721 Tuscarora Ave · St. Paul, MN 55102

$145,000

1 bd · 1.0 ba · 740 sqft · SingleFamily public records · 137 Days on market

Built 1884 0.42 ac lot

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Why this score? — see what drove the D+ 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 +15.0/30.0
• 1% rule +7.7/10.0
• ARV discount +7.5/15.0
• DSCR +4.6/10.0
• 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

Listing remarks

Terrific oversized lot with many possibilities. Detached three car garage. One bedroom home with living room and dining room. Large kitchen. Front porch and back porch mudroom. Property is a St Paul category 2 vacant property. Good opportunity here with your hard work and creative ideas.

Key facts

• Front porch
• Back porch mudroom
• Oversized lot

Tags

• OVERSIZED LOT
• DETACHED THREE CAR GARAGE
• FRONT PORCH
• BACK PORCH MUDROOM

Property features AI

Exterior

• Parking: Asphalt driveway; 3-car garage (approximately 24 x 36)
• Utilities: City water connected; City sewer connected; Natural gas
• Home design: Residential property; One story; Entry on the main level
• Construction: Stone foundation; Asphalt pitched roof
• Exterior features: Vinyl and wood exterior; Front porch (porch); Storage shed; Medium tree coverage; City street frontage

Interior

• Kitchen: Kitchen on the main level (14 x 12); Kitchen window
• Bedrooms: Main-floor primary bedroom; One bedroom on the main level (11 x 8)
• Bathrooms: One full bathroom on the main floor
• Heating & cooling: Forced air heating; No central cooling
• Interior features: Separate/formal dining room; Front porch
• Laundry & utility: Full basement

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $145k.

Deal economics

• At list price, monthly cash flow is $45 ($545/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $145k).
• Recommended offer: $128k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade D — 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; 5 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k 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

• It's been on market 137 days — a 12% lower offer ($128k) is reasonable based on typical stale-listing flexibility.
• 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: property tax is 4.8% of price; built in 1884 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $127,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 137 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1884 — 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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 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: 1.27% ✓
• Cap rate: 6.67%
• Cash-on-cash: 1.34%
• DSCR: 1.06
• GRM: 6.6

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: -16.1%
• Equity multiple: 0.44×
• Total profit: $-22,878
• Equity at exit: $21,620

10-year hold

• IRR: -11.2%
• Equity multiple: 0.38×
• Total profit: $-25,257
• Equity at exit: $12,537

Cash invested: $40,600 (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: 6.6×

Monthly cashflow live

• Estimated rent: $1,837 high
• Mortgage (P&I): −$760
• Tax from tax record: −$585 /mo · $7,024/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$386
• Net cashflow: $45

Break-even live

Break-even rent $1,780

Max offer price $145,000

Occupancy floor 93%

Sensitivity live

Price	-10% $550	-5% $500	+0% $45	+5% $4	+10% $-37
Rent	-10% $-100	-5% $-27	+0% $45	+5% $118	+10% $191
Rate	-1.0pp $118	-0.5pp $82	base $45	+0.5pp $8	+1.0pp $-30

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
740 Victoria St S Saint Paul, MN	3.0	1.0–2.0	1076	$2,008	$1.87	0d	38	0.37mi
380 Randolph Ave Saint Paul, MN	2.0	1.0–2.0	753	$2,252	$2.99	1d	18	0.72mi
470 Lexington Pkwy S Saint Paul, MN	2.0	1.0–2.0	1175	$2,455	$2.09	3d	19	0.84mi
695 Grand Ave Saint Paul, MN	1.0	1.0	755	$2,195	$2.91	1d	6	1.19mi
969 Smith Ave S Apt 1B St Paul, MN	—	1.0	500	$950	$1.90	26d	1	1.43mi

Listing history 13 events

1. 2026-06-10
   status $145,000 Pending 137 DOM
2. 2026-06-09
   days on market $145,000 Contingent - Inspection 137 DOM
3. 2026-06-08
   days on market $145,000 Contingent - Inspection 136 DOM
4. 2026-06-07
   days on market $145,000 Contingent - Inspection 135 DOM
5. 2026-06-04
   days on market $145,000 Contingent - Inspection 132 DOM
6. 2026-06-03
   days on market $145,000 Contingent - Inspection 131 DOM
7. 2026-06-02
   days on market $145,000 Contingent - Inspection 130 DOM
8. 2026-06-01
   days on market $145,000 Contingent - Inspection 129 DOM
9. 2026-05-31
   days on market $145,000 Contingent - Inspection 128 DOM
10. 2026-04-28
    historical Contingent - Inspection
11. 2026-04-16
    status Active
12. 2026-03-30
    historical Contingent - Other
13. 2026-01-22
    listed $145,000 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: $7,024 · $585/mo
• Projected year-2 tax: $7,024 · $585/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: $22,050
• − Mortgage interest: −$8,122
• − Property taxes: −$7,024
• − Insurance: −$725
• − Repairs & maintenance: −$1,764
• − Management: −$1,764
• − Depreciation: −$4,218
• Taxable loss: −$1,568
• Est. tax savings @ 24.0%: +$376
• After-tax cash flow: $922/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

4 events — show timeline

• 2026-04-28 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2026-04-16 Relisted — NORTHSTARMLS as Distributed by MLS Grid
• 2026-03-30 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2026-01-22 Listed $145,000 NORTHSTARMLS as Distributed by MLS Grid

Property tax history

+9.6%/yr

Latest (2025): $7,024 · +81.9% YoY. Source: county tax records.