1181 Edgcumbe Rd #606 · St. Paul, MN 55105

$65,000

1 bd · 1.0 ba · 624 sqft · Condo public records · 66 Days on market

Built 1978 $398/mo HOA · 21% of rent

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Rent growth +3.3/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Affordable Grant Unit in the sought-after Wilder Park Condominiums, available to income-qualified buyers. This 1-bedroom, 1-bath condo is located on the 6th floor and offers peaceful views overlooking the neighboring park. Features include updated windows, an open living and dining layout, and a kitchen with a pass-through opening that enhances connection and natural light. In-unit washer/dryer hookups. The building offers a security/surveillance system, controlled 24-hour access, elevators, package service, a resident lounge, and a fitness center, along with additional shared amenities including a library, sauna, guest suite, and sunny atrium. Adjacent to 5-acre Wilder Park with pickleball, tennis, ball fields, and seasonal skating. Located in Macalester-Groveland, just blocks from Grand Avenue shops and dining, Trader Joe's, Kowalski's, nearby colleges, and easy freeway access. Lower association dues and property taxes than non-grant units make this an outstanding value. (Property available again due to buyer not meeting Grant Unit qualifications)

Key facts

• $398 HOA
• Garage
• Built 1978

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $65k.

Deal economics

• At list price, monthly cash flow is $680 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $65k).
• Recommended offer: $61k (6.0% below list) — sets the bar for market timing.

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.
• 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 (+3.1%/yr); 128 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 1d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $449 of loan paydown is wiped out by about $2k 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 + 3.1% rent growth), your $18k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 66 days — a 6% lower offer ($61k) is reasonable based on typical stale-listing flexibility.
• 4 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: HOA is 21% of rent.

Recommended offer $61,100 (6.0% below list)

Questions for the listing agent

1. It's been on market 66 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 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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.
8. 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.
9. 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: 2.98% ✓
• Cap rate: 18.84%
• Cash-on-cash: 44.83%
• DSCR: 2.99
• GRM: 2.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.15% rent growth · sell at horizon

5-year hold

• IRR: 42.3%
• Equity multiple: 2.83×
• Total profit: $33,338
• Equity at exit: $9,692

10-year hold

• IRR: 48.6%
• Equity multiple: 5.79×
• Total profit: $87,119
• Equity at exit: $5,620

Cash invested: $18,200 (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 55105

• Rents YoY: 3.1%
• Active inventory: 128
• Price-to-rent: 2.8×

Monthly cashflow live

• Estimated rent: $1,939 high
• Mortgage (P&I): −$341
• Tax from tax record: −$86 /mo · $1,036/yr
• Insurance: −$27
• HOA: −$398
• Vacancy / Maint / Mgmt: −$407
• Net cashflow: $680

Break-even live

Break-even rent $1,079

Max offer price $65,000

Occupancy floor 60%

Sensitivity live

Price	-10% $717	-5% $698	+0% $680	+5% $661	+10% $643
Rent	-10% $527	-5% $603	+0% $680	+5% $756	+10% $833
Rate	-1.0pp $713	-0.5pp $696	base $680	+0.5pp $663	+1.0pp $646

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
470 Lexington Pkwy S Saint Paul, MN	2.0	1.0–2.0	1175	$2,455	$2.09	3d	19	0.34mi
695 Grand Ave Saint Paul, MN	1.0	1.0	755	$2,195	$2.91	0d	6	1.10mi
740 Victoria St S Saint Paul, MN	3.0	1.0–2.0	1076	$2,006	$1.86	0d	38	1.14mi
150 Snelling Ave N St Paul, MN	2.0	1.0–2.0	741	$1,955	$2.64	3d	8	1.30mi
1555 Selby Ave Saint Paul, MN	3.0	1.0–2.0	1129	$2,472	$2.19	0d	6	1.32mi

HOA detail condo

• Monthly dues: $398 · $4,776/yr
• Likely covers: gymsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 10 events

1. 2026-05-05
   status Pending 1065-char remark

   Show marketing remark (1065 chars)

