398 Banfil St · St. Paul, MN 55102

$244,900

3 bd · 1.0 ba · 837 sqft · SingleFamily public records · 14 Days on market

Built 1875 4,791 sqft lot $293/sqft · at area comps Est $340k · 28% under

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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 +25.1/30.0
• ARV discount +15.0/15.0
• DSCR +8.2/10.0
• 1% rule +6.4/10.0
• Rent growth +2.9/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks

Updates: new flooring, new paint, new backsplash, whole house been touched up and is ready for immediate move in! This is the first time the seller has put this home up for sale. Updates have been done since the home was last on the market. This 3-bed, 1-bath home is ready for you in the West Seventh neighborhood. Main-floor bedroom, bathroom, and laundry for the buyer looking for easy living on one level. Two more bedrooms upstairs with ample closet space. Oversized back deck and nice yard to enjoy the outdoors with the backyard facing south for warm summer nights. Storage shed included for the lawn toys! Walk to your favorite coffee shop or meet a friend at the park. Location and price ar

Key facts

• 4,791 sq ft lot
• Built 1875
• Listed 14 days

Property features AI

Exterior

• Parking: No designated parking
• Utilities: City water (connected); City sewer (connected); Natural gas
• Home design: Residential property; One and one-half story home; Entry faces (not specified)
• Construction: Asphalt pitched roof; Foundation: Other; Above-grade finished area approximately 1,176; Main level finished area approximately 728; Building total area approximately 1,176
• Exterior features: Vinyl exterior; Deck / patio; Paved streets with sidewalks

Interior

• Kitchen: Range; Microwave; Dishwasher; Refrigerator
• Bedrooms: Three bedrooms total; Upper-level bedroom approximately 13 x 13; Main-level bedroom approximately 12 x 12; Upper-level bedroom approximately 12 x 10
• Bathrooms: One full bathroom (main floor)
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Eat-in kitchen / informal dining area; Kitchen window; Main floor bedroom; Main floor laundry; Crawl space basement
• Laundry & utility: Washer; Dryer; Laundry closet on main level

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $245k.

Deal economics

• At list price, monthly cash flow is $541 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $245k).

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 (+1.6%/yr); 147 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals leasing fast (median 3d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 1,202 units permitted in Ramsey County in 2024 (880 in 5+ unit buildings).
• This rent runs 44% of the median local income ($76k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 18 sale attempts since 28y 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 $210k; 17% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1875 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $244,900

Questions for the listing agent

1. Built in 1875 — 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: 1.14% ✓
• Cap rate: 8.94%
• Cash-on-cash: 9.47%
• DSCR: 1.42
• GRM: 7.3

CMA / ARV

• ARV (median comp): $339,786
• List price: $244,900
• Delta: -27.93%
• Verdict: UNDERPRICED
• Comps: 2 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 1.6% rent growth · sell at horizon

5-year hold

• IRR: -3.6%
• Equity multiple: 0.87×
• Total profit: $-9,065
• Equity at exit: $36,515

10-year hold

• IRR: 4.5%
• Equity multiple: 1.31×
• Total profit: $21,138
• Equity at exit: $21,174

Cash invested: $68,572 (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 55102

• Rents YoY: 1.6%
• Active inventory: 147
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $2,785 high
• Mortgage (P&I): −$1,284
• Tax from tax record: −$273 /mo · $3,272/yr
• Insurance: −$102
• HOA: −$0
• Vacancy / Maint / Mgmt: −$585
• Net cashflow: $541

Break-even live

Break-even rent $2,100

Max offer price $244,900

Occupancy floor 76%

Sensitivity live

Price	-10% $680	-5% $610	+0% $541	+5% $472	+10% $403
Rent	-10% $321	-5% $431	+0% $541	+5% $651	+10% $761
Rate	-1.0pp $664	-0.5pp $603	base $541	+0.5pp $478	+1.0pp $413

