942 Central Ave W · St. Paul, MN 55104

$287,500

3 bd · 2.0 ba · 989 sqft · SingleFamily public records · 28 Days on market

Built 1910 4,791 sqft lot

---

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 +28.1/30.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +7.4/10.0
• 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

Listing remarks MLS

Welcome home to 942 Central! A nicely updated exterior (w/new roof, gutters & bd windows) greets you as walk up to the front door. The spacious front porch has brand new lighting & floor coverings which provide a great space for relaxing after a hard days work. As you step through the front door, you will immediately notice the beautifully refinished oak hardwood floors, freshly painted walls & functional design, as the ML flows nicely from LR to DR to KIT with ease. The KIT has an abundance of cabinetry, new counter-tops, vinyl flrs, fresh paint & hardware. The UL features 2 BDs, both w/hardwood floors, 2 closets in each, & a fully updated BA which was renovated in 2021! The LL includes a recently added 3rd BD, NEW ¾ BA, A/C unit (installed just a few weeks ago) & Furnace which was replaced in 2021. BRAND NEW COPPER WATER LINE from street to house was also replaced/installed in APRIL 2024! NO LEAD! The Sizable fenced-in backyard & large 2-car garage complete this wonderful home!

Key facts

• Newer roof
• Bedroom windows
• Updated kitchen

Tags

• NEWER ROOF
• NEWER GUTTERS
• BEDROOM WINDOWS
• NEW COPPER WATER LINE
• UPDATED KITCHEN
• UPDATED FRONT PORCH

Property features AI

Exterior

• Parking: Detached or attached 2-car garage (22x22)
• Utilities: City water connected; City sewer connected; Natural gas
• Home design: Residential property; One and one-half story; Front entry with porch
• Construction: Block foundation; Roof replaced within last 8 years; Built area includes above-grade and below-grade finished space
• Exterior features: Vinyl exterior; Wood fencing; Light tree coverage; City street frontage

Interior

• Kitchen: Kitchen with window; Range; Refrigerator; Dishwasher not listed
• Bedrooms: 3 bedrooms (one on the lower level, two on the upper level)
• Bathrooms: One full bath on upper level; One 3/4 bath in basement
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Finished full basement with egress window(s); Separate/formal dining room; Natural woodwork; Kitchen window; Front porch
• Laundry & utility: Washer and dryer included; Washer/Dryer hookup; Utility room in lower level

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $288k.

Deal economics

• At list price, monthly cash flow is $904 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $288k).
• Recommended offer: $283k (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 (+2.5%/yr); 191 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals leasing fast (median 2d 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 $3,566/mo this rent would consume 57% 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 $9k 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 $80k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($283k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 25y 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 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $283,187 (1.5% below list)

Questions for the listing agent

1. Built in 1910 — 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: 1.24% ✓
• Cap rate: 10.07%
• Cash-on-cash: 13.48%
• DSCR: 1.60
• GRM: 6.7

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: 3.0%
• Equity multiple: 1.11×
• Total profit: $9,221
• Equity at exit: $42,867

10-year hold

• IRR: 12.1%
• Equity multiple: 1.93×
• Total profit: $74,963
• Equity at exit: $24,858

Cash invested: $80,500 (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: 6.7×

Monthly cashflow live

• Estimated rent: $3,566 medium
• Mortgage (P&I): −$1,508
• Tax from tax record: −$285 /mo · $3,422/yr
• Insurance: −$120
• HOA: −$0
• Vacancy / Maint / Mgmt: −$749
• Net cashflow: $904

Break-even live

Break-even rent $2,421

Max offer price $287,500

Occupancy floor 70%

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: $71,875
• Closing costs: $8,625
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
695 Grand Ave Saint Paul, MN	1.0–2.0	1.0–2.0	1130	$5,795	$5.13	17d	10	1.02mi
255 Western Ave N Saint Paul, MN	3.0	1.0–2.0	1049	$3,700	$3.53	1d	23	1.17mi
1555 Selby Ave Saint Paul, MN	3.0	1.0–2.0	1129	$4,398	$3.90	2d	7	1.33mi
150 Snelling Ave N St Paul, MN	2.0	1.0–2.0	741	$2,598	$3.51	1d	8	1.40mi

