1249 Gary Dr · St. Paul Park, MN 55071

$309,900

3 bd · 1.0 ba · 1,508 sqft · SingleFamily public records · 37 Days on market

Built 1964 9,321 sqft lot $206/sqft · at area comps Est $312k · at est.

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Why this score? — see what drove the D 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 +15.5/30.0
• ARV discount +7.8/15.0
• Schools +5.2/10.0
• DSCR +4.8/10.0
• 1% rule +3.7/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Multiple offers have been received. The seller is calling for highest and best offers due by 7:00pm on Monday, Aug. 25th. Welcome to this impeccably cared-for 3-bedroom home nestled in a well-established St. Paul Park neighborhood. Pride of ownership shines throughout, with beautiful hardwood floors on the main-level living room and all three bedrooms. Oversized windows flood the home with natural light and invite fresh breezes, while the desirable layout offers comfortable main-level living with a seamless flow from the spacious living room to the open-concept kitchen and dining area. Downstairs, the expansive lower level features a large family room—perfect for entertaining or relaxing—as well as a versatile storage room with potential to become a fourth bedroom by adding an egress window or finishing it to suit your needs. The lower level also includes a mechanical room that houses the laundry area, a second bathroom, and a high-efficiency Lennox forced-air heating system for year-round comfort. This home is priced to sell quickly—don’t miss your opportunity to own a thoughtfully maintained property in a quiet, welcoming neighborhood. Schedule your showing today!

Key facts

• 9,321 sq ft lot
• Garage
• Built 1964

Property features AI

Exterior

• Parking: Asphalt driveway; 1-car garage
• Utilities: City water (connected); City sewer (connected); Natural gas
• Home design: Residential property; One story
• Construction: Block foundation
• Exterior features: Vinyl exterior; Chain link and wood full fencing

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: 3 bedrooms (all on the main level)
• Bathrooms: 1 full bath on the main level; 1 three-quarter bath in the basement
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Finished full basement; Kitchen and dining combined
• Laundry & utility: Washer and Dryer located in the basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $310k.

Deal economics

• At list price, monthly cash flow is $127 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $270k (12.8% below list).
• Recommended offer: $270k (12.8% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• South Washington County School District (suburban): math 52% / reading 61% proficiency, ranked #40 of 301 in MN (top 13%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 14% free/reduced lunch — higher-income household profile.
• Zoned schools: Nuevas Fronteras Spanish Immersion (math 47% / reading 47%, grade D-, #492 of 857 statewide, top 61%, 499 students, 16% FRL); Oltman Middle School (math 36% / reading 54%, grade D, #113 of 258 statewide, top 45%, 969 students, 36% FRL); Park High School (math 39% / reading 63%, grade D+, #127 of 471 statewide, top 27%, 1,938 students, 33% FRL).
• Market conditions: 22 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 18d on market — plan ~3-4 weeks tenant-placement turnaround); 1,405 units permitted in Washington County in 2024 (121 in 5+ unit buildings).

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.
• Washington County population projected at +16% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($301k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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.

Recommended offer $270,175 (12.8% below list)

Questions for the listing agent

1. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
2. Built in 1964 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.87% ✗
• Cap rate: 6.78%
• Cash-on-cash: 1.75%
• DSCR: 1.08
• GRM: 9.6

CMA / ARV

• ARV (median comp): $312,013
• List price: $309,900
• Delta: -0.68%
• Verdict: FAIR
• Comps: 2 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -13.5%
• Equity multiple: 0.51×
• Total profit: $-42,195
• Equity at exit: $46,207

10-year hold

• IRR: -4.7%
• Equity multiple: 0.69×
• Total profit: $-26,528
• Equity at exit: $26,794

Cash invested: $86,772 (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 55071

• Home prices YoY: -22.7%
• Active inventory: 22
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $2,702 medium
• Mortgage (P&I): −$1,625
• Tax from tax record: −$254 /mo · $3,042/yr
• Insurance: −$129
• HOA: −$0
• Vacancy / Maint / Mgmt: −$567
• Net cashflow: $127

Break-even live

Break-even rent $2,541

Max offer price $309,900

Occupancy floor 90%

Sensitivity live

Price	-10% $302	-5% $214	+0% $127	+5% $39	+10% $-49
Rent	-10% $-87	-5% $20	+0% $127	+5% $233	+10% $340
Rate	-1.0pp $283	-0.5pp $205	base $127	+0.5pp $46	+1.0pp $-35

