundation
• Exterior features: Vinyl exterior; Lot dimensions approximately 39 x 125; Lot area about 0.117 acres

Interior

• Kitchen: Kitchens included in each unit
• Bedrooms: 4 bedrooms total (distributed across two residential units: each unit has 2 bedrooms)
• Bathrooms: 2 full bathrooms total (each unit has 1 full bathroom)
• Heating & cooling: Forced air heating
• Interior features: Modified two-story layout; Unfinished block basement
• 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 $239k.

Deal economics

• At list price, monthly cash flow is $989 ($12k/yr) — positive. Per door: $494/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $239k).

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 (+2.5%/yr); 191 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 1,202 units permitted in Ramsey County in 2024 (880 in 5+ unit buildings).
• At $3,360/mo this rent would consume 53% of the median local household income ($76k/yr) (locally 2116% 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.
• At projected returns (-3.0% appreciation + 2.5% rent growth), your $67k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 11 sale attempts since 21y 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 $200k; 20% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $239,000

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.41% ✓
• Cap rate: 11.26%
• Cash-on-cash: 17.73%
• DSCR: 1.79
• GRM: 5.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.5% rent growth · sell at horizon

5-year hold

• IRR: 8.7%
• Equity multiple: 1.34×
• Total profit: $22,627
• Equity at exit: $35,636

10-year hold

• IRR: 17.5%
• Equity multiple: 2.41×
• Total profit: $94,205
• Equity at exit: $20,664

Cash invested: $66,920 (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 55104

• Rents YoY: 2.5%
• Active inventory: 191
• Price-to-rent: 11.9×

Monthly cashflow live

• Estimated rent: $3,360 medium
• Mortgage (P&I): −$1,253
• Tax from tax record: −$313 /mo · $3,752/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$706
• Net cashflow: $989

Break-even live

Break-even rent $2,108

Max offer price $239,000

Occupancy floor 66%

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$3,360
Total (2 units)			$3,360

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: $59,750
• Closing costs: $7,170
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
255 Western Ave N Saint Paul, MN	3.0	1.0–2.0	1049	$3,700	$3.53	1d	23	1.22mi

Listing history 32 events

1. 2026-05-09
   listed $239,000 Active
2. 2026-05-05
   historical
3. 2020-09-02
   soldstatus $200,000
4. 2020-08-27
   soldstatus $200,000 Sold 209-char remark

   Show marketing remark (209 chars)

   Recently updated. Two kitchens. Zoned duplex and currently used as Single Family. New kitchen with stainless steel appliances, 2 full baths, new flooring, new paint, and over-sized car garage. Move in ready!

5. 2020-08-26
   status Pending 209-char remark

   Show marketing remark (209 chars)

   Recently updated. Two kitchens. Zoned duplex and currently used as Single Family. New kitchen with stainless steel appliances, 2 full baths, new flooring, new paint, and over-sized car garage. Move in ready!

6. 2020-07-23
   historical Contingent - Inspection 209-char remark

   Show marketing remark (209 chars)

   Recently updated. Two kitchens. Zoned duplex and currently used as Single Family. New kitchen with stainless steel appliances, 2 full baths, new flooring, new paint, and over-sized car garage. Move in ready!

7. 2020-06-06
   status Active 209-char remark

   Show marketing remark (209 chars)

   Recently updated. Two kitchens. Zoned duplex and currently used as Single Family. New kitchen with stainless steel appliances, 2 full baths, new flooring, new paint, and over-sized car garage. Move in ready!

8. 2019-11-13
   historical 209-char remark

   Show marketing remark (209 chars)

   Recently updated. Two kitchens. Zoned duplex and currently used as Single Family. New kitchen with stainless steel appliances, 2 full baths, new flooring, new paint, and over-sized car garage. Move in ready!

9. 2019-09-24
   listed $195,000 Active 209-char remark

   Show marketing remark (209 chars)

   Recently updated. Two kitchens. Zoned duplex and currently used as Single Family. New kitchen with stainless steel appliances, 2 full baths, new flooring, new paint, and over-sized car garage. Move in ready!

10. 2016-05-05
    soldstatus $134,900
11. 2016-04-29
    soldstatus $134,900 Sold

    Show marketing remark (379 chars)

    Every aspect of this wonderful home has been totally updated. It is currently a single family, but is zoned as a duplex and could easily be converted back. New kitchen with stainless steel appliances, 2 new bathrooms, living room flooring, windows, furnace, roof, and over-sized double car garage. Put this on your must see list, it's perfect for the buyer who wants it all done!

12. 2016-03-09
    status Pending

    Show marketing remark (379 chars)

    Every aspect of this wonderful home has been totally updated. It is currently a single family, but is zoned as a duplex and could easily be converted back. New kitchen with stainless steel appliances, 2 new bathrooms, living room flooring, windows, furnace, roof, and over-sized double car garage. Put this on your must see list, it's perfect for the buyer who wants it all done!

