1274 Edgerton St · St. Paul, MN 55130

$159,900

3 bd · 1.0 ba · 941 sqft · SingleFamily public records · 42 Days on market

Built 1903 2,744 sqft 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 +16.4/30.0
• ARV discount +7.5/15.0
• DSCR +5.1/10.0
• 1% rule +4.6/10.0
• 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

Category 2 vacant building. The main level features kitchen, living room, bathroom. Upper-level features 3/4 bath, 2 bedrooms.

Key facts

• Remodeled kitchen
• Newer lvp flooring
• Updated roof

Tags

• NEWER LVP FLOORING
• UPDATED ROOF
• REMODELED KITCHEN
• REMODELED BATH
• MAIN-FLOOR LAUNDRY
• PRIVATE OFF-STREET PARKING

Property features AI

Exterior

• Parking: Gravel parking
• Utilities: City water (connected); City sewer (connected); 100 amp electric service (Xcel Energy); Natural gas
• Home design: Residential property; One and one-half stories; Porch entry
• Construction: Frame construction; Asphalt roof; Block foundation; Built with a 724 foundation area
• Exterior features: Front porch; Deck; Street with curbs, sidewalks, street lights and storm sewer; Public transit within six blocks; Medium tree coverage

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: Two bedrooms (one on main level, one on upper level); Den on upper level
• Bathrooms: One full bathroom on the main floor
• Heating & cooling: Forced air heating; No central air
• Interior features: Main floor full bath; Kitchen/dining room combination; Porch

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $90 ($1k/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 $154k (3.7% below list).
• Recommended offer: $154k (3.7% 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.
• Market conditions: Rents rising (+3.9%/yr); 59 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 1,202 units permitted in Ramsey County in 2024 (880 in 5+ unit buildings).
• This rent runs 34% of the median local income ($54k/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 $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.

Negotiation context

• It's been on market 42 days — a 3% lower offer ($155k) is reasonable based on typical stale-listing flexibility.
• 12 sale attempts since 30y ago; this cycle's ask has dropped $20k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $45k; list at $160k implies a 255% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1903 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $154,001 (3.7% below list)

Questions for the listing agent

1. It's been on market 42 days. Have you received any prior offers? Is the seller open to a 4% concession, seller financing, or rate buy-down credit?
2. Built in 1903 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.96% ✗
• Cap rate: 6.97%
• Cash-on-cash: 2.42%
• DSCR: 1.11
• GRM: 8.7

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: -11.4%
• Equity multiple: 0.58×
• Total profit: $-18,654
• Equity at exit: $23,842

10-year hold

• IRR: -0.8%
• Equity multiple: 0.94×
• Total profit: $-2,543
• Equity at exit: $13,825

Cash invested: $44,772 (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: 59
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,540 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$221 /mo · $2,654/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$323
• Net cashflow: $90

Break-even live

Break-even rent $1,426

Max offer price $159,900

Occupancy floor 89%

Sensitivity live

Price	-10% $181	-5% $136	+0% $90	+5% $45	+10% $0
Rent	-10% $-31	-5% $29	+0% $90	+5% $151	+10% $212
Rate	-1.0pp $171	-0.5pp $131	base $90	+0.5pp $49	+1.0pp $7

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
321 Larpenteur Ave E Maplewood, MN	1.0–2.0	1.0	755	$1,250	$1.66	45d	2	0.99mi
1901 Desoto St Saint Paul, MN	1.0–2.0	1.0–2.0	904	$1,725	$1.91	25d	8	1.32mi

Listing history 42 events

1. 2026-06-21
   days on market $159,900 Active 42 DOM
2. 2026-06-18
   days on market $159,900 Active 39 DOM
3. 2026-06-17
   days on market $159,900 Active 38 DOM
4. 2026-06-16
   days on market $159,900 Active 37 DOM
5. 2026-06-15
   days on market $159,900 Active 36 DOM
6. 2026-06-13
   days on market $159,900 Active 34 DOM
7. 2026-06-09
   days on market $159,900 Active 30 DOM
8. 2026-06-08
   days on market $159,900 Active 29 DOM
9. 2026-06-07
   days on market $159,900 Active 28 DOM
10. 2026-06-04
    days on market $159,900 Active 25 DOM
11. 2026-06-03
    days on market $159,900 Active 24 DOM
12. 2026-06-02
    days on market $159,900 Active 23 DOM
13. 2026-06-01
    days on market $159,900 Active 22 DOM
14. 2026-06-01
    price $159,900 Active 21 DOM
15. 2026-05-31
    days on market $169,900 Active 21 DOM
16. 2026-04-28
    listed $179,900 Active
17. 2020-02-27
    soldstatus $45,000 Sold 126-char remark

    Show marketing remark (126 chars)

    Category 2 vacant building. The main level features kitchen, living room, bathroom. Upper-level features 3/4 bath, 2 bedrooms.

18. 2020-02-24
    status Pending 126-char remark

    Show marketing remark (126 chars)

    Category 2 vacant building. The main level features kitchen, living room, bathroom. Upper-level features 3/4 bath, 2 bedrooms.

