66 9th St E #1510 · St. Paul, MN 55101

$99,500

1 bd · 1.0 ba · 689 sqft · Condo public records · 66 Days on market

Built 1983 $523/mo HOA · 30% of rent ↓ 33% since listing

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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 +20.0/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +6.3/10.0
• Rent growth +2.6/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +2.4/10.0
• Schools +2.4/10.0

Listing remarks MLS

Parking available. Downtown living at its finest, at a great price with stunning city views! Large bedroom, Updated bathrooms with same floor, free laundry and extra storage unit. City Walk Condo is Connected to the Skyway system, offers an exercise room with sauna and hot tub, an outdoor salt swimming pool on a spacious deck, library, plus a party room for entertaining. The building is across the street from Pedro Park and just a short walk to Grand Casino Arena, St. Paul Saints Baseball stadium, as well as an array of restaurants, parks, shops, concert venues, and the St. Paul Farmer's Market. Easy access to the light rail & all major highways.

Key facts

• $523 HOA
• Garage
• Pool

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $100k.

Deal economics

• At list price, monthly cash flow is $122 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Recommended offer: $94k (6.0% 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 flat; 77 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals leasing fast (median 3d on market — plan ~1-2 weeks tenant-placement turnaround); 1,202 units permitted in Ramsey County in 2024 (880 in 5+ unit buildings).
• This rent runs 32% of the median local income ($65k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $688 of loan paydown is wiped out by about $3k 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 66 days — a 6% lower offer ($94k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 6y 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 30% of rent.

Recommended offer $93,530 (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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. 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?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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.
7. 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.
8. 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: 1.73% ✓
• Cap rate: 7.77%
• Cash-on-cash: 5.27%
• DSCR: 1.23
• GRM: 4.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.2% rent growth · sell at horizon

5-year hold

• IRR: -13.2%
• Equity multiple: 0.54×
• Total profit: $-12,677
• Equity at exit: $14,836

10-year hold

• IRR: -14.1%
• Equity multiple: 0.36×
• Total profit: $-17,802
• Equity at exit: $8,603

Cash invested: $27,860 (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 55101

• Home prices YoY: -2.1%
• Rents YoY: 0.2%
• Active inventory: 77
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $1,718 high
• Mortgage (P&I): −$522
• Tax from tax record: −$149 /mo · $1,784/yr
• Insurance: −$41
• HOA: −$523
• Vacancy / Maint / Mgmt: −$361
• Net cashflow: $122

Break-even live

Break-even rent $1,563

Max offer price $99,500

Occupancy floor 88%

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: $24,875
• Closing costs: $2,985
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
101 10th St E Saint Paul, MN	3.0	1.0–2.0	887	$1,611	$1.82	2d	25	0.17mi
141 4th St E Saint Paul, MN	2.0	1.0–2.0	811	$1,776	$2.19	20d	20	0.30mi
333 Sibley St Saint Paul, MN	3.0	1.0–2.0	1358	$1,884	$1.39	10d	10	0.33mi
111 Kellogg Blvd E Saint Paul, MN	3.0	1.0–2.0	1000	$1,749	$1.75	2d	20	0.34mi
240 5th St E St Paul, MN	2.0	1.0–2.0	949	$2,038	$2.15	2d	10	0.39mi
250 6th St E St Paul, MN	2.0	1.0–2.0	980	$2,108	$2.15	2d	16	0.39mi
180 E Kellogg Blvd St Paul, MN	3.0	1.0–2.5	1436	$2,338	$1.63	2d	22	0.42mi
253 Kellogg Blvd W Saint Paul, MN	2.0	1.0–2.0	1208	$2,226	$1.84	3d	12	0.45mi
330 9th St E St Paul, MN	1.0–2.0	1.0	978	$1,445	$1.48	3d	3	0.48mi
400 Spring St Saint Paul, MN	1.0–2.0	1.0–2.0	1205	$1,500	$1.24	3d	31	1.00mi
255 Western Ave N Saint Paul, MN	3.0	1.0–2.0	1049	$2,181	$2.08	2d	23	1.07mi

HOA detail condo

• Monthly dues: $523 · $6,276/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 13 events

1. 2026-06-07
   statusdays on market $99,500 Pending 66 DOM
2. 2026-06-04
   days on market $99,500 Active 64 DOM
3. 2026-06-03
   days on market $99,500 Active 63 DOM
4. 2026-06-02
   days on market $99,500 Active 62 DOM
5. 2026-06-01
   days on market $99,500 Active 61 DOM
6. 2026-05-31
   days on market $99,500 Active 60 DOM
7. 2026-04-02
   listed $99,500 Active 663-char remark

   Show marketing remark (663 chars)

   Parking available. Downtown living at its finest, at a great price with stunning city views! Large bedroom, Updated bathrooms with same floor, free laundry and extra storage unit. City Walk Condo is Connected to the Skyway system, offers an exercise room with sauna and hot tub, an outdoor salt swimming pool on a spacious deck, library, plus a party room for entertaining. The building is across the street from Pedro Park and just a short walk to Grand Casino Arena, St. Paul Saints Baseball stadium, as well as an array of restaurants, parks, shops, concert venues, and the St. Paul Farmer's Market. Easy access to the light rail & all major highways.

