680 Juno Ave · St. Paul, MN 55102

$379,000

3 bd · 2.0 ba · 1,568 sqft · MultiFamily public records · 53 Days on market

Built 1940 5,401 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 Investment Opportunity! This 4-bedroom charmer has the potential to be converted to a duplex. Located in Saint Paul’s coveted West 7th neighborhood, this property features 4 bedrooms & 2 bathrooms with a massive garage and additional parking pad! Spend summer nights on the cozy outdoor patio or taking a walk on the Mississippi Trail system. Conveniently close to downtown restaurants and shops. Whether you’re looking for your forever home or an investment, this home is a great opportunity!

Key facts

• 5,401 sq ft lot
• 2 garage spots
• Built 1940

Property features AI

Finance

• Other: Lot dimensions approximately 43 x 126 (about 0.124 acres); Above-grade finished area and living area listed
• Financial info: Property operated as a two-unit investment (owner not occupied); Owner pays insurance, grounds care, snow removal, taxes, trash collection, and water; Gross income reported at $39,000; Rental license: Standard; tenant pays electricity and gas
• HOA & community: Association amenity: Patio

Exterior

• Parking: Heated, insulated 2-car garage with concrete floor (garage approx. 34 x 22)
• Utilities: City water connected; City sewer connected; Natural gas fuel; Electric with circuit breakers
• Home design: Residential income duplex with up-and-down layout; Two levels; Entry level includes main living area (main level finished area noted)
• Construction: Block foundation; Foundation area reported
• Exterior features: Stucco exterior; Patio

Interior

• Kitchen: Unit 1: Range, Refrigerator; Unit 2: Cooktop, Range, Refrigerator
• Bedrooms: Three total bedrooms (two in one unit, one in the other)
• Bathrooms: Two full bathrooms (one in each unit)
• Heating & cooling: Forced air heating; Wall-mounted cooling units
• Interior features: Unfinished basement; Wall air cooling in each unit; Forced air heating
• Laundry & utility: In-unit washer and dryer in each unit

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/2.0-bath units multifamily listed at $379k.

Deal economics

• At list price, monthly cash flow is $2k ($26k/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 $379k).
• Recommended offer: $368k (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.
• Zoned schools: Adams Magnet Elementary (math 32% / reading 42%, grade F, #636 of 857 statewide, top 76%, 496 students, 43% FRL); Highland Park Middle School (math 27% / reading 44%, grade F, #172 of 258 statewide, top 68%, 805 students, 53% FRL); Highland Park Senior High (math 44% / reading 62%, grade C-, #107 of 471 statewide, top 23%, 1,390 students, 47% FRL) — zoned schools average 48% FRL vs 64% district-wide (16 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 42% at this address vs 27% district-wide (+15 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; 4 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).
• At $6,194/mo this rent would consume 97% 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 $3k of loan paydown is wiped out by about $11k 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 $106k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 53 days — a 3% lower offer ($368k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 34y 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.
• Current owner paid $265k; 43% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $367,630 (3.0% below list)

Questions for the listing agent

1. It's been on market 53 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 1940 — 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: 1.63% ✓
• Cap rate: 13.13%
• Cash-on-cash: 24.41%
• DSCR: 2.09
• GRM: 5.1

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: 16.1%
• Equity multiple: 1.64×
• Total profit: $67,641
• Equity at exit: $56,510

10-year hold

• IRR: 23.7%
• Equity multiple: 2.91×
• Total profit: $202,286
• Equity at exit: $32,769

Cash invested: $106,120 (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: 10.2×

Monthly cashflow live

• Estimated rent: $6,194 high
• Mortgage (P&I): −$1,988
• Tax from tax record: −$589 /mo · $7,068/yr
• Insurance: −$158
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,301
• Net cashflow: $2,159

Break-even live

Break-even rent $3,461

Max offer price $379,000

Occupancy floor 60%

Sensitivity live

Price	-10% $2,373	-5% $2,266	+0% $2,159	+5% $2,052	+10% $1,944
Rent	-10% $1,670	-5% $1,914	+0% $2,159	+5% $2,403	+10% $2,648
Rate	-1.0pp $2,350	-0.5pp $2,255	base $2,159	+0.5pp $2,061	+1.0pp $1,961

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

Units	Beds	Baths	Est. rent
▸ 2× units	3	2	$6,194
Total (2 units)			$6,194

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: $94,750
• Closing costs: $11,370
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
740 Victoria St S Saint Paul, MN	3.0	1.0–2.0	1076	$3,562	$3.31	0d	38	0.57mi
470 Lexington Pkwy S Saint Paul, MN	2.0	1.0–2.0	1175	$3,500	$2.98	3d	19	0.84mi
871 Sibley Memorial Hwy Saint Paul, MN	1.0–3.0	1.0–2.0	1207	$5,930	$4.91	0d	10	1.38mi
400 Spring St Saint Paul, MN	1.0–2.0	1.0–2.0	1205	$3,275	$2.72	1d	32	1.38mi

