715 Hope St · St. Paul, MN 55106

$59,900

2 bd · 1.5 ba · 1,224 sqft · SingleFamily public records · 59 Days on market

Built 1900 3,441 sqft lot ↓ 14% since listing

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Why this score? — see what drove the B- 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Rent growth +4.1/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Opportunity awaits at 715 Hope Street in St. Paul. This 2-bedroom, 1-bath home is ready for a complete renovation and offers strong potential for investors, contractors, or buyers looking to build sweat equity. The home requires significant repairs and updates throughout. The heat is currently not functioning, and the seller has no knowledge of the condition of the plumbing or heating systems. Situated on a quiet dead-end street, the property offers a private setting with great potential for the right buyer willing to bring it back to life. This home is being sold strictly "AS IS", and buyers should plan for extensive repairs.

Key facts

• Complete renovation
• Private setting
• 3,441 sq ft lot

Tags

• COMPLETE RENOVATION
• PRIVATE SETTING
• QUIET DEAD-END STREET

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $60k).
• Recommended offer: $58k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — 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 fast (+6.3%/yr); 255 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); 1,202 units permitted in Ramsey County in 2024 (880 in 5+ unit buildings).
• This rent runs 40% of the median local income ($70k/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 $414 of loan paydown is wiped out by about $2k 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 + 6.3% rent growth), your $17k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 59 days — a 3% lower offer ($58k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 13y ago; this cycle's ask has dropped $35k (37%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 4.9% of price; built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $58,103 (3.0% below list)

Questions for the listing agent

1. It's been on market 59 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 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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.
6. 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.
7. 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: 3.90% ✓
• Cap rate: 31.54%
• Cash-on-cash: 90.15%
• DSCR: 5.01
• GRM: 2.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 6.26% rent growth · sell at horizon

5-year hold

• IRR: 94.9%
• Equity multiple: 5.69×
• Total profit: $78,599
• Equity at exit: $8,931

10-year hold

• IRR: 98.4%
• Equity multiple: 13.35×
• Total profit: $207,070
• Equity at exit: $5,179

Cash invested: $16,772 (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 55106

• Rents YoY: 6.3%
• Active inventory: 255
• Price-to-rent: 2.1×

Monthly cashflow live

• Estimated rent: $2,336 high
• Mortgage (P&I): −$314
• Tax from tax record: −$246 /mo · $2,954/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$491
• Net cashflow: $1,260

Break-even live

Break-even rent $741

Max offer price $59,900

Occupancy floor 41%

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: $14,975
• Closing costs: $1,797
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
330 9th St E St Paul, MN	1.0–2.0	1.0	978	$2,495	$2.55	3d	3	1.12mi
250 6th St E St Paul, MN	2.0	1.0–2.0	980	$2,868	$2.93	2d	16	1.28mi
240 5th St E St Paul, MN	2.0	1.0–2.0	949	$2,770	$2.92	2d	10	1.32mi
333 Sibley St Saint Paul, MN	3.0	1.0–2.0	1358	$2,577	$1.90	10d	10	1.38mi
180 E Kellogg Blvd St Paul, MN	3.0	1.0–2.5	1436	$3,467	$2.41	1d	22	1.44mi
141 4th St E Saint Paul, MN	2.0	1.0–2.0	811	$2,420	$2.98	20d	20	1.48mi

Listing history 16 events

1. 2026-06-01
   status $59,900 Pending 59 DOM
2. 2026-05-31
   days on market $59,900 Contingent - Inspection 59 DOM
3. 2026-05-14
   price $59,900 644-char remark

   Show marketing remark (644 chars)

   Opportunity awaits at 715 Hope Street in St. Paul. This 2-bedroom, 1-bath home is ready for a complete renovation and offers strong potential for investors, contractors, or buyers looking to build sweat equity. The home requires significant repairs and updates throughout. The heat is currently not functioning, and the seller has no knowledge of the condition of the plumbing or heating systems. Situated on a quiet dead-end street, the property offers a private setting with great potential for the right buyer willing to bring it back to life. This home is being sold strictly "AS IS", and buyers should plan for extensive repairs.