Listing history 33 events

1. 2026-06-18
   days on market $287,500 Active 28 DOM
2. 2026-06-17
   days on market $287,500 Active 27 DOM
3. 2026-06-16
   days on market $287,500 Active 26 DOM
4. 2026-06-15
   days on market $287,500 Active 25 DOM
5. 2026-06-13
   pricedays on market $287,500 Active 23 DOM
6. 2026-06-09
   days on market $300,000 Active 19 DOM
7. 2026-06-08
   days on market $300,000 Active 18 DOM
8. 2026-06-07
   days on market $300,000 Active 17 DOM
9. 2026-06-04
   days on market $300,000 Active 14 DOM
10. 2026-06-03
    days on market $300,000 Active 13 DOM
11. 2026-06-02
    days on market $300,000 Active 12 DOM
12. 2026-06-01
    days on market $300,000 Active 11 DOM
13. 2026-05-31
    days on market $300,000 Active 10 DOM
14. 2026-05-21
    listed $300,000 Active
15. 2024-06-12
    soldstatus $269,000
16. 2024-06-07
    soldstatus $269,000 Sold 1029-char remark

    Show marketing remark (1029 chars)

    Welcome home to 942 Central! A nicely updated exterior (w/new roof, gutters & bd windows) greets you as walk up to the front door. The spacious front porch has brand new lighting & floor coverings which provide a great space for relaxing after a hard days work. As you step through the front door, you will immediately notice the beautifully refinished oak hardwood floors, freshly painted walls & functional design, as the ML flows nicely from LR to DR to KIT with ease. The KIT has an abundance of cabinetry, new counter-tops, vinyl flrs, fresh paint & hardware. The UL features 2 BDs, both w/hardwood floors, 2 closets in each, & a fully updated BA which was renovated in 2021! The LL includes a recently added 3rd BD, NEW ¾ BA, A/C unit (installed just a few weeks ago) & Furnace which was replaced in 2021. BRAND NEW COPPER WATER LINE from street to house was also replaced/installed in APRIL 2024! NO LEAD! The Sizable fenced-in backyard & large 2-car garage complete this wonderful home!

17. 2024-04-23
    status Pending 1029-char remark

    Show marketing remark (1029 chars)

    Welcome home to 942 Central! A nicely updated exterior (w/new roof, gutters & bd windows) greets you as walk up to the front door. The spacious front porch has brand new lighting & floor coverings which provide a great space for relaxing after a hard days work. As you step through the front door, you will immediately notice the beautifully refinished oak hardwood floors, freshly painted walls & functional design, as the ML flows nicely from LR to DR to KIT with ease. The KIT has an abundance of cabinetry, new counter-tops, vinyl flrs, fresh paint & hardware. The UL features 2 BDs, both w/hardwood floors, 2 closets in each, & a fully updated BA which was renovated in 2021! The LL includes a recently added 3rd BD, NEW ¾ BA, A/C unit (installed just a few weeks ago) & Furnace which was replaced in 2021. BRAND NEW COPPER WATER LINE from street to house was also replaced/installed in APRIL 2024! NO LEAD! The Sizable fenced-in backyard & large 2-car garage complete this wonderful home!

18. 2024-04-18
    listed $250,000 Active 1029-char remark

    Show marketing remark (1029 chars)

    Welcome home to 942 Central! A nicely updated exterior (w/new roof, gutters & bd windows) greets you as walk up to the front door. The spacious front porch has brand new lighting & floor coverings which provide a great space for relaxing after a hard days work. As you step through the front door, you will immediately notice the beautifully refinished oak hardwood floors, freshly painted walls & functional design, as the ML flows nicely from LR to DR to KIT with ease. The KIT has an abundance of cabinetry, new counter-tops, vinyl flrs, fresh paint & hardware. The UL features 2 BDs, both w/hardwood floors, 2 closets in each, & a fully updated BA which was renovated in 2021! The LL includes a recently added 3rd BD, NEW ¾ BA, A/C unit (installed just a few weeks ago) & Furnace which was replaced in 2021. BRAND NEW COPPER WATER LINE from street to house was also replaced/installed in APRIL 2024! NO LEAD! The Sizable fenced-in backyard & large 2-car garage complete this wonderful home!