Listing history 24 events

1. 2026-06-21
   days on market $379,000 Active 53 DOM
2. 2026-06-18
   days on market $379,000 Active 50 DOM
3. 2026-06-17
   status $379,000 Active 49 DOM
4. 2026-06-17
   days on market $379,000 Contingent - Inspection 49 DOM
5. 2026-06-16
   days on market $379,000 Contingent - Inspection 48 DOM
6. 2026-06-15
   days on market $379,000 Contingent - Inspection 47 DOM
7. 2026-06-13
   statusdays on market $379,000 Contingent - Inspection 45 DOM
8. 2026-06-09
   days on market $379,000 Active 41 DOM
9. 2026-06-08
   days on market $379,000 Active 40 DOM
10. 2026-06-07
    days on market $379,000 Active 39 DOM
11. 2026-06-04
    days on market $379,000 Active 36 DOM
12. 2026-06-03
    days on market $379,000 Active 35 DOM
13. 2026-06-02
    days on market $379,000 Active 34 DOM
14. 2026-06-01
    days on market $379,000 Active 33 DOM
15. 2026-05-31
    days on market $379,000 Active 32 DOM
16. 2026-04-30
    listed $379,000 Active 713-char remark
17. 2026-04-28
    historical $379,000 713-char remark
18. 2020-09-01
    soldstatus $265,000
19. 2020-07-28
    soldstatus $265,000 Sold 515-char remark

    Show marketing remark (515 chars)

    Great Investment Opportunity! This 4-bedroom charmer has the potential to be converted to a duplex. Located in Saint Paul’s coveted West 7th neighborhood, this property features 4 bedrooms & 2 bathrooms with a massive garage and additional parking pad! Spend summer nights on the cozy outdoor patio or taking a walk on the Mississippi Trail system. Conveniently close to downtown restaurants and shops. Whether you’re looking for your forever home or an investment, this home is a great opportunity!

20. 2020-06-27
    status Pending 515-char remark

    Show marketing remark (515 chars)

    Great Investment Opportunity! This 4-bedroom charmer has the potential to be converted to a duplex. Located in Saint Paul’s coveted West 7th neighborhood, this property features 4 bedrooms & 2 bathrooms with a massive garage and additional parking pad! Spend summer nights on the cozy outdoor patio or taking a walk on the Mississippi Trail system. Conveniently close to downtown restaurants and shops. Whether you’re looking for your forever home or an investment, this home is a great opportunity!

21. 2020-06-25
    listed $250,000 Active 515-char remark

    Show marketing remark (515 chars)

    Great Investment Opportunity! This 4-bedroom charmer has the potential to be converted to a duplex. Located in Saint Paul’s coveted West 7th neighborhood, this property features 4 bedrooms & 2 bathrooms with a massive garage and additional parking pad! Spend summer nights on the cozy outdoor patio or taking a walk on the Mississippi Trail system. Conveniently close to downtown restaurants and shops. Whether you’re looking for your forever home or an investment, this home is a great opportunity!

22. 1993-01-13
    soldstatus $60,000
23. 1992-10-31
    soldstatus $60,000
24. 1992-09-20
    listed $64,800

ⓘ 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: $7,068 · $589/mo
• Projected year-2 tax: $7,068 · $589/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: $74,328
• − Mortgage interest: −$21,230
• − Property taxes: −$7,068
• − Insurance: −$1,895
• − Repairs & maintenance: −$5,946
• − Management: −$5,946
• − Depreciation: −$11,025
• Taxable income: $21,217
• Est. tax owed @ 24.0%: −$5,092
• After-tax cash flow: $20,814/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

+484.9% since first listed

11 events — show timeline

• 2026-06-17 Relisted — NORTHSTARMLS as Distributed by MLS Grid
• 2026-06-12 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2026-04-30 Listed $379,000 NORTHSTARMLS as Distributed by MLS Grid
• 2026-04-28 Coming Soon $379,000 NORTHSTARMLS as Distributed by MLS Grid
• 2020-09-01 Sold (Public Records) $265,000 Public Records
• 2020-07-28 Sold (MLS) $265,000 NORTHSTARMLS as Distributed by MLS Grid
• 2020-06-27 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2020-06-25 Listed $250,000 NORTHSTARMLS as Distributed by MLS Grid
• 1993-01-13 Sold (Public Records) $60,000 Public Records
• 1992-10-31 Sold (MLS) $60,000 NORTHSTARMLS as Distributed by MLS Grid
• 1992-09-20 Listed $64,800 NORTHSTARMLS as Distributed by MLS Grid

Property tax history

+8.8%/yr

Latest (2025): $7,068 · +12.4% YoY. Source: county tax records.