4025 Clover Ave · Vadnais Heights, MN 55127

$199,000

5 bd · 1.0 ba · 1,603 sqft · SingleFamily public records · 2 Days on market

Built 1947 3.61 ac lot

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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 +27.5/30.0
• DSCR +9.6/10.0
• 1% rule +8.3/10.0
• ARV discount +7.5/15.0
• Schools +4.6/10.0
• Livability +3.6/5.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 4025 Clover Ave! This virtually untouched bungalow is a goldmine for fixer-uppers & vintage junkies alike. What really stands out here though is the land! Situated on a double lot, it boasts 3.6 acres of both great yard space & wooded privacy. Inside, on the main floor you'll find a formal living room with wood-burning fireplace, formal dining room, sun room with french doors, kitchen, & den/flex space with built-in cabinet storage, plus a toilet "room" off the kitchen (added due to owner's mobility). Upstairs offers 4 bedrooms & a full bath, with original hardwood flooring in 3 of the bedrooms. The oversized 2-car detached garage features an unfi

Key facts

• 3.61 acre lot
• 2 garage spots
• Built 1947

Property features AI

Exterior

• Parking: Detached or attached garage with concrete apron and garage door opener; 2-car garage (22x35, 16' door width)
• Utilities: City water connected and well; City sewer connected; Natural gas; Connexus Energy power
• Home design: Residential property; Two levels; Sun room
• Construction: Block foundation; Asphalt roof (age over 8 years); Block foundation area noted
• Exterior features: Stucco and vinyl exterior; Medium tree coverage; Irregular lot; Publicly maintained city street frontage; No pool; No fencing

Interior

• Kitchen: Dishwasher; Range; Refrigerator; Kitchen with window
• Bedrooms: 4 bedrooms total; Main level den; Upper level bedrooms (three on upper level)
• Flooring: Hardwood floors; Tile floors
• Bathrooms: One full bathroom (upper level)
• Heating & cooling: Baseboard heating with boiler; No central air
• Interior features: Ceiling fans; French doors; Natural woodwork; Sun room; Kitchen window
• Laundry & utility: Washer and dryer included; Laundry located in basement; Washer/dryer hookup

What this means for you Summary

Snapshot

• This is a 5-bed/1.0-bath single-family listed at $199k.

Deal economics

• At list price, monthly cash flow is $588 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $199k).
• Cap rate 9.8% vs local median 4.0% in Vadnais Heights — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 72/100 on livability (#280 in MN) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, crime A-; Watch: amenities F, commute F.
• White Bear Lake School District (suburban): math 45% / reading 57% proficiency, ranked #83 of 301 in MN (top 28%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents flat; 135 active listings in the ZIP; 1 comparable units currently listed for rent nearby; high-income renter base; 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 $1k of loan paydown is wiped out by about $6k 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 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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.

Risks & watch-outs

• Watch-outs: built in 1947 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $199,000

Questions for the listing agent

1. Built in 1947 — 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: 1.33% ✓
• Cap rate: 9.84%
• Cash-on-cash: 12.66%
• DSCR: 1.56
• GRM: 6.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.54% rent growth · sell at horizon

5-year hold

• IRR: -0.5%
• Equity multiple: 0.98×
• Total profit: $-1,101
• Equity at exit: $29,672

10-year hold

• IRR: 6.2%
• Equity multiple: 1.41×
• Total profit: $22,713
• Equity at exit: $17,206

Cash invested: $55,720 (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 55127

• Rents YoY: 0.5%
• Active inventory: 135
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $2,651 medium
• Mortgage (P&I): −$1,044
• Tax from tax record: −$380 /mo · $4,560/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$557
• Net cashflow: $588

Break-even live

Break-even rent $1,907

Max offer price $199,000

Occupancy floor 73%

Sensitivity live

Price	-10% $700	-5% $644	+0% $588	+5% $531	+10% $475
Rent	-10% $378	-5% $483	+0% $588	+5% $692	+10% $797
Rate	-1.0pp $688	-0.5pp $638	base $588	+0.5pp $536	+1.0pp $484

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: $49,750
• Closing costs: $5,970
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
750 W Berwood Ave Vadnais Heights, MN	4.0	2.0	1460	$2,700	$1.85	0d	1	1.41mi

Listing history 3 events

1. 2026-05-26
   status Active
2. 2026-05-26
   historical
3. 2026-05-26
   listed $199,000

ⓘ 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: $4,560 · $380/mo
• Projected year-2 tax: $4,560 · $380/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: $31,810
• − Mortgage interest: −$11,147
• − Property taxes: −$4,560
• − Insurance: −$995
• − Repairs & maintenance: −$2,545
• − Management: −$2,545
• − Depreciation: −$5,789
• Taxable income: $4,229
• Est. tax owed @ 24.0%: −$1,015
• After-tax cash flow: $6,037/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: White Bear Lake School District
• NCES district ID: 2742360
• Math proficiency: 45% ▼ -18.00%
• Reading proficiency: 57% ▼ -8.00%
• Median HH income: $73,051
• Composite: 45.78/100
• National rank: #2564
• State rank: #83 of 301 in MN

Livability — Vadnais Heights

• Score: 72/100
• State rank: #280
• US rank: #6090

Category grades

Amenities F Commute F Cost of living B- Crime A- Employment A+ Housing A+ Health & safety C User ratings B

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Vadnais Heights, MN
• County: Ramsey County · 542,837 people
• City population: 18,090
• Metro: Minneapolis-St. Paul-Bloomington, MN-WI
• Population (ZIP): 18,090
• Household income: $117,917
• Rent vs Own: 17.7% rent · 82.3% own
• Severe rent burden: 280.0

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 (78%)
• Race & ethnicity: White 78% Asian 8% Two or more races 7% Hispanic / Latino 7% Black 2%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Portuguese 8% Romanian 5% Scottish 4%
• Foreign-born: 9% · Canada, China, Guatemala
• Languages at home: 89% English-only · Other Asian/Pacific 4% Spanish 4% 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: ▼ -267.17%
• Current HPI: 215.5757
• Rent YoY: ▲ 0.54%
• 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

3 events — show timeline

• 2026-05-26 Relisted — NORTHSTARMLS as Distributed by MLS Grid
• 2026-05-26 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2026-05-26 Listed $199,000 NORTHSTARMLS as Distributed by MLS Grid

Property tax history

+6.3%/yr

Latest (2025): $4,560 · +6.3% YoY. Source: county tax records.