934 Juno Ave · St. Paul, MN 55102

$325,000

4 bd · 2.0 ba · 1,452 sqft · MultiFamily public records · 36 Days on market

Built 1886 4,791 sqft 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

Great duplex located in prime and convenient location. Cash-flowing investment property with both units currently rented. Easy access to shopping, parks, and transportation. Nice units with great layout. Units are front/back (side by side) and each unit has living space on the first and second floor. Charming features including hardwood floors. Updated vinyl windows. Off-street parking with concrete pad in back. Front unit is 2 bedrooms + den/1 bath. Rear unit is 2 bedrooms/1 bath. A must see!

Key facts

• New appliances
• Off-street parking
• New roof

Tags

• NEW ROOF
• FURNACE AND WATER HEATER
• NEW APPLIANCES
• BASEMENT WATERPROOFING
• OFF-STREET PARKING
• EXCELLENT WALKABILITY

Property features AI

Finance

• Other: Duplex contains 2 total units; Shared rooms: other; Main level finished area and basement storage/unfinished space
• Financial info: Standard rental license; Owner pays insurance, taxes and trash collection; Tenant pays cable TV, electricity, fuel and other utilities; Gross income reported and net operating income reported for multi-family operations
• HOA & community: Association amenities: other

Exterior

• Parking: Concrete parking; Shared driveway; Open parking
• Utilities: City water connected; City sewer connected; Natural gas; Electric service with circuit breakers
• Home design: Residential income property (side-by-side duplex); Two levels; Not owner-occupied
• Construction: Frame construction; Asphalt roof (age 8 years or less); Concrete perimeter foundation; Built with finished above-grade living area
• Exterior features: Enclosed porch, front porch and rear porch; Stucco exterior; No fencing; Level lot with light tree coverage; Public transit within six blocks; City street frontage with paved streets and sidewalks

Interior

• Kitchen: Dishwasher; Range; Refrigerator; Stainless steel appliances; Exhaust fan/hood
• Bedrooms: 4 bedrooms total (unit mix: two 2-bedroom units)
• Flooring: Hardwood floors
• Bathrooms: 2 full bathrooms total (one in each unit)
• Heating & cooling: Forced air heat; Window air conditioning units
• Interior features: Ceiling fans; Hardwood floors; Kitchen window; Porch
• Laundry & utility: Washer and dryer included in units; Laundry area in basement with utility sink; Electric water heaters

What this means for you Summary

Snapshot

• This is a 2 × 2.0-bed/1.0-bath units multifamily listed at $325k.

Deal economics

• At list price, monthly cash flow is $2k ($27k/yr) — positive. Per door: $1k/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($6k rent vs $325k).
• Recommended offer: $315k (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 (+1.6%/yr); 145 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 $5,897/mo this rent would consume 93% of the median local household income ($76k/yr) (locally 1116% 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 $10k 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 + 1.6% rent growth), your $91k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 36 days — a 3% lower offer ($315k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 23y 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.

Risks & watch-outs

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

Recommended offer $315,250 (3.0% below list)

Questions for the listing agent

1. It's been on market 36 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1886 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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.
7. 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.
8. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.81% ✓
• Cap rate: 14.60%
• Cash-on-cash: 29.66%
• DSCR: 2.32
• GRM: 4.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 22.6%
• Equity multiple: 1.91×
• Total profit: $82,607
• Equity at exit: $48,459

10-year hold

• IRR: 29.6%
• Equity multiple: 3.47×
• Total profit: $224,506
• Equity at exit: $28,100

Cash invested: $91,000 (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: 145
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $5,897 medium
• Mortgage (P&I): −$1,704
• Tax from tax record: −$569 /mo · $6,832/yr
• Insurance: −$135
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,238
• Net cashflow: $2,250

Break-even live

Break-even rent $3,049

Max offer price $325,000

Occupancy floor 57%

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2.0	1	$5,896
Total (2 units)			$5,897

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: $81,250
• Closing costs: $9,750
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
740 Victoria St S Saint Paul, MN	3.0	1.0–2.0	1076	$3,746	$3.48	2d	39	0.56mi
871 Sibley Memorial Hwy Saint Paul, MN	1.0–3.0	1.0–2.0	1207	$5,930	$4.91	2d	8	1.44mi

