394 Dewey St · St. Paul, MN 55104

$280,000

3 bd · 1.5 ba · 1,432 sqft · SingleFamily public records · 8 Days on market

Built 1890 3,484 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 +27.0/30.0
• DSCR +9.4/10.0
• ARV discount +7.5/15.0
• 1% rule +7.2/10.0
• 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

Move in ready! 2021 freshly painted throughout, newer windows, 2018 furnace. 2021 SS refrigerator, new lighting and new carpet. Home updated in 2005, has central A/C, white trim, large back deck, front deck, foyer and mudroom w/ slate flooring, great french doors from dining to deck. See supplement for full list of updates.

Key facts

• 3,484 sq ft lot
• Built 1890
• Listed 7 days

Property features AI

Exterior

• Parking: Driveway with other surface
• Utilities: City water connected; City sewer connected; Natural gas
• Home design: Residential property; Two levels; Block foundation
• Construction: Block foundation area: 575
• Exterior features: Vinyl exterior; Deck; Medium tree coverage

Interior

• Kitchen: Range; Microwave; Refrigerator
• Bedrooms: 3 bedrooms (upper level)
• Bathrooms: One full bathroom (upper level); Half bathroom on the main floor
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Finished basement with egress window; Separate/formal dining room; Fireplace in the living room
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $280k.

Deal economics

• At list price, monthly cash flow is $788 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $280k).

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; 4 comparable units currently listed for rent nearby; rentals leasing fast (median 10d 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).
• At $3,409/mo this rent would consume 54% 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 $8k 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 + 2.5% rent growth), your $78k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 sale attempts since 31y ago; this cycle's ask is 19% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: built in 1890 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $280,000

Questions for the listing agent

1. Built in 1890 — 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: 1.22% ✓
• Cap rate: 9.67%
• Cash-on-cash: 12.06%
• DSCR: 1.54
• GRM: 6.8

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: 1.1%
• Equity multiple: 1.04×
• Total profit: $3,153
• Equity at exit: $41,749

10-year hold

• IRR: 10.2%
• Equity multiple: 1.77×
• Total profit: $60,586
• Equity at exit: $24,209

Cash invested: $78,400 (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: 6.8×

Monthly cashflow live

• Estimated rent: $3,409 medium
• Mortgage (P&I): −$1,468
• Tax from tax record: −$320 /mo · $3,836/yr
• Insurance: −$117
• HOA: −$0
• Vacancy / Maint / Mgmt: −$716
• Net cashflow: $788

Break-even live

Break-even rent $2,411

Max offer price $280,000

Occupancy floor 72%

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: $70,000
• Closing costs: $8,400
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1555 Selby Ave Saint Paul, MN	3.0	1.0–2.0	1129	$4,398	$3.90	2d	7	0.73mi
150 Snelling Ave N St Paul, MN	2.0	1.0–2.0	741	$2,598	$3.51	1d	8	0.73mi
2410 University Ave W Saint Paul, MN	2.0	1.0–2.0	793	$6,008	$7.58	10d	13	1.25mi
2424 Territorial Rd Saint Paul, MN	3.0	1.0–2.0	955	$3,660	$3.83	12d	23	1.37mi

Listing history 7 events

1. 2026-06-18
   days on market $280,000 Active 8 DOM
2. 2026-06-17
   days on market $280,000 Active 7 DOM
3. 2026-06-16
   days on market $280,000 Active 6 DOM
4. 2026-06-15
   days on market $280,000 Active 5 DOM
5. 2026-06-13
   statusdays on market $280,000 Active 3 DOM
6. 2026-06-08
   remarks 630-char remark
7. 2026-06-08
   listed $280,000 Coming Soon 1 DOM

ⓘ 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: $3,836 · $320/mo
• Projected year-2 tax: $3,836 · $320/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: $40,904
• − Mortgage interest: −$15,684
• − Property taxes: −$3,836
• − Insurance: −$1,400
• − Repairs & maintenance: −$3,272
• − Management: −$3,272
• − Depreciation: −$8,145
• Taxable income: $5,294
• Est. tax owed @ 24.0%: −$1,270
• After-tax cash flow: $8,188/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

+523.6% since first listed

24 events — show timeline

• 2026-06-08 Coming Soon $280,000 NORTHSTARMLS as Distributed by MLS Grid
• 2021-07-08 Sold (Public Records) $250,000 Public Records
• 2021-05-27 Sold (MLS) $250,000 NORTHSTARMLS as Distributed by MLS Grid
• 2021-04-26 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2021-04-22 Listed $234,900 NORTHSTARMLS as Distributed by MLS Grid
• 2021-04-19 Coming Soon $234,900 NORTHSTARMLS as Distributed by MLS Grid
• 2005-07-08 Sold (Public Records) $205,000 Public Records
• 2005-07-08 Sold (MLS) $205,000 NORTHSTARMLS as Distributed by MLS Grid
• 2005-06-03 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2004-11-13 Listed $219,900 NORTHSTARMLS as Distributed by MLS Grid
• 2004-11-06 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2004-08-06 Listed $224,900 NORTHSTARMLS as Distributed by MLS Grid
• 2004-08-04 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2004-03-02 Listed $219,900 NORTHSTARMLS as Distributed by MLS Grid
• 2003-05-29 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2003-02-07 Listed $140,000 NORTHSTARMLS as Distributed by MLS Grid
• 1997-07-23 Sold (Public Records) $27,500 Public Records
• 1997-06-30 Sold (MLS) $27,500 NORTHSTARMLS as Distributed by MLS Grid
• 1997-06-12 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 1997-04-25 Listed $33,000 NORTHSTARMLS as Distributed by MLS Grid
• 1996-05-09 Sold (Public Records) $17,500 Public Records
• 1995-10-19 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 1995-04-19 Listed $45,000 NORTHSTARMLS as Distributed by MLS Grid
• 1990-07-31 Sold (Public Records) $44,900 Public Records

Property tax history

+4.2%/yr

Latest (2025): $3,836 · +2.3% YoY. Source: county tax records.