4. 2026-04-17
   price $85,000 644-char remark

   Show marketing remark (644 chars)

   Opportunity awaits at 715 Hope Street in St. Paul. This 2-bedroom, 1-bath home is ready for a complete renovation and offers strong potential for investors, contractors, or buyers looking to build sweat equity. The home requires significant repairs and updates throughout. The heat is currently not functioning, and the seller has no knowledge of the condition of the plumbing or heating systems. Situated on a quiet dead-end street, the property offers a private setting with great potential for the right buyer willing to bring it back to life. This home is being sold strictly "AS IS", and buyers should plan for extensive repairs.

5. 2026-04-02
   listed $95,000 Active 644-char remark

   Show marketing remark (644 chars)

   Opportunity awaits at 715 Hope Street in St. Paul. This 2-bedroom, 1-bath home is ready for a complete renovation and offers strong potential for investors, contractors, or buyers looking to build sweat equity. The home requires significant repairs and updates throughout. The heat is currently not functioning, and the seller has no knowledge of the condition of the plumbing or heating systems. Situated on a quiet dead-end street, the property offers a private setting with great potential for the right buyer willing to bring it back to life. This home is being sold strictly "AS IS", and buyers should plan for extensive repairs.

6. 2015-09-15
   historical
7. 2015-07-16
   status Active
8. 2015-06-24
   historical
9. 2015-06-01
   price $54,900
10. 2014-10-08
    status Active
11. 2014-09-09
    status Pending
12. 2014-08-14
    status Active
13. 2014-08-04
    status Pending
14. 2014-07-15
    listed $59,900 Active
15. 2014-05-01
    historical
16. 2013-11-07
    listed $69,900 Active

ⓘ 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: $2,954 · $246/mo
• Projected year-2 tax: $2,954 · $246/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: $28,030
• − Mortgage interest: −$3,355
• − Property taxes: −$2,954
• − Insurance: −$300
• − Repairs & maintenance: −$2,242
• − Management: −$2,242
• − Depreciation: −$1,743
• Taxable income: $15,194
• Est. tax owed @ 24.0%: −$3,646
• After-tax cash flow: $11,474/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): 56,708
• Household income: $70,187
• Rent vs Own: 38.9% rent · 61.1% own
• Severe rent burden: 2046.0

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 0.75)
• Race & ethnicity: Asian 34% White 32% Black 15% Hispanic / Latino 11% Two or more races 10%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Portuguese 4% Lithuanian 2% Romanian 2%
• Foreign-born: 25% · Canada, Philippines, Vietnam
• Languages at home: 59% English-only · Other Asian/Pacific 27% Spanish 9% 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: ▼ -239.48%
• Current HPI: 288.7205
• Rent YoY: ▲ 6.26%
• 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

-14.3% since first listed

14 events — show timeline

• 2026-05-14 Price Changed $59,900 NORTHSTARMLS as Distributed by MLS Grid
• 2026-04-17 Price Changed $85,000 NORTHSTARMLS as Distributed by MLS Grid
• 2026-04-02 Listed $95,000 NORTHSTARMLS as Distributed by MLS Grid
• 2015-09-15 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2015-07-16 Relisted — NORTHSTARMLS as Distributed by MLS Grid
• 2015-06-24 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2015-06-01 Price Changed $54,900 NORTHSTARMLS as Distributed by MLS Grid
• 2014-10-08 Relisted — NORTHSTARMLS as Distributed by MLS Grid
• 2014-09-09 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2014-08-14 Relisted — NORTHSTARMLS as Distributed by MLS Grid
• 2014-08-04 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2014-07-15 Listed $59,900 NORTHSTARMLS as Distributed by MLS Grid
• 2014-05-01 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2013-11-07 Listed $69,900 NORTHSTARMLS as Distributed by MLS Grid

Property tax history

+11.6%/yr

Latest (2025): $2,954 · +34.5% YoY. Source: county tax records.