545 Ashland Ave #3 · St. Paul, MN 55102

$297,000

2 bd · 2.0 ba · 1,225 sqft · Condo public records · 1 Days on market

Built 1900 $350/mo HOA · 14% of rent

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Why this score? — see what drove the F 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).

• ARV discount +7.5/15.0
• Cash flow +6.9/30.0
• 1% rule +3.3/10.0
• Rent growth +2.9/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• DSCR +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to your new Roost. This amazing 2+ story condo has everything you've been looking for. You'll love the open and modern main level with an eye-catching spiral staircase that leads to the loft. This 2 bed + loft/den has amazing bedrooms that feature 13+ ft vaulted ceilings and can each fit a king-size bed. The kitchen is updated and open with huge windows that let in tons of light. Also, be sure to check out the very rare 2 car garage in the back. Enjoy your morning and evening beverages on the shared front porch with porch swing and patio furniture. If you want to get out of the house you are located in one of the most walkable neighborhoods in St. Paul! Tons of shopping grocery options just blocks away on Selby and Grand Ave. If dining is what you prefer then you are in the patio capital of St. Paul with over 10 patios/restaurants within a half-mile of the condo.

Key facts

• $350 HOA
• 2 garage spots
• Built 1900

Property features AI

Finance

• Other: Lot approximately 0.03 acres; Above-grade living area reported as 1,400 (above grade finished area 1,400; main level finished area 800)
• Financial info: Rental license: Standard (rental license active)
• HOA & community: Has HOA with self-managed association; Monthly association fee of $350 covering hazard insurance, lawn care, grounds maintenance, and snow removal

Exterior

• Parking: Detached 2-car garage
• Utilities: City water connected; City sewer connected; Natural gas
• Home design: Residential attached property; Two levels
• Construction: Block foundation
• Exterior features: Wood exterior

Interior

• Kitchen: Main-level kitchen
• Bedrooms: Two bedrooms (one on the main level, one on the upper level)
• Bathrooms: Two full bathrooms
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Main-level dining room; Main-level family room; Main-level living room; Upper-level loft; Has basement (no finished basement features listed)

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $297k.

Deal economics

• At list price, monthly cash flow is $-443 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $219k (26.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $246k (17.1% below list).
• Recommended offer: $219k (26.3% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads: area grade F — 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.
• Zoned schools: Capitol Hill Magnet/Rondo (math 53% / reading 68%, grade B-, #203 of 857 statewide, top 24%, 1,082 students, 44% FRL); Hidden River Middle School (math 21% / reading 39%, grade F, #199 of 258 statewide, top 78%, 559 students, 61% FRL); Central Senior High (math 52% / reading 67%, grade C+, #46 of 471 statewide, top 11%, 1,691 students, 49% FRL).
• Zoned-school proficiency averages 50% at this address vs 27% district-wide (+23 pts) — the actual schools serving this property are materially stronger than the St. Paul Public School District average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising (+1.6%/yr); 148 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals leasing fast (median 1d 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 39% 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 $9k 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 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 11 sale attempts since 35y 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 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $218,801 (26.3% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. 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.
8. 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.
9. 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: 0.83% ✗
• Cap rate: 4.50%
• Cash-on-cash: -6.39%
• DSCR: 0.72
• GRM: 10.1

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: -29.1%
• Equity multiple: 0.04×
• Total profit: $-79,498
• Equity at exit: $44,284

10-year hold

• IRR: -37.1%
• Equity multiple: -0.42×
• Total profit: $-118,187
• Equity at exit: $25,679

Cash invested: $83,160 (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: 148
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $2,462 high
• Mortgage (P&I): −$1,558
• Tax from tax record: −$356 /mo · $4,276/yr
• Insurance: −$124
• HOA: −$350
• Vacancy / Maint / Mgmt: −$517
• Net cashflow: $-443

Break-even live

Break-even rent $3,022

Max offer price $218,801

Occupancy floor —

Sensitivity live

Price	-10% $-275	-5% $-359	+0% $-443	+5% $-527	+10% $-611
Rent	-10% $-637	-5% $-540	+0% $-443	+5% $-345	+10% $-248
Rate	-1.0pp $-293	-0.5pp $-367	base $-443	+0.5pp $-520	+1.0pp $-598

