760 Desoto St · St. Paul, MN 55130

$180,000

3 bd · 2.0 ba · 1,246 sqft · SingleFamily public records · 97 Days on market

Built 1874 4,878 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 +29.4/30.0
• DSCR +10.0/10.0
• 1% rule +9.2/10.0
• ARV discount +7.5/15.0
• Rent growth +3.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Large 4 bedroom home, an opportunity for investment or owner occupancy. 2 bedrooms are on the main level, and two are on the upper level. It has a front and rear porch. Hardwood floors. Large 2 car garage. Property is in need of some TLC. Check it out and see if it can be your next real estate project. Located near bike trails, recreation areas, and downtown St. Paul. Convenient access to I-94 and 35 E.

Key facts

• Front and rear porch
• Bike trails
• Recreation areas

Tags

• FRONT AND REAR PORCH
• HARDWOOD FLOORS
• BIKE TRAILS
• RECREATION AREAS
• DOWNTOWN ST PAUL
• CONVENIENT ACCESS TO I 94

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $640 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $180k).
• Recommended offer: $164k (9.0% 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 (+3.9%/yr); 58 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals leasing fast (median 3d on market — plan ~1-2 weeks tenant-placement turnaround); 1,202 units permitted in Ramsey County in 2024 (880 in 5+ unit buildings).
• At $2,561/mo this rent would consume 57% of the median local household income ($54k/yr) (locally 818% 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 $1k of loan paydown is wiped out by about $5k 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 + 3.9% rent growth), your $50k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 97 days — a 9% lower offer ($164k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 28y 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 $118k; list at $180k implies a 53% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1874 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $163,800 (9.0% below list)

Questions for the listing agent

1. It's been on market 97 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1874 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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.
6. 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.
7. 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: 1.42% ✓
• Cap rate: 10.56%
• Cash-on-cash: 15.24%
• DSCR: 1.68
• GRM: 5.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.94% rent growth · sell at horizon

5-year hold

• IRR: 7.1%
• Equity multiple: 1.28×
• Total profit: $14,169
• Equity at exit: $26,839

10-year hold

• IRR: 17.3%
• Equity multiple: 2.50×
• Total profit: $75,563
• Equity at exit: $15,563

Cash invested: $50,400 (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 55130

• Home prices YoY: -17.6%
• Rents YoY: 3.9%
• Active inventory: 58
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $2,561 high
• Mortgage (P&I): −$944
• Tax from tax record: −$364 /mo · $4,366/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$538
• Net cashflow: $640

Break-even live

Break-even rent $1,750

Max offer price $180,000

Occupancy floor 70%

Sensitivity live

Price	-10% $742	-5% $691	+0% $640	+5% $589	+10% $538
Rent	-10% $438	-5% $539	+0% $640	+5% $741	+10% $842
Rate	-1.0pp $731	-0.5pp $686	base $640	+0.5pp $593	+1.0pp $546

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: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
330 9th St E St Paul, MN	1.0–2.0	1.0	978	$2,495	$2.55	3d	3	0.80mi
250 6th St E St Paul, MN	2.0	1.0–2.0	980	$2,868	$2.93	0d	17	1.03mi
240 5th St E St Paul, MN	2.0	1.0–2.0	949	$2,770	$2.92	0d	9	1.09mi
101 10th St E Saint Paul, MN	2.0	1.0–2.0	853	$2,490	$2.92	0d	20	1.13mi
333 Sibley St Saint Paul, MN	3.0	1.0–2.0	1358	$3,269	$2.41	11d	10	1.14mi
141 4th St E Saint Paul, MN	2.0	1.0–2.0	811	$2,420	$2.98	20d	20	1.23mi
180 E Kellogg Blvd St Paul, MN	3.0	1.0–2.5	1436	$4,595	$3.20	0d	22	1.24mi
111 Kellogg Blvd E Saint Paul, MN	3.0	1.0–2.0	1000	$2,783	$2.78	2d	20	1.34mi

