842 Randolph Ave · St. Paul, MN 55102

$274,900

2 bd · 1.0 ba · 1,110 sqft · SingleFamily public records · 10 Days on market

Built 1913 5,967 sqft lot

---

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 +17.0/30.0
• ARV discount +7.5/15.0
• DSCR +5.3/10.0
• 1% rule +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 MLS

This darling 2 BR has immense old world charm & numerous updates. Gorgeous maple floors on the main level, new carpet up & fresh paint throughout! New kitchen with stainless appliances, range hood, cabinets, sink, walnut butcher block counters & new cork floor. New bath with subway tile, vanity, dual-flush toilet and new tile floor. Garage was taken down to the studs and re-done – new roof, HardiPanel siding, overhead door & opener, and electrical wiring was brought up to code. Front porch, back deck, privacy fenced deep backyard. Main floor BR in non-conforming. Please see supplements for all updates.

Key facts

• 5,967 sq ft lot
• Garage
• Built 1913

Property features AI

Finance

• Other: Above-grade finished area approximately 1,127; Below-grade area approximately 443; Total building area about 1,570; Lot dimensions about 40 x 150 (approximately 0.137 acre); Publicly maintained road frontage

Exterior

• Parking: Gravel parking; Detached 1-car garage (22 x 16)
• Utilities: City water connected; City sewer connected; Natural gas; 100 Amp electrical service with circuit breakers
• Home design: Residential property; One and one-half levels; Front-facing entry
• Construction: Block construction; Block foundation; Asphalt shingle roof (over 8 years old); Built with a foundation area of approximately 773 and foundation dimensions 36 x 24
• Exterior features: Covered deck and front porch; Patio; Full fencing; Tree coverage (light); Public transit within about 6 blocks; Sidewalks and paved city streets

Interior

• Kitchen: Range; Refrigerator; Freezer
• Bedrooms: Two bedrooms (one on main floor, one upper-level)
• Flooring: Hardwood floors
• Bathrooms: One full bathroom on the main floor
• Heating & cooling: Boiler heating; Window air conditioning units
• Interior features: Hardwood floors; Paneled doors; Informal dining room; Kitchen window; City view
• Laundry & utility: Washer and dryer (washer hookup and gas dryer hookup in basement); Washer/Dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $275k.

Deal economics

• At list price, monthly cash flow is $187 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $264k (3.9% below list).
• Recommended offer: $264k (3.9% below list) — sets the bar for 1% rule.

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).
• This rent runs 42% 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 $8k 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 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 13y ago; this cycle's ask is 25% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: built in 1913 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $264,255 (3.9% below list)

Questions for the listing agent

1. Built in 1913 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 0.96% ✗
• Cap rate: 7.11%
• Cash-on-cash: 2.92%
• DSCR: 1.13
• GRM: 8.7

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: -13.3%
• Equity multiple: 0.53×
• Total profit: $-36,237
• Equity at exit: $40,988

10-year hold

• IRR: -6.6%
• Equity multiple: 0.60×
• Total profit: $-30,664
• Equity at exit: $23,768

Cash invested: $76,972 (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: 8.7×

Monthly cashflow live

• Estimated rent: $2,643 high
• Mortgage (P&I): −$1,442
• Tax from tax record: −$344 /mo · $4,128/yr
• Insurance: −$115
• HOA: −$0
• Vacancy / Maint / Mgmt: −$555
• Net cashflow: $187

Break-even live

Break-even rent $2,405

Max offer price $274,900

Occupancy floor 88%

Sensitivity live

Price	-10% $343	-5% $265	+0% $187	+5% $110	+10% $32
Rent	-10% $-21	-5% $83	+0% $187	+5% $292	+10% $396
Rate	-1.0pp $326	-0.5pp $257	base $187	+0.5pp $116	+1.0pp $44

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: $68,725
• Closing costs: $8,247
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
470 Lexington Pkwy S Saint Paul, MN	2.0	1.0–2.0	1175	$3,500	$2.98	3d	19	0.49mi
740 Victoria St S Saint Paul, MN	3.0	1.0–2.0	1076	$2,785	$2.59	0d	38	0.57mi
380 Randolph Ave Saint Paul, MN	2.0	1.0–2.0	753	$2,946	$3.91	1d	18	0.96mi
695 Grand Ave Saint Paul, MN	1.0	1.0	755	$2,195	$2.91	1d	6	0.96mi
871 Sibley Memorial Hwy Saint Paul, MN	1.0–3.0	1.0–2.0	1207	$3,900	$3.23	0d	10	1.46mi

Listing history 8 events

1. 2026-06-21
   statusdays on market $274,900 Pending 10 DOM
2. 2026-06-18
   days on market $274,900 Contingent - Inspection 8 DOM
3. 2026-06-17
   days on market $274,900 Contingent - Inspection 7 DOM
4. 2026-06-16
   days on market $274,900 Contingent - Inspection 6 DOM
5. 2026-06-15
   statusdays on market $274,900 Contingent - Inspection 5 DOM
6. 2026-06-13
   statusdays on market $274,900 Active 3 DOM
7. 2026-06-08
   remarks 681-char remark
8. 2026-06-08
   listed $274,900 Coming Soon 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: $4,128 · $344/mo
• Projected year-2 tax: $4,128 · $344/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 5/10 Major FEMA zone X (unshaded) · 66% 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: $31,711
• − Mortgage interest: −$15,399
• − Property taxes: −$4,128
• − Insurance: −$1,374
• − Repairs & maintenance: −$2,537
• − Management: −$2,537
• − Depreciation: −$7,997
• Taxable loss: −$2,261
• Est. tax savings @ 24.0%: +$543
• After-tax cash flow: $2,792/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

+277.1% since first listed

16 events — show timeline

• 2026-06-08 Coming Soon $274,900 NORTHSTARMLS as Distributed by MLS Grid
• 2021-08-30 Sold (Public Records) $241,000 Public Records
• 2021-08-23 Sold (MLS) $241,000 NORTHSTARMLS as Distributed by MLS Grid
• 2021-07-18 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2021-07-14 Listed $219,900 NORTHSTARMLS as Distributed by MLS Grid
• 2021-07-12 Coming Soon $219,900 NORTHSTARMLS as Distributed by MLS Grid
• 2014-05-19 Sold (Public Records) $109,800 Public Records
• 2014-04-29 Sold (MLS) $109,800 NORTHSTARMLS as Distributed by MLS Grid
• 2014-03-31 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2014-03-23 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2014-03-08 Price Changed $109,900 NORTHSTARMLS as Distributed by MLS Grid
• 2014-03-07 Listed $109,000 NORTHSTARMLS as Distributed by MLS Grid
• 2013-08-08 Sold (Public Records) $61,000 Public Records
• 2013-06-28 Sold (MLS) $61,000 NORTHSTARMLS as Distributed by MLS Grid
• 2013-05-20 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2013-05-03 Listed $72,900 NORTHSTARMLS as Distributed by MLS Grid

Property tax history

+12.6%/yr

Latest (2025): $4,128 · +2.6% YoY. Source: county tax records.