588 York Ave · St. Paul, MN 55130

$219,900

3 bd · 2.0 ba · 1,794 sqft · SingleFamily public records · 53 Days on market

Built 1884 6,229 sqft lot

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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 +25.0/30.0
• DSCR +8.2/10.0
• ARV discount +7.5/15.0
• 1% rule +6.7/10.0
• Rent growth +3.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks

Spacious 4-bedroom, 2 full-bath two-story home with touches of beautiful natural woodwork. This property offers flexible living space and plenty of room to customize to your needs. Recent updates include a new garage (2018) and a new roof with full vinyl siding (2023), giving peace of mind for years to come. A great opportunity to own an a home with character and tons of potential—make it your own!

Key facts

• 6,229 sq ft lot
• 2 garage spots
• Built 1884

Property features AI

Finance

• Other: Lot about 0.143 acres (approx. 50 x 125)

Exterior

• Parking: 2-car garage (approx. 20.4 x 24)
• Utilities: City water available on street; City sewer available on street; Natural gas
• Home design: Residential property; Two levels; Main entry on main level
• Construction: Stone foundation; Foundation dimensions approximately 23 x 37; Roof replaced within last 8 years; Built features total living area of 1,838 above grade
• Exterior features: Vinyl exterior; Porch (22 x 8)

Interior

• Kitchen: Kitchen on main level
• Bedrooms: 4 bedrooms (bedrooms located on main and upper levels)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Boiler heating; Window unit cooling
• Interior features: Unfinished basement; Den; Dining room; Living room; Porch
• Laundry & utility: Boiler heating; Window air conditioning units

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $220k.

Deal economics

• At list price, monthly cash flow is $481 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $220k).
• Recommended offer: $213k (3.0% 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.
• Zoned schools: Farnsworth Aerospace Lower (math 5% / reading 15%, grade F, #813 of 857 statewide, top 97%, 425 students, 83% FRL) — zoned schools average 83% FRL vs 64% district-wide (19 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 10% at this address vs 27% district-wide (-17 pts) — the specific schools serving this property underperform the St. Paul Public School District average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising (+3.9%/yr); 59 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 1d 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 $2k of loan paydown is wiped out by about $7k 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 + 3.9% rent growth), your $62k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 53 days — a 3% lower offer ($213k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 32y 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 $51k; list at $220k implies a 331% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1884 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $213,303 (3.0% below list)

Questions for the listing agent

1. It's been on market 53 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1884 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 1.17% ✓
• Cap rate: 8.92%
• Cash-on-cash: 9.38%
• DSCR: 1.42
• GRM: 7.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.94% rent growth · sell at horizon

5-year hold

• IRR: -1.0%
• Equity multiple: 0.96×
• Total profit: $-2,458
• Equity at exit: $32,788

10-year hold

• IRR: 9.6%
• Equity multiple: 1.78×
• Total profit: $47,891
• Equity at exit: $19,013

Cash invested: $61,572 (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 55130

• Home prices YoY: -17.6%
• Rents YoY: 3.9%
• Active inventory: 59
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $2,582 medium
• Mortgage (P&I): −$1,153
• Tax from tax record: −$314 /mo · $3,770/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$542
• Net cashflow: $481

Break-even live

Break-even rent $1,973

Max offer price $219,900

Occupancy floor 76%

Sensitivity live

Price	-10% $606	-5% $543	+0% $481	+5% $419	+10% $357
Rent	-10% $277	-5% $379	+0% $481	+5% $583	+10% $685
Rate	-1.0pp $592	-0.5pp $537	base $481	+0.5pp $424	+1.0pp $366

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: $54,975
• Closing costs: $6,597
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
250 6th St E St Paul, MN	2.0	1.0–2.0	980	$2,868	$2.93	1d	17	1.37mi
240 5th St E St Paul, MN	2.0	1.0–2.0	949	$2,775	$2.92	0d	9	1.43mi
333 Sibley St Saint Paul, MN	3.0	1.0–2.0	1358	$3,269	$2.41	11d	10	1.48mi