8. 2026-03-30
   historical $99,500 663-char remark

   Show marketing remark (663 chars)

   Parking available. Downtown living at its finest, at a great price with stunning city views! Large bedroom, Updated bathrooms with same floor, free laundry and extra storage unit. City Walk Condo is Connected to the Skyway system, offers an exercise room with sauna and hot tub, an outdoor salt swimming pool on a spacious deck, library, plus a party room for entertaining. The building is across the street from Pedro Park and just a short walk to Grand Casino Arena, St. Paul Saints Baseball stadium, as well as an array of restaurants, parks, shops, concert venues, and the St. Paul Farmer's Market. Easy access to the light rail & all major highways.

9. 2020-02-26
   soldstatus $141,500
10. 2020-02-18
    soldstatus $141,500 Sold 556-char remark

    Show marketing remark (556 chars)

    The best of affordable urban living! Superior location in downtown St. Paul close to groceries, restaurants and events. Connected to the Skyway system, City Walk offers an exercise room with sauna and hot tub, an outdoor salt swimming pool on a spacious deck, library, plus a party room for entertaining. Free laundry room on each floor. This one bedroom unit has been freshly updated with new paint, carpet, lighting, appliances and fixtures. Inviting views from the 15th floor patio doors out to a 15'x5' balcony. Covered parking spot available for rent.

11. 2020-01-27
    status Pending 556-char remark

    Show marketing remark (556 chars)

    The best of affordable urban living! Superior location in downtown St. Paul close to groceries, restaurants and events. Connected to the Skyway system, City Walk offers an exercise room with sauna and hot tub, an outdoor salt swimming pool on a spacious deck, library, plus a party room for entertaining. Free laundry room on each floor. This one bedroom unit has been freshly updated with new paint, carpet, lighting, appliances and fixtures. Inviting views from the 15th floor patio doors out to a 15'x5' balcony. Covered parking spot available for rent.

12. 2020-01-20
    historical Contingent - Subject to Statutory Rescission 556-char remark

    Show marketing remark (556 chars)

    The best of affordable urban living! Superior location in downtown St. Paul close to groceries, restaurants and events. Connected to the Skyway system, City Walk offers an exercise room with sauna and hot tub, an outdoor salt swimming pool on a spacious deck, library, plus a party room for entertaining. Free laundry room on each floor. This one bedroom unit has been freshly updated with new paint, carpet, lighting, appliances and fixtures. Inviting views from the 15th floor patio doors out to a 15'x5' balcony. Covered parking spot available for rent.

13. 2020-01-06
    listed $147,500 Active 556-char remark

    Show marketing remark (556 chars)

    The best of affordable urban living! Superior location in downtown St. Paul close to groceries, restaurants and events. Connected to the Skyway system, City Walk offers an exercise room with sauna and hot tub, an outdoor salt swimming pool on a spacious deck, library, plus a party room for entertaining. Free laundry room on each floor. This one bedroom unit has been freshly updated with new paint, carpet, lighting, appliances and fixtures. Inviting views from the 15th floor patio doors out to a 15'x5' balcony. Covered parking spot available for rent.

ⓘ 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: $1,784 · $149/mo
• Projected year-2 tax: $1,784 · $149/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $20,617
• − Mortgage interest: −$5,574
• − Property taxes: −$1,784
• − Insurance: −$498
• − Repairs & maintenance: −$1,649
• − Management: −$1,649
• − HOA: −$6,276
• − Depreciation: −$2,895
• Taxable income: $292
• Est. tax owed @ 24.0%: −$70
• After-tax cash flow: $1,398/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): 7,911
• Household income: $64,863
• Rent vs Own: 78.8% rent · 21.2% own
• Severe rent burden: 1202.0

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 (67%)
• Race & ethnicity: White 67% Asian 13% Black 10% Two or more races 6% Hispanic / Latino 3%
• Common ancestry: Portuguese 8% Romanian 3% Italian 3%
• Foreign-born: 11% · Canada, Vietnam, China
• Languages at home: 86% English-only · Spanish 3% Other Asian/Pacific 3% Tagalog/Filipino 2%

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: ▼ -5.29%
• Current HPI: 248.1315
• Rent YoY: ▲ 0.20%
• 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

-32.5% since first listed

7 events — show timeline

• 2026-04-02 Listed $99,500 NORTHSTARMLS as Distributed by MLS Grid
• 2026-03-30 Coming Soon $99,500 NORTHSTARMLS as Distributed by MLS Grid
• 2020-02-26 Sold (Public Records) $141,500 Public Records
• 2020-02-18 Sold (MLS) $141,500 NORTHSTARMLS as Distributed by MLS Grid
• 2020-01-27 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2020-01-20 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2020-01-06 Listed $147,500 NORTHSTARMLS as Distributed by MLS Grid

Property tax history

+4.1%/yr

Latest (2025): $1,784 · +2.9% YoY. Source: county tax records.