48 Jessamine Ave E · St. Paul, MN 55117

$150,000

3 bd · 1.0 ba · 691 sqft · SingleFamily public records · 8 Days on market

Built 1927 8,624 sqft lot

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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 +11.2/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• Rent growth +3.4/5.0
• DSCR +3.3/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks

Great condition, Huge double lot, move in and enjoy. The space between homes provides a nice private feeling.

Key facts

• Double lot
• 8,624 sq ft lot
• Garage

Tags

• DOUBLE LOT

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $-58 ($-700/yr) — negative.
• To cash-flow at today's rent, offer at most $140k (6.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $150k (0.1% below list).
• Recommended offer: $140k (6.9% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads: area grade D — 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: Mississippi Creative Arts Elem (math 17% / reading 17%, grade F, #771 of 857 statewide, top 91%, 566 students, 94% FRL) — zoned schools average 94% FRL vs 64% district-wide (30 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+3.6%/yr); 175 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $1k of loan paydown is wiped out by about $4k 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

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 9 sale attempts since 18y 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: property tax is 3.1% of price; built in 1927 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $139,698 (6.9% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1927 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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 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: 1.00% ✗
• Cap rate: 5.83%
• Cash-on-cash: -1.67%
• DSCR: 0.93
• GRM: 8.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.6% rent growth · sell at horizon

5-year hold

• IRR: -18.1%
• Equity multiple: 0.36×
• Total profit: $-26,962
• Equity at exit: $22,365

10-year hold

• IRR: -8.8%
• Equity multiple: 0.43×
• Total profit: $-23,876
• Equity at exit: $12,969

Cash invested: $42,000 (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 55117

• Rents YoY: 3.6%
• Active inventory: 175
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,498 medium
• Mortgage (P&I): −$787
• Tax from tax record: −$393 /mo · $4,716/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$315
• Net cashflow: $-58

Break-even live

Break-even rent $1,572

Max offer price $139,698

Occupancy floor 99%

Sensitivity live

Price	-10% $27	-5% $-16	+0% $-58	+5% $-101	+10% $-143
Rent	-10% $-177	-5% $-118	+0% $-58	+5% $1	+10% $60
Rate	-1.0pp $17	-0.5pp $-20	base $-58	+0.5pp $-97	+1.0pp $-137

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
195 Larpenteur Ave W Roseville, MN	1.0–2.0	1.0	713	$1,175	$1.65	3d	34	1.28mi
321 Larpenteur Ave E Maplewood, MN	1.0–2.0	1.0	755	$1,250	$1.66	45d	2	1.34mi

Listing history 27 events

1. 2026-04-18
   status Pending
2. 2026-04-10
   status Active
3. 2026-04-10
   historical
4. 2026-04-08
   listed $150,000 Active
5. 2026-01-07
   status Pending
6. 2026-01-07
   price $205,000
7. 2026-01-06
   listed $120,000 Active
8. 2025-09-27
   price $205,000
9. 2025-08-05
   listed $210,000 Active
10. 2025-08-05
    historical
11. 2025-07-16
    price $219,900
12. 2025-06-20
    listed $229,900 Active
13. 2019-12-09
    soldstatus $186,000
14. 2019-11-15
    soldstatus $186,000 Sold
15. 2019-10-22
    status Pending
16. 2019-10-14
    historical
17. 2019-10-12
    listed $180,000 Active
18. 2010-04-20
    soldstatus $125,000
19. 2010-04-15
    soldstatus $125,000
20. 2010-03-14
    historical
21. 2010-02-19
    listed $129,000
22. 2010-02-19
    historical
23. 2009-11-12
    listed $129,900
24. 2008-06-17
    soldstatus $55,000
25. 2008-04-23
    historical
26. 2008-04-07
    listed $55,000
27. 1995-03-28
    soldstatus $20,500

ⓘ 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: $4,716 · $393/mo
• Projected year-2 tax: $4,716 · $393/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: $17,982
• − Mortgage interest: −$8,402
• − Property taxes: −$4,716
• − Insurance: −$750
• − Repairs & maintenance: −$1,439
• − Management: −$1,439
• − Depreciation: −$4,364
• Taxable loss: −$3,127
• Est. tax savings @ 24.0%: +$751
• After-tax cash flow: $51/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): 44,697
• Household income: $70,771
• Rent vs Own: 38.7% rent · 61.3% own
• Severe rent burden: 1588.0

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: Highly diverse neighborhood (Simpson 0.72)
• Race & ethnicity: White 44% Asian 24% Black 15% Hispanic / Latino 10% Two or more races 10%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Portuguese 6% Romanian 3% Lithuanian 2%
• Foreign-born: 21% · Canada, Philippines, India
• Languages at home: 68% English-only · Other Asian/Pacific 15% Spanish 8% Other Indo-European 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: ▼ -308.56%
• Current HPI: 267.4216
• Rent YoY: ▲ 3.60%
• 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

+631.7% since first listed

27 events — show timeline

• 2026-04-18 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2026-04-10 Relisted — NORTHSTARMLS as Distributed by MLS Grid
• 2026-04-10 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2026-04-08 Listed $150,000 NORTHSTARMLS as Distributed by MLS Grid
• 2026-01-07 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2026-01-07 Price Changed $205,000 NORTHSTARMLS as Distributed by MLS Grid
• 2026-01-06 Listed $120,000 NORTHSTARMLS as Distributed by MLS Grid
• 2025-09-27 Price Changed $205,000 NORTHSTARMLS as Distributed by MLS Grid
• 2025-08-05 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2025-08-05 Listed $210,000 NORTHSTARMLS as Distributed by MLS Grid
• 2025-07-16 Price Changed $219,900 NORTHSTARMLS as Distributed by MLS Grid
• 2025-06-20 Listed $229,900 NORTHSTARMLS as Distributed by MLS Grid
• 2019-12-09 Sold (Public Records) $186,000 Public Records
• 2019-11-15 Sold (MLS) $186,000 NORTHSTARMLS as Distributed by MLS Grid
• 2019-10-22 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2019-10-14 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2019-10-12 Listed $180,000 NORTHSTARMLS as Distributed by MLS Grid
• 2010-04-20 Sold (Public Records) $125,000 Public Records
• 2010-04-15 Sold (MLS) $125,000 NORTHSTARMLS as Distributed by MLS Grid
• 2010-03-14 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2010-02-19 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2010-02-19 Listed $129,000 NORTHSTARMLS as Distributed by MLS Grid
• 2009-11-12 Listed $129,900 NORTHSTARMLS as Distributed by MLS Grid
• 2008-06-17 Sold (MLS) $55,000 NORTHSTARMLS as Distributed by MLS Grid
• 2008-04-23 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2008-04-07 Listed $55,000 NORTHSTARMLS as Distributed by MLS Grid
• 1995-03-28 Sold (Public Records) $20,500 Public Records

Property tax history

+6.6%/yr

Latest (2025): $4,716 · +12.6% YoY. Source: county tax records.