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: $61,225
• Closing costs: $7,347
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
400 Spring St Saint Paul, MN	1.0–2.0	1.0–2.0	1205	$3,275	$2.72	0d	32	0.60mi
380 Randolph Ave Saint Paul, MN	2.0	1.0–2.0	753	$2,946	$3.91	0d	18	0.69mi
255 Western Ave N Saint Paul, MN	3.0	1.0–2.0	1049	$3,700	$3.53	3d	23	0.83mi
253 Kellogg Blvd W Saint Paul, MN	2.0	1.0–2.0	1208	$3,198	$2.65	4d	12	0.92mi
101 10th St E Saint Paul, MN	2.0	1.0–2.0	853	$2,490	$2.92	0d	20	1.45mi
111 Kellogg Blvd E Saint Paul, MN	3.0	1.0–2.0	1000	$2,783	$2.78	3d	20	1.46mi

Listing history 50 events

1. 2026-06-07
   status $244,900 Pending 14 DOM
2. 2026-06-04
   days on market $244,900 Contingent - Inspection 14 DOM
3. 2026-06-03
   days on market $244,900 Contingent - Inspection 13 DOM
4. 2026-06-02
   statusdays on market $244,900 Contingent - Inspection 12 DOM
5. 2026-06-01
   days on market $244,900 Active 11 DOM
6. 2026-05-31
   days on market $244,900 Active 10 DOM
7. 2026-05-16
   historical $244,900 485-char remark
8. 2026-01-20
   historical
9. 2025-11-14
   listed $219,900 Active
10. 2025-11-12
    historical
11. 2025-11-03
    historical
12. 2025-10-01
    price $239,900
13. 2025-08-13
    price $249,900
14. 2025-07-25
    listed $265,000 Active
15. 2025-07-23
    historical
16. 2020-10-26
    soldstatus $210,000
17. 2020-09-04
    soldstatus $210,000 Sold
18. 2020-08-08
    status Pending
19. 2020-08-04
    historical Contingent - Inspection
20. 2020-08-02
    price $220,000
21. 2020-07-27
    listed $233,000 Active
22. 2020-07-09
    historical $233,000
23. 2018-01-25
    soldstatus $150,000
24. 2018-01-18
    soldstatus $150,000 Sold
25. 2017-11-17
    status Pending
26. 2017-11-02
    historical Contingent - Inspection
27. 2017-10-27
    price $150,000
28. 2017-10-05
    status Active
29. 2017-10-05
    listed $155,000 Active
30. 2017-10-04
    historical
31. 2017-10-04
    historical
32. 2017-09-17
    historical Contingent - Inspection
33. 2017-09-14
    status Active
34. 2017-09-14
    listed $150,000 Active
35. 2017-09-14
    historical
36. 2009-09-30
    soldstatus $115,900
37. 2009-08-28
    historical
38. 2009-06-05
    listed $119,900
39. 2008-06-30
    soldstatus $27,000
40. 2007-10-23
    listed $34,900
41. 2007-10-23
    historical
42. 2007-05-07
    listed $64,900
43. 2007-04-30
    historical
44. 2007-02-20
    listed $74,900
45. 2007-02-13
    historical
46. 2006-10-26
    listed $89,999
47. 2006-10-25
    historical
48. 2006-06-26
    listed $132,900
49. 2006-02-28
    historical
50. 2005-10-13
    listed $177,000

ⓘ 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: $3,272 · $273/mo
• Projected year-2 tax: $3,272 · $273/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 ≥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: $33,420
• − Mortgage interest: −$13,718
• − Property taxes: −$3,272
• − Insurance: −$1,224
• − Repairs & maintenance: −$2,674
• − Management: −$2,674
• − Depreciation: −$7,124
• Taxable income: $2,734
• Est. tax owed @ 24.0%: −$656
• After-tax cash flow: $5,838/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): 19,630
• Household income: $76,406
• Rent vs Own: 55.1% rent · 44.9% own
• Severe rent burden: 1116.0

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: Predominantly White (77%)
• Race & ethnicity: White 77% Black 10% Two or more races 6% Hispanic / Latino 5% Asian 3%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Portuguese 10% Lithuanian 5% Romanian 3%
• Foreign-born: 9% · Canada, South Korea
• Languages at home: 87% English-only · Spanish 4% Other Indo-European 1% German/W. Germanic 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: ▼ -217.83%
• Current HPI: 241.7112
• Rent YoY: ▲ 1.60%
• 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

