181 Little Canada Rd E #334 · Little Canada, MN 55117

$139,900

2 bd · 1.0 ba · 943 sqft · Condo public records · 108 Days on market

Built 1971 $148/sqft · 21% below area Est $178k · 21% under $483/mo HOA · 32% of rent

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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).

• ARV discount +15.0/15.0
• Cash flow +7.2/30.0
• 1% rule +5.9/10.0
• Schools +3.9/10.0
• Livability +3.9/5.0
• Rent growth +3.4/5.0
• Condition / age +2.5/5.0
• DSCR +1.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This well-taken care of 2 bed 1.5 bath boasts a perfect location for any commute in the metro. Come home to a pool, hot tub, woodworking shop, billiard room, and updated space to call home. Heated parking stall included!

Key facts

• $483 HOA
• Garage
• Built 1971

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $140k.

Deal economics

• At list price, monthly cash flow is $-193 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $106k (24.4% below list).
• Meets the 1% rule at list price ($2k rent vs $140k).
• Recommended offer: $106k (24.4% below list) — sets the bar for cash-flow.
• Cap rate 4.6% vs local median 3.6% in Little Canada — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 78/100 on livability (#109 in MN, #2,510 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, housing A+, crime A-; Watch: amenities F.
• Roseville Public School District (suburban): math 37% / reading 53% proficiency, ranked #170 of 301 in MN (top 56%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Parkview Center School (math 52% / reading 69%, grade B-, #203 of 857 statewide, top 24%, 717 students, 33% FRL); Roseville Area Middle (math 24% / reading 48%, grade F, #170 of 258 statewide, top 66%, 828 students, 58% FRL); Roseville Area Senior High (math 42% / reading 69%, grade C, #80 of 471 statewide, top 17%, 2,327 students, 48% FRL).
• Market conditions: Rents rising (+3.6%/yr); 175 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals leasing fast (median 5d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $967 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

• It's been on market 108 days — a 9% lower offer ($127k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 19y ago; this cycle's ask has dropped $9k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 32% of rent.

Recommended offer $105,737 (24.4% 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. It's been on market 108 days. Have you received any prior offers? Is the seller open to a 24% concession, seller financing, or rate buy-down credit?
3. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. 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?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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.
10. 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.
11. 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: 1.09% ✓
• Cap rate: 4.63%
• Cash-on-cash: -5.92%
• DSCR: 0.74
• GRM: 7.7

CMA / ARV

• ARV (median comp): $178,188
• List price: $139,900
• Delta: -21.49%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -25.1%
• Equity multiple: 0.14×
• Total profit: $-33,778
• Equity at exit: $20,860

10-year hold

• IRR: -18.0%
• Equity multiple: -0.03×
• Total profit: $-40,278
• Equity at exit: $12,096

Cash invested: $39,172 (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: 7.7×

Monthly cashflow live

• Estimated rent: $1,520 high
• Mortgage (P&I): −$734
• Tax from tax record: −$120 /mo · $1,434/yr
• Insurance: −$58
• HOA: −$483
• Vacancy / Maint / Mgmt: −$319
• Net cashflow: $-193

Break-even live

Break-even rent $1,765

Max offer price $105,737

Occupancy floor —

Sensitivity live

Price	-10% $-114	-5% $-154	+0% $-193	+5% $-233	+10% $-273
Rent	-10% $-313	-5% $-253	+0% $-193	+5% $-133	+10% $-73
Rate	-1.0pp $-123	-0.5pp $-158	base $-193	+0.5pp $-230	+1.0pp $-267

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
179 Little Canada Rd E #336 Saint Paul, MN	1.0	1.0	815	$1,475	$1.81	45d	1	0.03mi
2965 Country Dr Saint Paul, MN	1.0	1.0	576	$1,005	$1.74	19d	1	0.39mi
33 County Road C E Saint Paul, MN	2.0	1.0	960	$1,350	$1.41	45d	1	0.43mi
396 Labore Rd Saint Paul, MN	3.0	1.0–1.5	775	$1,562	$2.02	14d	25	0.46mi
2800 Rustic Pl Saint Paul, MN	1.0–3.0	1.0–2.0	1088	$1,968	$1.81	0d	17	0.47mi
2835 Rice St Saint Paul, MN	2.0	1.0–1.5	725	$1,930	$2.66	5d	14	0.69mi
165 County Road B2 E Saint Paul, MN	2.0	1.0	723	$1,695	$2.34	1d	11	0.71mi
215 County Road B2 E Little Canada, MN	2.0	1.0	720	$1,652	$2.29	0d	31	0.76mi
2550 Rice St Saint Paul, MN	2.0	1.0	985	$1,707	$1.73	1d	72	0.76mi
210 County Road B2 E Saint Paul, MN	1.0	1.0	685	$1,338	$1.95	5d	2	0.81mi
2345 Woodbridge St Roseville, MN	1.0–3.0	1.0–2.0	1113	$1,875	$1.68	4d	12	1.19mi
2955 Arcade St Saint Paul, MN	2.0	1.5	1122	$2,000	$1.78	26d	1	1.34mi

HOA detail condo

• Monthly dues: $483 · $5,796/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 28 events

1. 2026-06-21
   days on market $139,900 Active 108 DOM
2. 2026-06-18
   days on market $139,900 Active 105 DOM
3. 2026-06-17
   days on market $139,900 Active 104 DOM
4. 2026-06-16
   days on market $139,900 Active 103 DOM
5. 2026-06-15
   days on market $139,900 Active 102 DOM
6. 2026-06-13
   days on market $139,900 Active 100 DOM
7. 2026-06-09
   days on market $139,900 Active 96 DOM
8. 2026-06-08
   days on market $139,900 Active 95 DOM
9. 2026-06-07
   days on market $139,900 Active 94 DOM
10. 2026-06-04
    days on market $139,900 Active 91 DOM
11. 2026-06-03
    days on market $139,900 Active 90 DOM
12. 2026-06-02
    days on market $139,900 Active 89 DOM
13. 2026-06-01
    days on market $139,900 Active 88 DOM
14. 2026-05-31
    days on market $139,900 Active 87 DOM
15. 2026-05-14
    price $139,900 220-char remark

    Show marketing remark (220 chars)

    This well-taken care of 2 bed 1.5 bath boasts a perfect location for any commute in the metro. Come home to a pool, hot tub, woodworking shop, billiard room, and updated space to call home. Heated parking stall included!

