591 Wells St · St. Paul, MN 55130

$170,000

3 bd · 1.0 ba · 730 sqft · SingleFamily public records · 4 Days on market

Built 1890 4,965 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
• DSCR +10.0/10.0
• 1% rule +8.9/10.0
• 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

BRAND NEW Architectural Shingled Roof, FRESH Paint, HARDWOOD Floors Under Carpet, Newer Water Heater. 2nd Bedroom closet is across the hall. Room for garage. Large Kitchen.

Key facts

• 4,965 sq ft lot
• Built 1890
• Listed 4 days

Property features AI

Finance

• Other: Lot measures approximately 0.114 acres (40 x 125)

Exterior

• Parking: On-street parking only; Open parking
• Utilities: City water connected; City sewer connected; Natural gas
• Home design: Residential property; Two levels; Entry level/main living area on main level
• Construction: Brick/mortar foundation; Built with wood exterior
• Exterior features: Wood exterior

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Basement with block construction

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $661 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $170k).

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); 59 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 1d on market — plan ~1-2 weeks tenant-placement turnaround); 1,202 units permitted in Ramsey County in 2024 (880 in 5+ unit buildings).
• At $2,370/mo this rent would consume 53% 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 $48k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 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.

Risks & watch-outs

• Watch-outs: built in 1890 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $170,000

Questions for the listing agent

1. Built in 1890 — 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. 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.
4. 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.
5. 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: 1.39% ✓
• Cap rate: 10.96%
• Cash-on-cash: 16.67%
• DSCR: 1.74
• GRM: 6.0

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: 8.9%
• Equity multiple: 1.35×
• Total profit: $16,890
• Equity at exit: $25,348

10-year hold

• IRR: 18.9%
• Equity multiple: 2.65×
• Total profit: $78,639
• Equity at exit: $14,698

Cash invested: $47,600 (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 55130

• Home prices YoY: -17.6%
• Rents YoY: 3.9%
• Active inventory: 59
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $2,370 medium
• Mortgage (P&I): −$891
• Tax from tax record: −$249 /mo · $2,988/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$498
• Net cashflow: $661

Break-even live

Break-even rent $1,533

Max offer price $170,000

Occupancy floor 67%

Sensitivity live

Price	-10% $757	-5% $709	+0% $661	+5% $613	+10% $565
Rent	-10% $474	-5% $568	+0% $661	+5% $755	+10% $849
Rate	-1.0pp $747	-0.5pp $704	base $661	+0.5pp $617	+1.0pp $572

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: $42,500
• Closing costs: $5,100
• Reserves months: —
• Total cash needed: —

Rent comps 3 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	4d	3	1.18mi
250 6th St E St Paul, MN	2.0	1.0–2.0	980	$2,868	$2.93	0d	17	1.40mi
240 5th St E St Paul, MN	2.0	1.0–2.0	949	$2,770	$2.92	0d	9	1.45mi

Listing history 14 events

1. 2026-05-05
   status Pending 97-char remark
2. 2026-05-01
   listed $170,000 Active 97-char remark
3. 2017-12-22
   soldstatus $74,000
4. 2017-12-15
   soldstatus $74,000 Sold 172-char remark

   Show marketing remark (172 chars)

   BRAND NEW Architectural Shingled Roof, FRESH Paint, HARDWOOD Floors Under Carpet, Newer Water Heater. 2nd Bedroom closet is across the hall. Room for garage. Large Kitchen.

5. 2017-11-17
   status Pending 172-char remark

   Show marketing remark (172 chars)

   BRAND NEW Architectural Shingled Roof, FRESH Paint, HARDWOOD Floors Under Carpet, Newer Water Heater. 2nd Bedroom closet is across the hall. Room for garage. Large Kitchen.

6. 2017-11-14
   status Active 172-char remark

   Show marketing remark (172 chars)

   BRAND NEW Architectural Shingled Roof, FRESH Paint, HARDWOOD Floors Under Carpet, Newer Water Heater. 2nd Bedroom closet is across the hall. Room for garage. Large Kitchen.

7. 2017-11-13
   status Pending 172-char remark

   Show marketing remark (172 chars)

   BRAND NEW Architectural Shingled Roof, FRESH Paint, HARDWOOD Floors Under Carpet, Newer Water Heater. 2nd Bedroom closet is across the hall. Room for garage. Large Kitchen.

8. 2017-11-07
   price $77,500 172-char remark

   Show marketing remark (172 chars)

   BRAND NEW Architectural Shingled Roof, FRESH Paint, HARDWOOD Floors Under Carpet, Newer Water Heater. 2nd Bedroom closet is across the hall. Room for garage. Large Kitchen.

9. 2017-10-16
   status Active 172-char remark

   Show marketing remark (172 chars)

   BRAND NEW Architectural Shingled Roof, FRESH Paint, HARDWOOD Floors Under Carpet, Newer Water Heater. 2nd Bedroom closet is across the hall. Room for garage. Large Kitchen.

10. 2017-10-09
    historical Contingent - Inspection 172-char remark

    Show marketing remark (172 chars)

    BRAND NEW Architectural Shingled Roof, FRESH Paint, HARDWOOD Floors Under Carpet, Newer Water Heater. 2nd Bedroom closet is across the hall. Room for garage. Large Kitchen.

11. 2017-10-03
    listed $79,900 Active 172-char remark

    Show marketing remark (172 chars)

    BRAND NEW Architectural Shingled Roof, FRESH Paint, HARDWOOD Floors Under Carpet, Newer Water Heater. 2nd Bedroom closet is across the hall. Room for garage. Large Kitchen.

12. 1998-11-23
    soldstatus $35,000
13. 1998-10-22
    historical
14. 1998-01-06
    listed $39,900

ⓘ 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: $2,988 · $249/mo
• Projected year-2 tax: $2,988 · $249/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 3/10 Moderate FEMA zone X (unshaded) · 20% 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: $28,444
• − Mortgage interest: −$9,523
• − Property taxes: −$2,988
• − Insurance: −$850
• − Repairs & maintenance: −$2,276
• − Management: −$2,276
• − Depreciation: −$4,945
• Taxable income: $5,587
• Est. tax owed @ 24.0%: −$1,341
• After-tax cash flow: $6,594/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

+333.6% since first listed

15 events — show timeline

• 2026-06-01 Sold (MLS) $173,000 NORTHSTARMLS as Distributed by MLS Grid
• 2026-05-05 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2026-05-01 Listed $170,000 NORTHSTARMLS as Distributed by MLS Grid
• 2017-12-22 Sold (Public Records) $74,000 Public Records
• 2017-12-15 Sold (MLS) $74,000 NORTHSTARMLS as Distributed by MLS Grid
• 2017-11-17 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2017-11-14 Relisted — NORTHSTARMLS as Distributed by MLS Grid
• 2017-11-13 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2017-11-07 Price Changed $77,500 NORTHSTARMLS as Distributed by MLS Grid
• 2017-10-16 Relisted — NORTHSTARMLS as Distributed by MLS Grid
• 2017-10-09 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2017-10-03 Listed $79,900 NORTHSTARMLS as Distributed by MLS Grid
• 1998-11-23 Sold (MLS) $35,000 NORTHSTARMLS as Distributed by MLS Grid
• 1998-10-22 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 1998-01-06 Listed $39,900 NORTHSTARMLS as Distributed by MLS Grid

Property tax history

+11.0%/yr

Latest (2025): $2,988 · +10.8% YoY. Source: county tax records.