+599.7% since first listed

56 events — show timeline

• 2026-06-05 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2026-06-02 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2026-05-22 Listed $244,900 NORTHSTARMLS as Distributed by MLS Grid
• 2026-05-16 Coming Soon $244,900 NORTHSTARMLS as Distributed by MLS Grid
• 2026-01-20 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2025-11-14 Listed $219,900 NORTHSTARMLS as Distributed by MLS Grid
• 2025-11-12 Coming Soon — NORTHSTARMLS as Distributed by MLS Grid
• 2025-11-03 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2025-10-01 Price Changed $239,900 NORTHSTARMLS as Distributed by MLS Grid
• 2025-08-13 Price Changed $249,900 NORTHSTARMLS as Distributed by MLS Grid
• 2025-07-25 Listed $265,000 NORTHSTARMLS as Distributed by MLS Grid
• 2025-07-23 Coming Soon — NORTHSTARMLS as Distributed by MLS Grid
• 2020-10-26 Sold (Public Records) $210,000 Public Records
• 2020-09-04 Sold (MLS) $210,000 NORTHSTARMLS as Distributed by MLS Grid
• 2020-08-08 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2020-08-04 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2020-08-02 Price Changed $220,000 NORTHSTARMLS as Distributed by MLS Grid
• 2020-07-27 Listed $233,000 NORTHSTARMLS as Distributed by MLS Grid
• 2020-07-09 Coming Soon $233,000 NORTHSTARMLS as Distributed by MLS Grid
• 2018-01-25 Sold (Public Records) $150,000 Public Records
• 2018-01-18 Sold (MLS) $150,000 NORTHSTARMLS as Distributed by MLS Grid
• 2017-11-17 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2017-11-02 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2017-10-27 Price Changed $150,000 NORTHSTARMLS as Distributed by MLS Grid
• 2017-10-05 Relisted — NORTHSTARMLS as Distributed by MLS Grid
• 2017-10-05 Listed $155,000 NORTHSTARMLS as Distributed by MLS Grid
• 2017-10-04 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2017-10-04 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2017-09-17 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2017-09-14 Relisted — NORTHSTARMLS as Distributed by MLS Grid
• 2017-09-14 Listed $150,000 NORTHSTARMLS as Distributed by MLS Grid
• 2017-09-14 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2009-09-30 Sold (MLS) $115,900 NORTHSTARMLS as Distributed by MLS Grid
• 2009-08-28 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2009-06-05 Listed $119,900 NORTHSTARMLS as Distributed by MLS Grid
• 2008-06-30 Sold (MLS) $27,000 NORTHSTARMLS as Distributed by MLS Grid
• 2007-10-23 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2007-10-23 Listed $34,900 NORTHSTARMLS as Distributed by MLS Grid
• 2007-05-07 Listed $64,900 NORTHSTARMLS as Distributed by MLS Grid
• 2007-04-30 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2007-02-20 Listed $74,900 NORTHSTARMLS as Distributed by MLS Grid
• 2007-02-13 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2006-10-26 Listed $89,999 NORTHSTARMLS as Distributed by MLS Grid
• 2006-10-25 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2006-06-26 Listed $132,900 NORTHSTARMLS as Distributed by MLS Grid
• 2006-02-28 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2005-10-13 Listed $177,000 NORTHSTARMLS as Distributed by MLS Grid
• 2002-04-17 Sold (Public Records) $74,000 Public Records
• 2002-03-08 Sold (MLS) $74,000 NORTHSTARMLS as Distributed by MLS Grid
• 2002-02-22 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2002-02-04 Listed $79,900 NORTHSTARMLS as Distributed by MLS Grid
• 2001-07-31 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2001-03-08 Listed $59,900 NORTHSTARMLS as Distributed by MLS Grid
• 1999-04-22 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 1998-11-03 Listed $49,900 NORTHSTARMLS as Distributed by MLS Grid
• 1992-05-18 Sold (Public Records) $35,000 Public Records

Property tax history

+6.6%/yr

Latest (2025): $3,272 · +2.6% YoY. Source: county tax records.