   Affordable Grant Unit in the sought-after Wilder Park Condominiums, available to income-qualified buyers. This 1-bedroom, 1-bath condo is located on the 6th floor and offers peaceful views overlooking the neighboring park. Features include updated windows, an open living and dining layout, and a kitchen with a pass-through opening that enhances connection and natural light. In-unit washer/dryer hookups. The building offers a security/surveillance system, controlled 24-hour access, elevators, package service, a resident lounge, and a fitness center, along with additional shared amenities including a library, sauna, guest suite, and sunny atrium. Adjacent to 5-acre Wilder Park with pickleball, tennis, ball fields, and seasonal skating. Located in Macalester-Groveland, just blocks from Grand Avenue shops and dining, Trader Joe's, Kowalski's, nearby colleges, and easy freeway access. Lower association dues and property taxes than non-grant units make this an outstanding value. (Property available again due to buyer not meeting Grant Unit qualifications)

2. 2026-03-16
   status Active 1065-char remark

   Show marketing remark (1065 chars)

   Affordable Grant Unit in the sought-after Wilder Park Condominiums, available to income-qualified buyers. This 1-bedroom, 1-bath condo is located on the 6th floor and offers peaceful views overlooking the neighboring park. Features include updated windows, an open living and dining layout, and a kitchen with a pass-through opening that enhances connection and natural light. In-unit washer/dryer hookups. The building offers a security/surveillance system, controlled 24-hour access, elevators, package service, a resident lounge, and a fitness center, along with additional shared amenities including a library, sauna, guest suite, and sunny atrium. Adjacent to 5-acre Wilder Park with pickleball, tennis, ball fields, and seasonal skating. Located in Macalester-Groveland, just blocks from Grand Avenue shops and dining, Trader Joe's, Kowalski's, nearby colleges, and easy freeway access. Lower association dues and property taxes than non-grant units make this an outstanding value. (Property available again due to buyer not meeting Grant Unit qualifications)

3. 2026-03-06
   status Pending 1065-char remark

   Show marketing remark (1065 chars)

   Affordable Grant Unit in the sought-after Wilder Park Condominiums, available to income-qualified buyers. This 1-bedroom, 1-bath condo is located on the 6th floor and offers peaceful views overlooking the neighboring park. Features include updated windows, an open living and dining layout, and a kitchen with a pass-through opening that enhances connection and natural light. In-unit washer/dryer hookups. The building offers a security/surveillance system, controlled 24-hour access, elevators, package service, a resident lounge, and a fitness center, along with additional shared amenities including a library, sauna, guest suite, and sunny atrium. Adjacent to 5-acre Wilder Park with pickleball, tennis, ball fields, and seasonal skating. Located in Macalester-Groveland, just blocks from Grand Avenue shops and dining, Trader Joe's, Kowalski's, nearby colleges, and easy freeway access. Lower association dues and property taxes than non-grant units make this an outstanding value. (Property available again due to buyer not meeting Grant Unit qualifications)

4. 2026-02-18
   status Active 1065-char remark

   Show marketing remark (1065 chars)

   Affordable Grant Unit in the sought-after Wilder Park Condominiums, available to income-qualified buyers. This 1-bedroom, 1-bath condo is located on the 6th floor and offers peaceful views overlooking the neighboring park. Features include updated windows, an open living and dining layout, and a kitchen with a pass-through opening that enhances connection and natural light. In-unit washer/dryer hookups. The building offers a security/surveillance system, controlled 24-hour access, elevators, package service, a resident lounge, and a fitness center, along with additional shared amenities including a library, sauna, guest suite, and sunny atrium. Adjacent to 5-acre Wilder Park with pickleball, tennis, ball fields, and seasonal skating. Located in Macalester-Groveland, just blocks from Grand Avenue shops and dining, Trader Joe's, Kowalski's, nearby colleges, and easy freeway access. Lower association dues and property taxes than non-grant units make this an outstanding value. (Property available again due to buyer not meeting Grant Unit qualifications)

5. 2026-02-17
   historical 1065-char remark

   Show marketing remark (1065 chars)

