739 Sims Ave · St. Paul, MN 55106

$449,900

8 bd · 4.8 ba · 5,128 sqft · MultiFamily public records · 12 Days on market

Built 1889 5,096 sqft lot

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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 +4.1/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 4 units. estimate disagrees with records

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks MLS

Corporate owned, Special Addendums Required, Sold in "As-is" Condition. 4 unit '4 plex' with one bedroom & one bath in each unit. Each has own front entrance & rear. Category 2 vacant house, code compliance repairs required. Copper missing.

Key facts

• 5,096 sq ft lot
• 4 garage spots
• Built 1889

Property features AI

Finance

• Other: Living area reported as 4,050 total above-grade square feet (building total area 4,350; below-grade area 300); Main level finished area 1,900; Lot dimensions approximately 41 x 125
• Financial info: Four-unit property (total of 4 units); Gross annual income listed at $103,490; Insurance expense reported at $785; Electric expense reported at $21; Maintenance expense reported at $12,350

Exterior

• Parking: Detached garage with 4 garage spaces
• Utilities: City water; City sewer; Natural gas
• Home design: Residential income property; Owner-occupied: No; More than 2 stories
• Construction: Roof replaced or installed within the last 8 years; Foundation described as other (foundation area 1,900; dimensions 36.75 x 48.75)
• Exterior features: Corner lot; No fencing

Interior

• Kitchen: Each unit includes range, microwave, and refrigerator
• Bedrooms: Total of 10 bedrooms across units (unit mix includes three 2-bedroom units and one 4-bedroom unit)
• Bathrooms: Multiple bathrooms across units (mix of full and three-quarter bathrooms)
• Heating & cooling: Forced air heating; Window cooling units
• Interior features: Basement with storage space; More than 2 stories
• Laundry & utility: Laundry in unit in some units; laundry available on upper level, lower level, and in basement (multiple laundry locations)

What this means for you Summary

Snapshot

• This is a 4 × 2-bed/1.2-bath units multifamily listed at $450k.

Deal economics

• At list price, monthly cash flow is $2k ($25k/yr) — positive. Per door: $529/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($7k rent vs $450k).

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.
• Market conditions: Rents rising fast (+6.3%/yr); 255 active listings in the ZIP; 1,202 units permitted in Ramsey County in 2024 (880 in 5+ unit buildings).
• At $6,760/mo this rent would consume 116% of the median local household income ($70k/yr) (locally 2046% 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 $3k of loan paydown is wiped out by about $13k 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 + 6.3% rent growth), your $126k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 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.
• Current owner paid $40k; list at $450k implies a 1025% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1889 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $449,900

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1889 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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 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: 1.50% ✓
• Cap rate: 11.94%
• Cash-on-cash: 20.17%
• DSCR: 1.90
• GRM: 5.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 6.26% rent growth · sell at horizon

5-year hold

• IRR: 16.1%
• Equity multiple: 1.67×
• Total profit: $84,996
• Equity at exit: $67,082

10-year hold

• IRR: 27.0%
• Equity multiple: 3.77×
• Total profit: $348,802
• Equity at exit: $38,899

Cash invested: $125,972 (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 55106

• Rents YoY: 6.3%
• Active inventory: 255
• Price-to-rent: 22.2×

Monthly cashflow live

• Estimated rent: $6,760 medium
• Mortgage (P&I): −$2,359
• Tax from tax record: −$677 /mo · $8,120/yr
• Insurance: −$187
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,420
• Net cashflow: $2,117

Break-even live

Break-even rent $4,080

Max offer price $449,900

Occupancy floor 64%

4-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 4× units	2	1.2	$6,760
Total (4 units)			$6,760

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: $112,475
• Closing costs: $13,497
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-08
   statusdays on market $449,900 Pending 12 DOM
2. 2026-06-07
   statusdays on market $449,900 Contingent - Inspection 11 DOM
3. 2026-06-04
   days on market $449,900 Active 8 DOM
4. 2026-06-03
   days on market $449,900 Active 7 DOM
5. 2026-06-02
   days on market $449,900 Active 6 DOM
6. 2026-06-01
   days on market $449,900 Active 5 DOM
7. 2026-05-31
   days on market $449,900 Active 4 DOM
8. 2026-05-28
   listed $449,900 Active
9. 2026-05-28
   historical $449,900
10. 2008-12-11
    soldstatus $40,000 258-char remark

    Show marketing remark (258 chars)

    Corporate owned, Special Addendums Required, Sold in "As-is" Condition. 4 unit '4 plex' with one bedroom & one bath in each unit. Each has own front entrance & rear. Category 2 vacant house, code compliance repairs required. Copper missing.

11. 2008-11-14
    historical 258-char remark

    Show marketing remark (258 chars)

    Corporate owned, Special Addendums Required, Sold in "As-is" Condition. 4 unit '4 plex' with one bedroom & one bath in each unit. Each has own front entrance & rear. Category 2 vacant house, code compliance repairs required. Copper missing.

12. 2008-10-07
    listed $44,900 258-char remark

    Show marketing remark (258 chars)

    Corporate owned, Special Addendums Required, Sold in "As-is" Condition. 4 unit '4 plex' with one bedroom & one bath in each unit. Each has own front entrance & rear. Category 2 vacant house, code compliance repairs required. Copper missing.

13. 2008-08-30
    historical
14. 2008-03-08
    listed $239,900
15. 1999-03-01
    soldstatus $35,000

ⓘ 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: $8,120 · $677/mo
• Projected year-2 tax: $8,120 · $677/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: $81,120
• − Mortgage interest: −$25,201
• − Property taxes: −$8,120
• − Insurance: −$2,250
• − Repairs & maintenance: −$6,490
• − Management: −$6,490
• − Depreciation: −$13,088
• Taxable income: $19,482
• Est. tax owed @ 24.0%: −$4,676
• After-tax cash flow: $20,728/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): 56,708
• Household income: $70,187
• Rent vs Own: 38.9% rent · 61.1% own
• Severe rent burden: 2046.0

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 0.75)
• Race & ethnicity: Asian 34% White 32% Black 15% Hispanic / Latino 11% Two or more races 10%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Portuguese 4% Lithuanian 2% Romanian 2%
• Foreign-born: 25% · Canada, Philippines, Vietnam
• Languages at home: 59% English-only · Other Asian/Pacific 27% Spanish 9% 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: ▼ -239.48%
• Current HPI: 288.7205
• Rent YoY: ▲ 6.26%
• 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

+1185.4% since first listed

8 events — show timeline

• 2026-05-28 Listed $449,900 NORTHSTARMLS as Distributed by MLS Grid
• 2026-05-28 Coming Soon $449,900 NORTHSTARMLS as Distributed by MLS Grid
• 2008-12-11 Sold (MLS) $40,000 NORTHSTARMLS as Distributed by MLS Grid
• 2008-11-14 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2008-10-07 Listed $44,900 NORTHSTARMLS as Distributed by MLS Grid
• 2008-08-30 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2008-03-08 Listed $239,900 NORTHSTARMLS as Distributed by MLS Grid
• 1999-03-01 Sold (Public Records) $35,000 Public Records

Property tax history

+3.1%/yr

Latest (2025): $8,120 · -1.1% YoY. Source: county tax records.