Listing history 23 events

1. 2026-06-21
   days on market $219,900 Active 53 DOM
2. 2026-06-18
   days on market $219,900 Active 50 DOM
3. 2026-06-17
   days on market $219,900 Active 49 DOM
4. 2026-06-16
   statusdays on market $219,900 Active 48 DOM
5. 2026-06-15
   days on market $219,900 Contingent - Subject to Financing 47 DOM
6. 2026-06-13
   days on market $219,900 Contingent - Subject to Financing 45 DOM
7. 2026-06-09
   days on market $219,900 Contingent - Subject to Financing 41 DOM
8. 2026-06-08
   days on market $219,900 Contingent - Subject to Financing 40 DOM
9. 2026-06-07
   days on market $219,900 Contingent - Subject to Financing 39 DOM
10. 2026-06-04
    days on market $219,900 Contingent - Subject to Financing 36 DOM
11. 2026-06-03
    days on market $219,900 Contingent - Subject to Financing 35 DOM
12. 2026-06-02
    days on market $219,900 Contingent - Subject to Financing 34 DOM
13. 2026-06-01
    days on market $219,900 Contingent - Subject to Financing 33 DOM
14. 2026-05-31
    days on market $219,900 Contingent - Subject to Financing 32 DOM
15. 2026-05-15
    historical Contingent - Inspection 407-char remark
16. 2026-04-30
    listed $219,900 Active 407-char remark
17. 1995-06-21
    soldstatus $51,000
18. 1995-03-31
    soldstatus $51,000
19. 1994-12-16
    soldstatus $51,000
20. 1994-11-07
    historical
21. 1994-07-06
    listed $51,500
22. 1994-06-01
    historical
23. 1994-02-21
    listed $52,900

ⓘ 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: $3,770 · $314/mo
• Projected year-2 tax: $3,770 · $314/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 5/10 Major 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: $30,990
• − Mortgage interest: −$12,318
• − Property taxes: −$3,770
• − Insurance: −$1,100
• − Repairs & maintenance: −$2,479
• − Management: −$2,479
• − Depreciation: −$6,397
• Taxable income: $2,447
• Est. tax owed @ 24.0%: −$587
• After-tax cash flow: $5,187/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): 17,775
• Household income: $54,130
• Rent vs Own: 54.0% rent · 46.0% own
• Severe rent burden: 818.0

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 0.69)
• Race & ethnicity: Asian 47% Black 22% White 19% Hispanic / Latino 9% Two or more races 4%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Portuguese 3% Swedish 2% Romanian 1%
• Foreign-born: 33% · Philippines, Canada, Vietnam
• Languages at home: 44% English-only · Other Asian/Pacific 37% Spanish 7% Other Indo-European 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: ▼ -60.12%
• Current HPI: 281.2507
• Rent YoY: ▲ 3.94%
• 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

+315.7% since first listed

10 events — show timeline

• 2026-06-16 Relisted — NORTHSTARMLS as Distributed by MLS Grid
• 2026-05-15 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2026-04-30 Listed $219,900 NORTHSTARMLS as Distributed by MLS Grid
• 1995-06-21 Sold (Public Records) $51,000 Public Records
• 1995-03-31 Sold (Public Records) $51,000 Public Records
• 1994-12-16 Sold (MLS) $51,000 NORTHSTARMLS as Distributed by MLS Grid
• 1994-11-07 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 1994-07-06 Listed $51,500 NORTHSTARMLS as Distributed by MLS Grid
• 1994-06-01 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 1994-02-21 Listed $52,900 NORTHSTARMLS as Distributed by MLS Grid

Property tax history

+9.5%/yr

Latest (2025): $3,770 · +23.9% YoY. Source: county tax records.