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: $74,250
• Closing costs: $8,910
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
255 Western Ave N Saint Paul, MN	3.0	1.0–2.0	1049	$2,940	$2.80	3d	23	0.41mi
695 Grand Ave Saint Paul, MN	1.0	1.0	755	$2,195	$2.91	1d	6	0.47mi
253 Kellogg Blvd W Saint Paul, MN	2.0	1.0–2.0	1208	$3,198	$2.65	4d	12	0.98mi
400 Spring St Saint Paul, MN	1.0–2.0	1.0–2.0	1205	$3,275	$2.72	1d	32	1.08mi
380 Randolph Ave Saint Paul, MN	2.0	1.0–2.0	753	$2,946	$3.91	1d	18	1.29mi
101 10th St E Saint Paul, MN	2.0	1.0–2.0	853	$2,490	$2.92	1d	20	1.41mi

HOA detail condo

• Monthly dues: $350 · $4,200/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 1 events

1. 2026-06-04
   listed $297,000 Pending 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: $4,276 · $356/mo
• Projected year-2 tax: $4,276 · $356/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: $29,543
• − Mortgage interest: −$16,637
• − Property taxes: −$4,276
• − Insurance: −$1,485
• − Repairs & maintenance: −$2,363
• − Management: −$2,363
• − HOA: −$4,200
• − Depreciation: −$8,640
• Taxable loss: −$10,421
• Est. tax savings @ 24.0%: +$2,501
• After-tax cash flow: $-2,811/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

+197.3% since first listed

39 events — show timeline

• 2026-06-03 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2026-06-03 Listed $297,000 NORTHSTARMLS as Distributed by MLS Grid
• 2022-03-22 Sold (Public Records) $282,500 Public Records
• 2022-01-05 Sold (Public Records) $262,500 Public Records
• 2021-12-21 Sold (MLS) $282,500 NORTHSTARMLS as Distributed by MLS Grid
• 2021-12-09 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2021-11-30 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2021-11-18 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2021-11-18 Listed $290,000 NORTHSTARMLS as Distributed by MLS Grid
• 2021-10-25 Price Changed $290,000 NORTHSTARMLS as Distributed by MLS Grid
• 2021-10-04 Price Changed $300,000 NORTHSTARMLS as Distributed by MLS Grid
• 2021-09-16 Relisted — NORTHSTARMLS as Distributed by MLS Grid
• 2021-09-14 Relisted — NORTHSTARMLS as Distributed by MLS Grid
• 2021-09-06 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2021-08-23 Price Changed $315,000 NORTHSTARMLS as Distributed by MLS Grid
• 2021-08-06 Listed $325,000 NORTHSTARMLS as Distributed by MLS Grid
• 2021-08-02 Coming Soon — NORTHSTARMLS as Distributed by MLS Grid
• 2016-08-31 Sold (MLS) $221,650 NORTHSTARMLS as Distributed by MLS Grid
• 2016-08-15 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2016-07-30 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2016-06-23 Listed $229,900 NORTHSTARMLS as Distributed by MLS Grid
• 2012-10-19 Sold (Public Records) $199,500 Public Records
• 2012-07-09 Sold (MLS) $199,500 NORTHSTARMLS as Distributed by MLS Grid
• 2012-06-29 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2012-03-29 Listed $210,000 NORTHSTARMLS as Distributed by MLS Grid
• 2002-07-29 Sold (Public Records) $225,000 Public Records
• 2002-06-18 Sold (MLS) $225,000 NORTHSTARMLS as Distributed by MLS Grid
• 2002-05-21 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2002-04-12 Listed $224,900 NORTHSTARMLS as Distributed by MLS Grid
• 2000-04-28 Sold (Public Records) $163,000 Public Records
• 2000-03-31 Sold (MLS) $162,900 NORTHSTARMLS as Distributed by MLS Grid
• 2000-01-20 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2000-01-12 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2000-01-12 Listed $163,900 NORTHSTARMLS as Distributed by MLS Grid
• 1999-11-16 Listed $161,900 NORTHSTARMLS as Distributed by MLS Grid
• 1992-09-03 Sold (Public Records) $98,800 Public Records
• 1992-08-13 Sold (Public Records) $89,800 Public Records
• 1992-06-17 Sold (MLS) $98,800 NORTHSTARMLS as Distributed by MLS Grid
• 1991-09-20 Listed $99,900 NORTHSTARMLS as Distributed by MLS Grid

Property tax history

+3.9%/yr

Latest (2025): $4,276 · +7.2% YoY. Source: county tax records.