Listing history 25 events

1. 2026-06-09
   days on market $325,000 Active 36 DOM
2. 2026-06-08
   days on market $325,000 Active 35 DOM
3. 2026-06-07
   days on market $325,000 Active 34 DOM
4. 2026-06-04
   days on market $325,000 Active 31 DOM
5. 2026-06-03
   days on market $325,000 Active 30 DOM
6. 2026-06-02
   days on market $325,000 Active 29 DOM
7. 2026-06-01
   days on market $325,000 Active 28 DOM
8. 2026-05-31
   days on market $325,000 Active 27 DOM
9. 2026-05-04
   listed $325,000 Active 848-char remark
10. 2021-06-15
    soldstatus $287,500
11. 2021-06-03
    soldstatus $287,500 Sold 509-char remark

    Show marketing remark (509 chars)

    Great duplex located in prime and convenient location. Cash-flowing investment property with both units currently rented. Easy access to shopping, parks, and transportation. Nice units with great layout. Units are front/back (side by side) and each unit has living space on the first and second floor. Charming features including hardwood floors. Updated vinyl windows. Off-street parking with concrete pad in back. Front unit is 2 bedrooms + den/1 bath. Rear unit is 2 bedrooms/1 bath. A must see!

12. 2021-05-14
    status Pending 509-char remark

    Show marketing remark (509 chars)

    Great duplex located in prime and convenient location. Cash-flowing investment property with both units currently rented. Easy access to shopping, parks, and transportation. Nice units with great layout. Units are front/back (side by side) and each unit has living space on the first and second floor. Charming features including hardwood floors. Updated vinyl windows. Off-street parking with concrete pad in back. Front unit is 2 bedrooms + den/1 bath. Rear unit is 2 bedrooms/1 bath. A must see!

13. 2021-04-27
    listed $260,000 Active 509-char remark

    Show marketing remark (509 chars)

    Great duplex located in prime and convenient location. Cash-flowing investment property with both units currently rented. Easy access to shopping, parks, and transportation. Nice units with great layout. Units are front/back (side by side) and each unit has living space on the first and second floor. Charming features including hardwood floors. Updated vinyl windows. Off-street parking with concrete pad in back. Front unit is 2 bedrooms + den/1 bath. Rear unit is 2 bedrooms/1 bath. A must see!

14. 2012-03-20
    historical
15. 2012-02-06
    listed $94,900
16. 2012-01-23
    historical
17. 2011-07-12
    listed $90,000
18. 2009-05-29
    historical
19. 2008-03-29
    listed $90,000
20. 2005-01-05
    soldstatus $213,500
21. 2004-12-12
    historical
22. 2004-07-23
    listed $219,900
23. 2003-07-31
    soldstatus $85,000
24. 2003-06-02
    historical
25. 2003-06-02
    listed $85,000

ⓘ 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: $6,832 · $569/mo
• Projected year-2 tax: $6,832 · $569/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: $70,764
• − Mortgage interest: −$18,205
• − Property taxes: −$6,832
• − Insurance: −$1,625
• − Repairs & maintenance: −$5,661
• − Management: −$5,661
• − Depreciation: −$9,455
• Taxable income: $23,325
• Est. tax owed @ 24.0%: −$5,598
• After-tax cash flow: $21,396/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

+282.4% since first listed

18 events — show timeline

• 2026-06-09 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2026-05-04 Listed $325,000 NORTHSTARMLS as Distributed by MLS Grid
• 2021-06-15 Sold (Public Records) $287,500 Public Records
• 2021-06-03 Sold (MLS) $287,500 NORTHSTARMLS as Distributed by MLS Grid
• 2021-05-14 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2021-04-27 Listed $260,000 NORTHSTARMLS as Distributed by MLS Grid
• 2012-03-20 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2012-02-06 Listed $94,900 NORTHSTARMLS as Distributed by MLS Grid
• 2012-01-23 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2011-07-12 Listed $90,000 NORTHSTARMLS as Distributed by MLS Grid
• 2009-05-29 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2008-03-29 Listed $90,000 NORTHSTARMLS as Distributed by MLS Grid
• 2005-01-05 Sold (MLS) $213,500 NORTHSTARMLS as Distributed by MLS Grid
• 2004-12-12 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2004-07-23 Listed $219,900 NORTHSTARMLS as Distributed by MLS Grid
• 2003-07-31 Sold (MLS) $85,000 NORTHSTARMLS as Distributed by MLS Grid
• 2003-06-02 Listed $85,000 NORTHSTARMLS as Distributed by MLS Grid
• 2003-06-02 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid

Property tax history

+6.9%/yr

Latest (2025): $6,832 · +21.4% YoY. Source: county tax records.