19. 2024-04-13
    historical $250,000 1029-char remark

    Show marketing remark (1029 chars)

    Welcome home to 942 Central! A nicely updated exterior (w/new roof, gutters & bd windows) greets you as walk up to the front door. The spacious front porch has brand new lighting & floor coverings which provide a great space for relaxing after a hard days work. As you step through the front door, you will immediately notice the beautifully refinished oak hardwood floors, freshly painted walls & functional design, as the ML flows nicely from LR to DR to KIT with ease. The KIT has an abundance of cabinetry, new counter-tops, vinyl flrs, fresh paint & hardware. The UL features 2 BDs, both w/hardwood floors, 2 closets in each, & a fully updated BA which was renovated in 2021! The LL includes a recently added 3rd BD, NEW ¾ BA, A/C unit (installed just a few weeks ago) & Furnace which was replaced in 2021. BRAND NEW COPPER WATER LINE from street to house was also replaced/installed in APRIL 2024! NO LEAD! The Sizable fenced-in backyard & large 2-car garage complete this wonderful home!

20. 2023-01-12
    historical
21. 2022-09-29
    price $249,900
22. 2022-09-19
    price $257,900
23. 2022-08-25
    listed $265,000 Active
24. 2022-08-24
    historical
25. 2021-05-20
    soldstatus $198,000
26. 2021-05-07
    soldstatus $198,000 Sold
27. 2021-04-23
    status Pending
28. 2021-04-08
    listed $189,999 Active
29. 2021-03-30
    historical $189,999
30. 2003-01-21
    soldstatus $113,000
31. 2001-09-05
    soldstatus $113,000
32. 2001-07-20
    historical
33. 2001-06-29
    listed $110,000

ⓘ 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: $3,422 · $285/mo
• Projected year-2 tax: $3,422 · $285/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 4/10 Moderate FEMA zone X (unshaded) · 24% 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: $42,787
• − Mortgage interest: −$16,104
• − Property taxes: −$3,422
• − Insurance: −$1,438
• − Repairs & maintenance: −$3,423
• − Management: −$3,423
• − Depreciation: −$8,364
• Taxable income: $6,613
• Est. tax owed @ 24.0%: −$1,587
• After-tax cash flow: $9,263/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

+172.7% since first listed

20 events — show timeline

• 2026-05-21 Listed $300,000 NORTHSTARMLS as Distributed by MLS Grid
• 2024-06-12 Sold (Public Records) $269,000 Public Records
• 2024-06-07 Sold (MLS) $269,000 NORTHSTARMLS as Distributed by MLS Grid
• 2024-04-23 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2024-04-18 Listed $250,000 NORTHSTARMLS as Distributed by MLS Grid
• 2024-04-13 Coming Soon $250,000 NORTHSTARMLS as Distributed by MLS Grid
• 2023-01-12 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2022-09-29 Price Changed $249,900 NORTHSTARMLS as Distributed by MLS Grid
• 2022-09-19 Price Changed $257,900 NORTHSTARMLS as Distributed by MLS Grid
• 2022-08-25 Listed $265,000 NORTHSTARMLS as Distributed by MLS Grid
• 2022-08-24 Coming Soon — NORTHSTARMLS as Distributed by MLS Grid
• 2021-05-20 Sold (Public Records) $198,000 Public Records
• 2021-05-07 Sold (MLS) $198,000 NORTHSTARMLS as Distributed by MLS Grid
• 2021-04-23 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2021-04-08 Listed $189,999 NORTHSTARMLS as Distributed by MLS Grid
• 2021-03-30 Coming Soon $189,999 NORTHSTARMLS as Distributed by MLS Grid
• 2003-01-21 Sold (Public Records) $113,000 Public Records
• 2001-09-05 Sold (MLS) $113,000 NORTHSTARMLS as Distributed by MLS Grid
• 2001-07-20 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2001-06-29 Listed $110,000 NORTHSTARMLS as Distributed by MLS Grid

Property tax history

+8.1%/yr

Latest (2025): $3,422 · +9.7% YoY. Source: county tax records.