671 Edmund Ave · St. Paul, MN 55104

$289,000

3 bd · 2.0 ba · 1,708 sqft · SingleFamily public records · 6 Days on market

Built 1886 4,922 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 +24.1/30.0
• DSCR +7.8/10.0
• ARV discount +7.5/15.0
• 1% rule +6.2/10.0
• Rent growth +3.1/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This completely remodeled home offers 3 BR, 1 ¾ BA with beautiful renovations. Brand new kitchen, restored hrdwd flrs, large wrap around front porch, large back entryway/mudroom! The list goes on and on! A must see!!

Key facts

• 4,922 sq ft lot
• Garage
• Built 1886

Property features AI

Finance

• Financial info: Conventional mortgage type

Exterior

• Parking: Heated garage with garage door opener; Electric in garage; Multiple garages with storage; Garage dimensions include a 16x22 bay and a 9x14 bay; 1 garage space noted
• Utilities: City water; City sewer; Natural gas; Electric service with circuit breakers and 100 amp service
• Home design: Residential property; One and one-half levels; Other structures include garage(s)
• Construction: Stone foundation; Shingle roof (age 8 years or less)
• Exterior features: Stucco exterior; Porch (screened, wrap-around); Patio; Chain link, partial and wood fencing; Tree coverage - medium; Underground utilities; Public transit within 6 blocks; City street with curbs, paved streets, sidewalks and street lights

Interior

• Kitchen: Dishwasher; Range; Microwave; Refrigerator; Stainless steel appliances
• Bedrooms: 3 bedrooms (main and upper levels; three bedrooms noted); Primary bedroom with walk-in closet
• Flooring: Hardwood floors; Tile floors
• Bathrooms: Main floor full bath; Upper-level 3/4 bath
• Heating & cooling: Boiler heating; Ductless mini-split cooling; Window unit(s)
• Interior features: Ceiling fan(s); Natural woodwork; Walk-in closet(s); Primary bedroom walk-in closet; Washer/Dryer hookup; Kitchen window; Separate/formal dining room; Loft; Mud room; Office; Porch (screened, wrap-around)
• Laundry & utility: Main-level laundry room; Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $289k.

Deal economics

• At list price, monthly cash flow is $573 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $289k).

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 rising (+2.5%/yr); 191 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 1,202 units permitted in Ramsey County in 2024 (880 in 5+ unit buildings).
• At $3,236/mo this rent would consume 51% of the median local household income ($76k/yr) (locally 2116% 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 $2k of loan paydown is wiped out by about $9k 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 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 9 sale attempts since 28y ago; this cycle's ask is 75% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $165k; list at $289k implies a 75% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1886 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $289,000

Questions for the listing agent

1. Built in 1886 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.12% ✓
• Cap rate: 8.67%
• Cash-on-cash: 8.50%
• DSCR: 1.38
• GRM: 7.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.5% rent growth · sell at horizon

5-year hold

• IRR: -3.9%
• Equity multiple: 0.85×
• Total profit: $-11,892
• Equity at exit: $43,091

10-year hold

• IRR: 5.2%
• Equity multiple: 1.37×
• Total profit: $30,249
• Equity at exit: $24,987

Cash invested: $80,920 (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 55104

• Rents YoY: 2.5%
• Active inventory: 191
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $3,236 medium
• Mortgage (P&I): −$1,516
• Tax from tax record: −$347 /mo · $4,166/yr
• Insurance: −$120
• HOA: −$0
• Vacancy / Maint / Mgmt: −$680
• Net cashflow: $573

Break-even live

Break-even rent $2,510

Max offer price $289,000

Occupancy floor 77%

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: $72,250
• Closing costs: $8,670
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
255 Western Ave N Saint Paul, MN	3.0	1.0–2.0	1049	$3,700	$3.53	1d	23	0.88mi
695 Grand Ave Saint Paul, MN	1.0–2.0	1.0–2.0	1130	$5,795	$5.13	17d	10	1.30mi