19. 2020-02-13
    historical Contingent - Inspection 126-char remark

    Show marketing remark (126 chars)

    Category 2 vacant building. The main level features kitchen, living room, bathroom. Upper-level features 3/4 bath, 2 bedrooms.

20. 2020-02-04
    price $49,900 126-char remark

    Show marketing remark (126 chars)

    Category 2 vacant building. The main level features kitchen, living room, bathroom. Upper-level features 3/4 bath, 2 bedrooms.

21. 2020-01-16
    status Active 126-char remark

    Show marketing remark (126 chars)

    Category 2 vacant building. The main level features kitchen, living room, bathroom. Upper-level features 3/4 bath, 2 bedrooms.

22. 2020-01-10
    historical Contingent - Inspection 126-char remark

    Show marketing remark (126 chars)

    Category 2 vacant building. The main level features kitchen, living room, bathroom. Upper-level features 3/4 bath, 2 bedrooms.

23. 2019-12-19
    status Active 126-char remark

    Show marketing remark (126 chars)

    Category 2 vacant building. The main level features kitchen, living room, bathroom. Upper-level features 3/4 bath, 2 bedrooms.

24. 2019-12-17
    historical 126-char remark

    Show marketing remark (126 chars)

    Category 2 vacant building. The main level features kitchen, living room, bathroom. Upper-level features 3/4 bath, 2 bedrooms.

25. 2019-12-16
    listed $61,900 Active 126-char remark

    Show marketing remark (126 chars)

    Category 2 vacant building. The main level features kitchen, living room, bathroom. Upper-level features 3/4 bath, 2 bedrooms.

26. 2001-05-10
    soldstatus $53,000
27. 2001-03-01
    soldstatus $52,900
28. 2000-01-22
    historical
29. 1999-07-22
    listed $49,900
30. 1999-07-19
    historical
31. 1999-04-19
    listed $53,900
32. 1998-12-14
    historical
33. 1998-08-24
    listed $49,900
34. 1998-07-30
    historical
35. 1998-01-30
    listed $44,900
36. 1997-11-13
    soldstatus $12,900
37. 1997-10-15
    historical
38. 1997-10-08
    listed $12,900
39. 1997-06-14
    historical
40. 1997-03-18
    listed $18,850
41. 1997-03-12
    historical
42. 1996-12-14
    listed $23,350

ⓘ 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: $2,654 · $221/mo
• Projected year-2 tax: $2,654 · $221/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: $18,480
• − Mortgage interest: −$8,957
• − Property taxes: −$2,654
• − Insurance: −$800
• − Repairs & maintenance: −$1,478
• − Management: −$1,478
• − Depreciation: −$4,652
• Taxable loss: −$1,539
• Est. tax savings @ 24.0%: +$369
• After-tax cash flow: $1,453/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

+584.8% since first listed

30 events — show timeline

• 2026-05-31 Price Changed $159,900 NORTHSTARMLS as Distributed by MLS Grid
• 2026-05-19 Relisted — NORTHSTARMLS as Distributed by MLS Grid
• 2026-05-19 Price Changed $169,900 NORTHSTARMLS as Distributed by MLS Grid
• 2026-04-28 Listed $179,900 NORTHSTARMLS as Distributed by MLS Grid
• 2020-02-27 Sold (MLS) $45,000 NORTHSTARMLS as Distributed by MLS Grid
• 2020-02-24 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2020-02-13 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2020-02-04 Price Changed $49,900 NORTHSTARMLS as Distributed by MLS Grid
• 2020-01-16 Relisted — NORTHSTARMLS as Distributed by MLS Grid
• 2020-01-10 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2019-12-19 Relisted — NORTHSTARMLS as Distributed by MLS Grid
• 2019-12-17 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2019-12-16 Listed $61,900 NORTHSTARMLS as Distributed by MLS Grid
• 2001-05-10 Sold (Public Records) $53,000 Public Records
• 2001-03-01 Sold (Public Records) $52,900 Public Records
• 2000-01-22 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 1999-07-22 Listed $49,900 NORTHSTARMLS as Distributed by MLS Grid
• 1999-07-19 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 1999-04-19 Listed $53,900 NORTHSTARMLS as Distributed by MLS Grid
• 1998-12-14 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 1998-08-24 Listed $49,900 NORTHSTARMLS as Distributed by MLS Grid
• 1998-07-30 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 1998-01-30 Listed $44,900 NORTHSTARMLS as Distributed by MLS Grid
• 1997-11-13 Sold (MLS) $12,900 NORTHSTARMLS as Distributed by MLS Grid
• 1997-10-15 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 1997-10-08 Listed $12,900 NORTHSTARMLS as Distributed by MLS Grid
• 1997-06-14 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 1997-03-18 Listed $18,850 NORTHSTARMLS as Distributed by MLS Grid
• 1997-03-12 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 1996-12-14 Listed $23,350 NORTHSTARMLS as Distributed by MLS Grid

Property tax history

+3.1%/yr

Latest (2025): $2,654 · +9.2% YoY. Source: county tax records.