16. 2026-05-14
    price $139,900 220-char remark

    Show marketing remark (220 chars)

    This well-taken care of 2 bed 1.5 bath boasts a perfect location for any commute in the metro. Come home to a pool, hot tub, woodworking shop, billiard room, and updated space to call home. Heated parking stall included!

17. 2026-03-06
    listed $149,000 Active 220-char remark

    Show marketing remark (220 chars)

    This well-taken care of 2 bed 1.5 bath boasts a perfect location for any commute in the metro. Come home to a pool, hot tub, woodworking shop, billiard room, and updated space to call home. Heated parking stall included!

18. 2026-03-06
    listed $149,000 Active 220-char remark

    Show marketing remark (220 chars)

    This well-taken care of 2 bed 1.5 bath boasts a perfect location for any commute in the metro. Come home to a pool, hot tub, woodworking shop, billiard room, and updated space to call home. Heated parking stall included!

19. 2026-03-04
    historical $149,000 220-char remark

    Show marketing remark (220 chars)

    This well-taken care of 2 bed 1.5 bath boasts a perfect location for any commute in the metro. Come home to a pool, hot tub, woodworking shop, billiard room, and updated space to call home. Heated parking stall included!

20. 2026-03-04
    historical $149,000 220-char remark

    Show marketing remark (220 chars)

    This well-taken care of 2 bed 1.5 bath boasts a perfect location for any commute in the metro. Come home to a pool, hot tub, woodworking shop, billiard room, and updated space to call home. Heated parking stall included!

21. 2022-12-02
    soldstatus $135,000
22. 2022-11-22
    soldstatus $135,000 Sold 220-char remark

    Show marketing remark (220 chars)

    This well-taken care of 2 bed 1.5 bath boasts a perfect location for any commute in the metro. Come home to a pool, hot tub, woodworking shop, billiard room, and updated space to call home. Heated parking stall included!

23. 2022-09-16
    status Pending 220-char remark

    Show marketing remark (220 chars)

    This well-taken care of 2 bed 1.5 bath boasts a perfect location for any commute in the metro. Come home to a pool, hot tub, woodworking shop, billiard room, and updated space to call home. Heated parking stall included!

24. 2022-09-06
    listed $135,000 Active 220-char remark

    Show marketing remark (220 chars)

    This well-taken care of 2 bed 1.5 bath boasts a perfect location for any commute in the metro. Come home to a pool, hot tub, woodworking shop, billiard room, and updated space to call home. Heated parking stall included!

25. 2007-09-19
    soldstatus $102,900
26. 2007-09-14
    soldstatus $102,900
27. 2007-07-24
    historical
28. 2007-06-13
    listed $112,900

ⓘ 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: $1,434 · $120/mo
• Projected year-2 tax: $1,500 · $125/mo
• Expected delta: +$66/yr (+$6/mo · 4.6%)

ⓘ 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 ≥100°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: $18,244
• − Mortgage interest: −$7,837
• − Property taxes: −$1,434
• − Insurance: −$700
• − Repairs & maintenance: −$1,460
• − Management: −$1,460
• − HOA: −$5,796
• − Depreciation: −$4,070
• Taxable loss: −$4,511
• Est. tax savings @ 24.0%: +$1,083
• After-tax cash flow: $-1,238/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: Roseville Public School District
• NCES district ID: 2732430
• Math proficiency: 37% ▼ -12.00%
• Reading proficiency: 53% ▼ -3.00%
• Median HH income: $57,709
• Composite: 39.32/100
• National rank: #3988
• State rank: #170 of 301 in MN

Livability — Little Canada

• Score: 78/100
• State rank: #109
• US rank: #2510

Category grades

Amenities F Commute A+ Cost of living B- Crime A- Employment B Housing A+ Health & safety C User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Little Canada, 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

+23.9% since first listed

14 events — show timeline

• 2026-05-14 Price Changed $139,900 WWRA
• 2026-05-14 Price Changed $139,900 NORTHSTARMLS as Distributed by MLS Grid
• 2026-03-06 Listed $149,000 WWRA
• 2026-03-06 Listed $149,000 NORTHSTARMLS as Distributed by MLS Grid
• 2026-03-04 Coming Soon $149,000 WWRA
• 2026-03-04 Coming Soon $149,000 NORTHSTARMLS as Distributed by MLS Grid
• 2022-12-02 Sold (Public Records) $135,000 Public Records
• 2022-11-22 Sold (MLS) $135,000 NORTHSTARMLS as Distributed by MLS Grid
• 2022-09-16 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2022-09-06 Listed $135,000 NORTHSTARMLS as Distributed by MLS Grid
• 2007-09-19 Sold (Public Records) $102,900 Public Records
• 2007-09-14 Sold (MLS) $102,900 NORTHSTARMLS as Distributed by MLS Grid
• 2007-07-24 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2007-06-13 Listed $112,900 NORTHSTARMLS as Distributed by MLS Grid

Property tax history

-0.0%/yr

Latest (2025): $1,434 · +3.2% YoY. Source: county tax records.