Listing history 33 events

1. 2026-06-07
   status $289,000 Pending 6 DOM
2. 2026-06-04
   days on market $289,000 Active 6 DOM
3. 2026-06-03
   days on market $289,000 Active 5 DOM
4. 2026-06-02
   days on market $289,000 Active 4 DOM
5. 2026-06-01
   days on market $289,000 Active 3 DOM
6. 2026-05-31
   days on market $289,000 Active 2 DOM
7. 2026-05-28
   historical $289,000
8. 2015-08-18
   soldstatus $164,900
9. 2015-07-31
   soldstatus $164,900 Sold 230-char remark

   Show marketing remark (230 chars)

   This completely remodeled home offers 3 BR, 1 ¾ BA with beautiful renovations. Brand new kitchen, restored hrdwd flrs, large wrap around front porch, large back entryway/mudroom! The list goes on and on! A must see!!

10. 2015-07-09
    status Pending 230-char remark

    Show marketing remark (230 chars)

    This completely remodeled home offers 3 BR, 1 ¾ BA with beautiful renovations. Brand new kitchen, restored hrdwd flrs, large wrap around front porch, large back entryway/mudroom! The list goes on and on! A must see!!

11. 2015-05-18
    status Active 230-char remark

    Show marketing remark (230 chars)

    This completely remodeled home offers 3 BR, 1 ¾ BA with beautiful renovations. Brand new kitchen, restored hrdwd flrs, large wrap around front porch, large back entryway/mudroom! The list goes on and on! A must see!!

12. 2015-05-13
    status Pending 230-char remark

    Show marketing remark (230 chars)

    This completely remodeled home offers 3 BR, 1 ¾ BA with beautiful renovations. Brand new kitchen, restored hrdwd flrs, large wrap around front porch, large back entryway/mudroom! The list goes on and on! A must see!!

13. 2015-05-11
    status Active 230-char remark

    Show marketing remark (230 chars)

    This completely remodeled home offers 3 BR, 1 ¾ BA with beautiful renovations. Brand new kitchen, restored hrdwd flrs, large wrap around front porch, large back entryway/mudroom! The list goes on and on! A must see!!

14. 2015-05-05
    historical 230-char remark

    Show marketing remark (230 chars)

    This completely remodeled home offers 3 BR, 1 ¾ BA with beautiful renovations. Brand new kitchen, restored hrdwd flrs, large wrap around front porch, large back entryway/mudroom! The list goes on and on! A must see!!

15. 2015-05-05
    listed $164,900 230-char remark

    Show marketing remark (230 chars)

    This completely remodeled home offers 3 BR, 1 ¾ BA with beautiful renovations. Brand new kitchen, restored hrdwd flrs, large wrap around front porch, large back entryway/mudroom! The list goes on and on! A must see!!

16. 2014-08-15
    soldstatus $50,000 Sold 76-char remark

    Show marketing remark (76 chars)

    Spacious 4 bedroom, 2 bath home complete with three season porch and garage.

17. 2014-08-15
    soldstatus $50,000

    Show marketing remark (76 chars)

    Spacious 4 bedroom, 2 bath home complete with three season porch and garage.

18. 2014-08-15
    soldstatus $50,000

    Show marketing remark (76 chars)

    Spacious 4 bedroom, 2 bath home complete with three season porch and garage.

19. 2014-07-29
    status Pending 76-char remark

    Show marketing remark (76 chars)

    Spacious 4 bedroom, 2 bath home complete with three season porch and garage.

20. 2014-06-25
    price $64,900 76-char remark

    Show marketing remark (76 chars)

    Spacious 4 bedroom, 2 bath home complete with three season porch and garage.

21. 2014-06-10
    status Pending 76-char remark

    Show marketing remark (76 chars)

    Spacious 4 bedroom, 2 bath home complete with three season porch and garage.

22. 2014-06-10
    price $70,900 76-char remark

    Show marketing remark (76 chars)

    Spacious 4 bedroom, 2 bath home complete with three season porch and garage.

23. 2014-06-10
    status Active 76-char remark

    Show marketing remark (76 chars)

    Spacious 4 bedroom, 2 bath home complete with three season porch and garage.

24. 2014-05-01
    status Pending 76-char remark

    Show marketing remark (76 chars)

    Spacious 4 bedroom, 2 bath home complete with three season porch and garage.