13. 2016-03-02
    historical Contingent - Inspection

    Show marketing remark (379 chars)

    Every aspect of this wonderful home has been totally updated. It is currently a single family, but is zoned as a duplex and could easily be converted back. New kitchen with stainless steel appliances, 2 new bathrooms, living room flooring, windows, furnace, roof, and over-sized double car garage. Put this on your must see list, it's perfect for the buyer who wants it all done!

14. 2016-02-15
    listed $139,900 Active

    Show marketing remark (379 chars)

    Every aspect of this wonderful home has been totally updated. It is currently a single family, but is zoned as a duplex and could easily be converted back. New kitchen with stainless steel appliances, 2 new bathrooms, living room flooring, windows, furnace, roof, and over-sized double car garage. Put this on your must see list, it's perfect for the buyer who wants it all done!

15. 2012-10-15
    soldstatus $58,000
16. 2012-07-26
    soldstatus $58,000
17. 2012-07-18
    historical
18. 2011-08-31
    listed $59,900
19. 2007-06-26
    historical
20. 2006-12-07
    listed $174,999
21. 2006-06-30
    historical
22. 2006-04-03
    listed $189,900
23. 2006-03-08
    historical
24. 2005-12-12
    historical
25. 2005-12-11
    listed $204,900
26. 2005-09-08
    listed $204,900
27. 2005-05-10
    soldstatus $134,000
28. 2005-05-10
    soldstatus $134,000
29. 2005-04-28
    historical
30. 2005-04-07
    historical
31. 2005-04-07
    listed $144,900
32. 2005-01-26
    listed $144,900

ⓘ 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: $3,752 · $313/mo
• Projected year-2 tax: $3,752 · $313/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 3/10 Moderate FEMA zone X (unshaded) · 10% 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: $40,320
• − Mortgage interest: −$13,388
• − Property taxes: −$3,752
• − Insurance: −$1,195
• − Repairs & maintenance: −$3,226
• − Management: −$3,226
• − Depreciation: −$6,953
• Taxable income: $8,581
• Est. tax owed @ 24.0%: −$2,060
• After-tax cash flow: $9,806/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): 45,762
• Household income: $75,712
• Rent vs Own: 46.9% rent · 53.1% own
• Severe rent burden: 2116.0

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: Diverse neighborhood (Simpson 0.60)
• Race & ethnicity: White 60% Black 19% Two or more races 10% Asian 7% Hispanic / Latino 7%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Portuguese 8% Romanian 3% Lithuanian 3%
• Foreign-born: 12% · Canada, Vietnam, China
• Languages at home: 83% English-only · Spanish 4% Other Asian/Pacific 4% 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: ▼ -532.26%
• Current HPI: 245.6146
• Rent YoY: ▲ 2.50%
• 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

+64.9% since first listed

33 events — show timeline

• 2026-05-26 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2026-05-09 Listed $239,000 NORTHSTARMLS as Distributed by MLS Grid
• 2026-05-05 Coming Soon $239,000 NORTHSTARMLS as Distributed by MLS Grid
• 2020-09-02 Sold (Public Records) $200,000 Public Records
• 2020-08-27 Sold (MLS) $200,000 NORTHSTARMLS as Distributed by MLS Grid
• 2020-08-26 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2020-07-23 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2020-06-06 Relisted — NORTHSTARMLS as Distributed by MLS Grid
• 2019-11-13 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2019-09-24 Listed $195,000 NORTHSTARMLS as Distributed by MLS Grid
• 2016-05-05 Sold (Public Records) $134,900 Public Records
• 2016-04-29 Sold (MLS) $134,900 NORTHSTARMLS as Distributed by MLS Grid
• 2016-03-09 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2016-03-02 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2016-02-15 Listed $139,900 NORTHSTARMLS as Distributed by MLS Grid
• 2012-10-15 Sold (Public Records) $58,000 Public Records
• 2012-07-26 Sold (MLS) $58,000 NORTHSTARMLS as Distributed by MLS Grid
• 2012-07-18 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2011-08-31 Listed $59,900 NORTHSTARMLS as Distributed by MLS Grid
• 2007-06-26 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2006-12-07 Listed $174,999 NORTHSTARMLS as Distributed by MLS Grid
• 2006-06-30 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2006-04-03 Listed $189,900 NORTHSTARMLS as Distributed by MLS Grid
• 2006-03-08 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2005-12-12 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2005-12-11 Listed $204,900 NORTHSTARMLS as Distributed by MLS Grid
• 2005-09-08 Listed $204,900 NORTHSTARMLS as Distributed by MLS Grid
• 2005-05-10 Sold (Public Records) $134,000 Public Records
• 2005-05-10 Sold (MLS) $134,000 NORTHSTARMLS as Distributed by MLS Grid
• 2005-04-28 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2005-04-07 Listed $144,900 NORTHSTARMLS as Distributed by MLS Grid
• 2005-04-07 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2005-01-26 Listed $144,900 NORTHSTARMLS as Distributed by MLS Grid

Property tax history

+2.1%/yr

Latest (2025): $3,752 · +4.7% YoY. Source: county tax records.