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: $77,475
• Closing costs: $9,297
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1236 1st St Saint Paul Park, MN	4.0	2.0	1895	$2,595	$1.37	45d	1	0.99mi
1241 Mullan Ct Saint Paul Park, MN	3.0	3.0	1864	$2,700	$1.45	18d	1	1.06mi
7689 Hardwood Ave S Cottage Grove, MN	1.0–3.0	1.0–2.0	1039	$2,852	$2.74	0d	15	1.17mi
7550 80th St S Cottage Grove, MN	3.0	1.0–2.0	993	$2,700	$2.72	0d	11	1.42mi

Listing history 9 events

1. 2026-05-06
   historical Contingent - Inspection 495-char remark
2. 2026-04-18
   listed $309,900 Active 495-char remark
3. 2025-09-30
   soldstatus $282,000
4. 2025-09-22
   soldstatus $282,000 Sold 1212-char remark

   Show marketing remark (1212 chars)

   Multiple offers have been received. The seller is calling for highest and best offers due by 7:00pm on Monday, Aug. 25th. Welcome to this impeccably cared-for 3-bedroom home nestled in a well-established St. Paul Park neighborhood. Pride of ownership shines throughout, with beautiful hardwood floors on the main-level living room and all three bedrooms. Oversized windows flood the home with natural light and invite fresh breezes, while the desirable layout offers comfortable main-level living with a seamless flow from the spacious living room to the open-concept kitchen and dining area. Downstairs, the expansive lower level features a large family room—perfect for entertaining or relaxing—as well as a versatile storage room with potential to become a fourth bedroom by adding an egress window or finishing it to suit your needs. The lower level also includes a mechanical room that houses the laundry area, a second bathroom, and a high-efficiency Lennox forced-air heating system for year-round comfort. This home is priced to sell quickly—don’t miss your opportunity to own a thoughtfully maintained property in a quiet, welcoming neighborhood. Schedule your showing today!

5. 2025-08-26
   status Pending 1212-char remark

   Show marketing remark (1212 chars)

   Multiple offers have been received. The seller is calling for highest and best offers due by 7:00pm on Monday, Aug. 25th. Welcome to this impeccably cared-for 3-bedroom home nestled in a well-established St. Paul Park neighborhood. Pride of ownership shines throughout, with beautiful hardwood floors on the main-level living room and all three bedrooms. Oversized windows flood the home with natural light and invite fresh breezes, while the desirable layout offers comfortable main-level living with a seamless flow from the spacious living room to the open-concept kitchen and dining area. Downstairs, the expansive lower level features a large family room—perfect for entertaining or relaxing—as well as a versatile storage room with potential to become a fourth bedroom by adding an egress window or finishing it to suit your needs. The lower level also includes a mechanical room that houses the laundry area, a second bathroom, and a high-efficiency Lennox forced-air heating system for year-round comfort. This home is priced to sell quickly—don’t miss your opportunity to own a thoughtfully maintained property in a quiet, welcoming neighborhood. Schedule your showing today!

6. 2025-08-25
   soldstatus $217,800
7. 2025-08-21
   status Active 1212-char remark

   Show marketing remark (1212 chars)

   Multiple offers have been received. The seller is calling for highest and best offers due by 7:00pm on Monday, Aug. 25th. Welcome to this impeccably cared-for 3-bedroom home nestled in a well-established St. Paul Park neighborhood. Pride of ownership shines throughout, with beautiful hardwood floors on the main-level living room and all three bedrooms. Oversized windows flood the home with natural light and invite fresh breezes, while the desirable layout offers comfortable main-level living with a seamless flow from the spacious living room to the open-concept kitchen and dining area. Downstairs, the expansive lower level features a large family room—perfect for entertaining or relaxing—as well as a versatile storage room with potential to become a fourth bedroom by adding an egress window or finishing it to suit your needs. The lower level also includes a mechanical room that houses the laundry area, a second bathroom, and a high-efficiency Lennox forced-air heating system for year-round comfort. This home is priced to sell quickly—don’t miss your opportunity to own a thoughtfully maintained property in a quiet, welcoming neighborhood. Schedule your showing today!

8. 2025-08-10
   status Pending 1212-char remark

   Show marketing remark (1212 chars)

   Multiple offers have been received. The seller is calling for highest and best offers due by 7:00pm on Monday, Aug. 25th. Welcome to this impeccably cared-for 3-bedroom home nestled in a well-established St. Paul Park neighborhood. Pride of ownership shines throughout, with beautiful hardwood floors on the main-level living room and all three bedrooms. Oversized windows flood the home with natural light and invite fresh breezes, while the desirable layout offers comfortable main-level living with a seamless flow from the spacious living room to the open-concept kitchen and dining area. Downstairs, the expansive lower level features a large family room—perfect for entertaining or relaxing—as well as a versatile storage room with potential to become a fourth bedroom by adding an egress window or finishing it to suit your needs. The lower level also includes a mechanical room that houses the laundry area, a second bathroom, and a high-efficiency Lennox forced-air heating system for year-round comfort. This home is priced to sell quickly—don’t miss your opportunity to own a thoughtfully maintained property in a quiet, welcoming neighborhood. Schedule your showing today!