Listing history 23 events

1. 2026-06-18
   days on market $180,000 Active 97 DOM
2. 2026-06-17
   days on market $180,000 Active 96 DOM
3. 2026-06-16
   days on market $180,000 Active 95 DOM
4. 2026-06-15
   days on market $180,000 Active 94 DOM
5. 2026-06-13
   days on market $180,000 Active 92 DOM
6. 2026-06-09
   days on market $180,000 Active 88 DOM
7. 2026-06-08
   days on market $180,000 Active 87 DOM
8. 2026-06-07
   days on market $180,000 Active 86 DOM
9. 2026-06-04
   days on market $180,000 Active 83 DOM
10. 2026-06-03
    days on market $180,000 Active 82 DOM
11. 2026-06-02
    days on market $180,000 Active 81 DOM
12. 2026-06-01
    days on market $180,000 Active 80 DOM
13. 2026-05-31
    days on market $180,000 Active 79 DOM
14. 2026-03-13
    listed $180,000 Active 406-char remark

    Show marketing remark (406 chars)

    Large 4 bedroom home, an opportunity for investment or owner occupancy. 2 bedrooms are on the main level, and two are on the upper level. It has a front and rear porch. Hardwood floors. Large 2 car garage. Property is in need of some TLC. Check it out and see if it can be your next real estate project. Located near bike trails, recreation areas, and downtown St. Paul. Convenient access to I-94 and 35 E.

15. 2007-11-21
    soldstatus $118,000
16. 2007-08-15
    soldstatus $118,000 170-char remark

    Show marketing remark (170 chars)

    Spacious 5 BR, 2 bath home. Detached 2-car garage on alley. Large eat-in kitchen, formal dining room. Full basement - 2 porches. Great opportunity in convenient location.

17. 2007-07-31
    historical 170-char remark

    Show marketing remark (170 chars)

    Spacious 5 BR, 2 bath home. Detached 2-car garage on alley. Large eat-in kitchen, formal dining room. Full basement - 2 porches. Great opportunity in convenient location.

18. 2007-04-11
    listed $129,900 170-char remark

    Show marketing remark (170 chars)

    Spacious 5 BR, 2 bath home. Detached 2-car garage on alley. Large eat-in kitchen, formal dining room. Full basement - 2 porches. Great opportunity in convenient location.

19. 1998-08-11
    soldstatus $49,000
20. 1998-05-29
    soldstatus $49,000
21. 1998-04-06
    historical
22. 1998-04-03
    listed $49,900
23. 1994-01-10
    soldstatus $40,000

ⓘ 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: $4,366 · $364/mo
• Projected year-2 tax: $4,366 · $364/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: $30,727
• − Mortgage interest: −$10,083
• − Property taxes: −$4,366
• − Insurance: −$900
• − Repairs & maintenance: −$2,458
• − Management: −$2,458
• − Depreciation: −$5,236
• Taxable income: $5,226
• Est. tax owed @ 24.0%: −$1,254
• After-tax cash flow: $6,427/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): 17,775
• Household income: $54,130
• Rent vs Own: 54.0% rent · 46.0% own
• Severe rent burden: 818.0

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: Diverse neighborhood (Simpson 0.69)
• Race & ethnicity: Asian 47% Black 22% White 19% Hispanic / Latino 9% Two or more races 4%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Portuguese 3% Swedish 2% Romanian 1%
• Foreign-born: 33% · Philippines, Canada, Vietnam
• Languages at home: 44% English-only · Other Asian/Pacific 37% Spanish 7% 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: ▼ -60.12%
• Current HPI: 281.2507
• Rent YoY: ▲ 3.94%
• 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

+350.0% since first listed

10 events — show timeline

• 2026-03-13 Listed $180,000 NORTHSTARMLS as Distributed by MLS Grid
• 2007-11-21 Sold (Public Records) $118,000 Public Records
• 2007-08-15 Sold (MLS) $118,000 NORTHSTARMLS as Distributed by MLS Grid
• 2007-07-31 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2007-04-11 Listed $129,900 NORTHSTARMLS as Distributed by MLS Grid
• 1998-08-11 Sold (Public Records) $49,000 Public Records
• 1998-05-29 Sold (MLS) $49,000 NORTHSTARMLS as Distributed by MLS Grid
• 1998-04-06 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 1998-04-03 Listed $49,900 NORTHSTARMLS as Distributed by MLS Grid
• 1994-01-10 Sold (Public Records) $40,000 Public Records

Property tax history

+8.4%/yr

Latest (2025): $4,366 · +38.5% YoY. Source: county tax records.