900 Scheffer Ave · St. Paul, MN 55102

$270,000

3 bd · 2.0 ba · 1,181 sqft · SingleFamily public records · 27 Days on market

Built 1900 4,965 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 +25.7/30.0
• DSCR +8.5/10.0
• ARV discount +7.5/15.0
• 1% rule +7.1/10.0
• 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

Corporate Owned, Special Addendums Required, Sold in "AS IS" Condition. Cozy 3 bdrm house complete w/wrap around deck & fenced-in yard. Hardwood floors. Upper lvl feels like a log cabin w/wood paneling + built-ins. Updates would really make a difference.

Key facts

• Fully-fenced yard
• Unfinished basement
• Backyard

Tags

• OPEN KITCHEN
• SUNROOM
• UNFINISHED BASEMENT
• BACKYARD
• FULLY-FENCED YARD
• VIBRANT NEIGHBORHOOD

Property features AI

Finance

• Other: Above-grade finished area: 1,181 (living area listed); Basement: full, unfinished; Main level finished area provided; Lot approximately 0.114 acres (dimensions 40x125)
• Financial info: Conventional financing available

Exterior

• Parking: 1-car garage
• Utilities: City water (connected); City sewer (connected); 100 amp electric service; Natural gas
• Home design: Residential property; One and one-half levels; Entry facing not specified
• Construction: Stone construction materials; Stone foundation; Roof age over 8 years
• Exterior features: Deck; Stone and stucco exterior; Chain link full fencing; Light tree coverage; City street frontage; public maintained road

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: 3 bedrooms (one on the main level; two on the upper level)
• Flooring: Hardwood floors
• Bathrooms: Main floor full bath; Half bath on the upper level
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Eat-in kitchen and a separate/formal dining room; Hardwood floors; Kitchen window
• Laundry & utility: Washer and dryer; Laundry located in the basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $270k.

Deal economics

• At list price, monthly cash flow is $643 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $270k).
• Recommended offer: $266k (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 (+1.6%/yr); 147 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals leasing fast (median 0d 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 $3,261/mo this rent would consume 51% 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 $8k 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 27 days — a 2% lower offer ($266k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 23y 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.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $265,950 (1.5% below list)

Questions for the listing agent

1. Built in 1900 — 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: 1.21% ✓
• Cap rate: 9.15%
• Cash-on-cash: 10.21%
• DSCR: 1.45
• GRM: 6.9

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: -2.6%
• Equity multiple: 0.90×
• Total profit: $-7,234
• Equity at exit: $40,258

10-year hold

• IRR: 5.5%
• Equity multiple: 1.38×
• Total profit: $28,734
• Equity at exit: $23,345

Cash invested: $75,600 (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: 147
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $3,261 medium
• Mortgage (P&I): −$1,416
• Tax from tax record: −$405 /mo · $4,856/yr
• Insurance: −$112
• HOA: −$0
• Vacancy / Maint / Mgmt: −$685
• Net cashflow: $643

Break-even live

Break-even rent $2,447

Max offer price $270,000

Occupancy floor 75%

Sensitivity live

Price	-10% $796	-5% $719	+0% $643	+5% $567	+10% $490
Rent	-10% $385	-5% $514	+0% $643	+5% $772	+10% $901
Rate	-1.0pp $779	-0.5pp $712	base $643	+0.5pp $573	+1.0pp $502

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: $67,500
• Closing costs: $8,100
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
740 Victoria St S Saint Paul, MN	3.0	1.0–2.0	1076	$3,558	$3.31	0d	38	0.22mi
470 Lexington Pkwy S Saint Paul, MN	2.0	1.0–2.0	1175	$3,500	$2.98	2d	19	0.60mi
871 Sibley Memorial Hwy Saint Paul, MN	1.0–3.0	1.0–2.0	1207	$5,930	$4.91	0d	9	1.08mi
380 Randolph Ave Saint Paul, MN	2.0	1.0–2.0	753	$2,946	$3.91	0d	18	1.13mi

Listing history 16 events

1. 2026-05-02
   historical Contingent - Inspection 1095-char remark
2. 2026-04-25
   listed $270,000 Active 1095-char remark
3. 2026-01-19
   historical
4. 2026-01-03
   price $260,000
5. 2025-12-30
   price $270,000
6. 2025-12-29
   status Active
7. 2025-12-03
   listed $275,000 Active
8. 2025-12-01
   historical
9. 2009-09-28
   soldstatus $127,000

   Show marketing remark (268 chars)

   Corporate Owned, Special Addendums Required, Sold in "AS IS" Condition. Cozy 3 bdrm house complete w/wrap around deck & fenced-in yard. Hardwood floors. Upper lvl feels like a log cabin w/wood paneling + built-ins. Updates would really make a difference.

10. 2009-08-14
    historical

    Show marketing remark (268 chars)

    Corporate Owned, Special Addendums Required, Sold in "AS IS" Condition. Cozy 3 bdrm house complete w/wrap around deck & fenced-in yard. Hardwood floors. Upper lvl feels like a log cabin w/wood paneling + built-ins. Updates would really make a difference.

11. 2009-06-26
    listed $129,900

    Show marketing remark (268 chars)

    Corporate Owned, Special Addendums Required, Sold in "AS IS" Condition. Cozy 3 bdrm house complete w/wrap around deck & fenced-in yard. Hardwood floors. Upper lvl feels like a log cabin w/wood paneling + built-ins. Updates would really make a difference.

12. 2003-06-24
    soldstatus $165,900
13. 2003-04-04
    soldstatus $165,900
14. 2003-03-04
    historical
15. 2003-01-20
    listed $169,900
16. 1991-02-21
    soldstatus $65,000

ⓘ 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: $4,856 · $405/mo
• Projected year-2 tax: $4,856 · $405/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: $39,131
• − Mortgage interest: −$15,124
• − Property taxes: −$4,856
• − Insurance: −$1,350
• − Repairs & maintenance: −$3,131
• − Management: −$3,131
• − Depreciation: −$7,855
• Taxable income: $3,686
• Est. tax owed @ 24.0%: −$885
• After-tax cash flow: $6,832/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

+312.3% since first listed

18 events — show timeline

• 2026-06-18 Sold (MLS) $268,000 NORTHSTARMLS as Distributed by MLS Grid
• 2026-05-22 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2026-05-02 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2026-04-25 Listed $270,000 NORTHSTARMLS as Distributed by MLS Grid
• 2026-01-19 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2026-01-03 Price Changed $260,000 NORTHSTARMLS as Distributed by MLS Grid
• 2025-12-30 Price Changed $270,000 NORTHSTARMLS as Distributed by MLS Grid
• 2025-12-29 Relisted — NORTHSTARMLS as Distributed by MLS Grid
• 2025-12-03 Listed $275,000 NORTHSTARMLS as Distributed by MLS Grid
• 2025-12-01 Coming Soon — NORTHSTARMLS as Distributed by MLS Grid
• 2009-09-28 Sold (MLS) $127,000 NORTHSTARMLS as Distributed by MLS Grid
• 2009-08-14 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2009-06-26 Listed $129,900 NORTHSTARMLS as Distributed by MLS Grid
• 2003-06-24 Sold (Public Records) $165,900 Public Records
• 2003-04-04 Sold (MLS) $165,900 NORTHSTARMLS as Distributed by MLS Grid
• 2003-03-04 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2003-01-20 Listed $169,900 NORTHSTARMLS as Distributed by MLS Grid
• 1991-02-21 Sold (Public Records) $65,000 Public Records

Property tax history

+6.9%/yr

Latest (2025): $4,856 · +48.1% YoY. Source: county tax records.