   Affordable Grant Unit in the sought-after Wilder Park Condominiums, available to income-qualified buyers. This 1-bedroom, 1-bath condo is located on the 6th floor and offers peaceful views overlooking the neighboring park. Features include updated windows, an open living and dining layout, and a kitchen with a pass-through opening that enhances connection and natural light. In-unit washer/dryer hookups. The building offers a security/surveillance system, controlled 24-hour access, elevators, package service, a resident lounge, and a fitness center, along with additional shared amenities including a library, sauna, guest suite, and sunny atrium. Adjacent to 5-acre Wilder Park with pickleball, tennis, ball fields, and seasonal skating. Located in Macalester-Groveland, just blocks from Grand Avenue shops and dining, Trader Joe's, Kowalski's, nearby colleges, and easy freeway access. Lower association dues and property taxes than non-grant units make this an outstanding value. (Property available again due to buyer not meeting Grant Unit qualifications)

6. 2026-02-17
   listed $65,000 1065-char remark

   Show marketing remark (1065 chars)

   Affordable Grant Unit in the sought-after Wilder Park Condominiums, available to income-qualified buyers. This 1-bedroom, 1-bath condo is located on the 6th floor and offers peaceful views overlooking the neighboring park. Features include updated windows, an open living and dining layout, and a kitchen with a pass-through opening that enhances connection and natural light. In-unit washer/dryer hookups. The building offers a security/surveillance system, controlled 24-hour access, elevators, package service, a resident lounge, and a fitness center, along with additional shared amenities including a library, sauna, guest suite, and sunny atrium. Adjacent to 5-acre Wilder Park with pickleball, tennis, ball fields, and seasonal skating. Located in Macalester-Groveland, just blocks from Grand Avenue shops and dining, Trader Joe's, Kowalski's, nearby colleges, and easy freeway access. Lower association dues and property taxes than non-grant units make this an outstanding value. (Property available again due to buyer not meeting Grant Unit qualifications)

7. 2004-05-17
   soldstatus $60,000
8. 2004-04-23
   soldstatus $60,000 115-char remark

   Show marketing remark (115 chars)

   Beautiful 1 Bedroom unit overlooking park. New heating and air conditioning unit added - cabinets - wonderful unit.

9. 2004-02-04
   historical 115-char remark

   Show marketing remark (115 chars)

   Beautiful 1 Bedroom unit overlooking park. New heating and air conditioning unit added - cabinets - wonderful unit.

10. 2003-11-06
    listed $63,000 115-char remark

    Show marketing remark (115 chars)

    Beautiful 1 Bedroom unit overlooking park. New heating and air conditioning unit added - cabinets - wonderful unit.

ⓘ 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: $1,036 · $86/mo
• Projected year-2 tax: $1,036 · $86/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: $23,273
• − Mortgage interest: −$3,641
• − Property taxes: −$1,036
• − Insurance: −$325
• − Repairs & maintenance: −$1,862
• − Management: −$1,862
• − HOA: −$4,776
• − Depreciation: −$1,891
• Taxable income: $7,881
• Est. tax owed @ 24.0%: −$1,891
• After-tax cash flow: $6,267/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): 28,617
• Household income: $107,248
• Rent vs Own: 33.4% rent · 66.6% own
• Severe rent burden: 909.0

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 (82%)
• Race & ethnicity: White 82% Two or more races 7% Hispanic / Latino 5% Asian 4% Black 3%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Portuguese 11% Romanian 4% Lithuanian 4%
• Foreign-born: 4% · Canada, China, South Korea
• Languages at home: 91% English-only · Spanish 4% German/W. Germanic 1% Other Asian/Pacific 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: ▼ -562.23%
• Current HPI: 223.6008
• Rent YoY: ▲ 3.15%
• 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

+3.2% since first listed

10 events — show timeline

• 2026-05-05 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2026-03-16 Relisted — NORTHSTARMLS as Distributed by MLS Grid
• 2026-03-06 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2026-02-18 Relisted — NORTHSTARMLS as Distributed by MLS Grid
• 2026-02-17 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2026-02-17 Listed $65,000 NORTHSTARMLS as Distributed by MLS Grid
• 2004-05-17 Sold (Public Records) $60,000 Public Records
• 2004-04-23 Sold (MLS) $60,000 NORTHSTARMLS as Distributed by MLS Grid
• 2004-02-04 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2003-11-06 Listed $63,000 NORTHSTARMLS as Distributed by MLS Grid

Property tax history

+8.1%/yr

Latest (2025): $1,036 · +8.4% YoY. Source: county tax records.