25. 2014-05-01
    price $75,900 76-char remark

    Show marketing remark (76 chars)

    Spacious 4 bedroom, 2 bath home complete with three season porch and garage.

26. 2014-05-01
    status Active 76-char remark

    Show marketing remark (76 chars)

    Spacious 4 bedroom, 2 bath home complete with three season porch and garage.

27. 2014-03-17
    listed $79,900 Active 76-char remark

    Show marketing remark (76 chars)

    Spacious 4 bedroom, 2 bath home complete with three season porch and garage.

28. 2014-03-17
    listed $64,900

    Show marketing remark (76 chars)

    Spacious 4 bedroom, 2 bath home complete with three season porch and garage.

29. 2014-03-17
    listed $64,900

    Show marketing remark (76 chars)

    Spacious 4 bedroom, 2 bath home complete with three season porch and garage.

30. 1999-02-01
    soldstatus $75,000
31. 1998-10-30
    soldstatus $74,900
32. 1998-10-01
    historical
33. 1998-09-08
    listed $74,900

ⓘ 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: $4,166 · $347/mo
• Projected year-2 tax: $4,166 · $347/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: $38,833
• − Mortgage interest: −$16,188
• − Property taxes: −$4,166
• − Insurance: −$1,445
• − Repairs & maintenance: −$3,107
• − Management: −$3,107
• − Depreciation: −$8,407
• Taxable income: $2,413
• Est. tax owed @ 24.0%: −$579
• After-tax cash flow: $6,301/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): 45,762
• Household income: $75,712
• Rent vs Own: 46.9% rent · 53.1% own
• Severe rent burden: 2116.0

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 0.60)
• Race & ethnicity: White 60% Black 19% Two or more races 10% Asian 7% Hispanic / Latino 7%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Portuguese 8% Romanian 3% Lithuanian 3%
• Foreign-born: 12% · Canada, Vietnam, China
• Languages at home: 83% English-only · Spanish 4% Other Asian/Pacific 4% 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: ▼ -532.26%
• Current HPI: 245.6146
• Rent YoY: ▲ 2.50%
• 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

+285.8% since first listed

27 events — show timeline

• 2026-05-28 Coming Soon $289,000 NORTHSTARMLS as Distributed by MLS Grid
• 2015-08-18 Sold (Public Records) $164,900 Public Records
• 2015-07-31 Sold (MLS) $164,900 NORTHSTARMLS as Distributed by MLS Grid
• 2015-07-09 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2015-05-18 Relisted — NORTHSTARMLS as Distributed by MLS Grid
• 2015-05-13 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2015-05-11 Relisted — NORTHSTARMLS as Distributed by MLS Grid
• 2015-05-05 Listed $164,900 NORTHSTARMLS as Distributed by MLS Grid
• 2015-05-05 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2014-08-15 Sold (MLS) $50,000 RASM
• 2014-08-15 Sold (MLS) $50,000 LSAR
• 2014-08-15 Sold (MLS) $50,000 NORTHSTARMLS as Distributed by MLS Grid
• 2014-07-29 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2014-06-25 Price Changed $64,900 NORTHSTARMLS as Distributed by MLS Grid
• 2014-06-10 Relisted — NORTHSTARMLS as Distributed by MLS Grid
• 2014-06-10 Price Changed $70,900 NORTHSTARMLS as Distributed by MLS Grid
• 2014-06-10 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2014-05-01 Relisted — NORTHSTARMLS as Distributed by MLS Grid
• 2014-05-01 Price Changed $75,900 NORTHSTARMLS as Distributed by MLS Grid
• 2014-05-01 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2014-03-17 Listed $79,900 NORTHSTARMLS as Distributed by MLS Grid
• 2014-03-17 Listed $64,900 RASM
• 2014-03-17 Listed $64,900 LSAR
• 1999-02-01 Sold (Public Records) $75,000 Public Records
• 1998-10-30 Sold (MLS) $74,900 NORTHSTARMLS as Distributed by MLS Grid
• 1998-10-01 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 1998-09-08 Listed $74,900 NORTHSTARMLS as Distributed by MLS Grid

Property tax history

+7.3%/yr

Latest (2025): $4,166 · +11.9% YoY. Source: county tax records.