9. 2025-08-05
   listed $269,900 Active 1212-char remark

   Show marketing remark (1212 chars)

   Multiple offers have been received. The seller is calling for highest and best offers due by 7:00pm on Monday, Aug. 25th. Welcome to this impeccably cared-for 3-bedroom home nestled in a well-established St. Paul Park neighborhood. Pride of ownership shines throughout, with beautiful hardwood floors on the main-level living room and all three bedrooms. Oversized windows flood the home with natural light and invite fresh breezes, while the desirable layout offers comfortable main-level living with a seamless flow from the spacious living room to the open-concept kitchen and dining area. Downstairs, the expansive lower level features a large family room—perfect for entertaining or relaxing—as well as a versatile storage room with potential to become a fourth bedroom by adding an egress window or finishing it to suit your needs. The lower level also includes a mechanical room that houses the laundry area, a second bathroom, and a high-efficiency Lennox forced-air heating system for year-round comfort. This home is priced to sell quickly—don’t miss your opportunity to own a thoughtfully maintained property in a quiet, welcoming neighborhood. Schedule your showing today!

ⓘ 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: $3,042 · $254/mo
• Projected year-2 tax: $3,256 · $271/mo
• Expected delta: +$214/yr (+$18/mo · 7.0%)

ⓘ 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 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $32,421
• − Mortgage interest: −$17,359
• − Property taxes: −$3,042
• − Insurance: −$1,550
• − Repairs & maintenance: −$2,594
• − Management: −$2,594
• − Depreciation: −$9,015
• Taxable loss: −$3,732
• Est. tax savings @ 24.0%: +$896
• After-tax cash flow: $2,415/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: South Washington County School District
• NCES district ID: 2733810
• Math proficiency: 52% ▼ -13.00%
• Reading proficiency: 61% ▼ -7.00%
• Median HH income: $88,285
• Composite: 51.8/100
• National rank: #1670
• State rank: #40 of 301 in MN

Livability — St. Paul Park

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: St. Paul Park, MN
• Population (ZIP): 5,807

Population outlook (Washington County) Hauer SSP2

• Today (2025): 278,554 people
• By 2030: 290,465 · +4.3%
• By 2040: 310,014 · +11.3%
• By 2050: 324,118 · +16.4%
• By 2075: 362,697 · +30.2%
• By 2100: 381,491 · +37.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (78%)
• Race & ethnicity: White 78% Hispanic / Latino 12% Two or more races 9% Asian 6% Black 3%
• Hispanic origin (detail): Mexican 11%
• Common ancestry: Portuguese 13% Romanian 7% Lithuanian 2%
• Foreign-born: 4% · Canada, Jamaica
• Languages at home: 91% English-only · Spanish 6% Other Asian/Pacific 2% French/Haitian/Cajun 1%

Political lean MEDSL · Washington

• 2024 margin: Lean D (+8.9) · D 53.5% · R 44.6% · Other 1.9%
• 2008→2024 swing: +4.6pp toward D · 2008: 4.3pp · 2024: 8.9pp
• All cycles: 2024: D+8.9 2020: D+9.2 2016: D+1.9 2012: D+0.8 2008: D+4.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -71.53%
• Current HPI: 243.5518
• Rent YoY: —
• Metro: —
• 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

+11.2% since first listed

11 events — show timeline

• 2026-06-10 Sold (MLS) $300,000 NORTHSTARMLS as Distributed by MLS Grid
• 2026-05-25 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2026-05-06 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2026-04-18 Listed $309,900 NORTHSTARMLS as Distributed by MLS Grid
• 2025-09-30 Sold (Public Records) $282,000 Public Records
• 2025-09-22 Sold (MLS) $282,000 NORTHSTARMLS as Distributed by MLS Grid
• 2025-08-26 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2025-08-25 Sold (Public Records) $217,800 Public Records
• 2025-08-21 Relisted — NORTHSTARMLS as Distributed by MLS Grid
• 2025-08-10 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2025-08-05 Listed $269,900 NORTHSTARMLS as Distributed by MLS Grid

Property tax history

+4.5%/yr

Latest (2025): $3,042 · +2.2% YoY. Source: county tax records.