78 10th St E #1808 · St. Paul, MN 55101

$98,000

1 bd · 1.0 ba · 630 sqft · Condo public records · 230 Days on market

Built 1987 $720/mo HOA · 40% of rent ↓ 13% since listing

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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 +11.1/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +3.2/10.0
• Rent growth +2.6/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +2.4/10.0
• Schools +2.4/10.0

Listing remarks MLS

Clean condo with newer carpet. Parking space in garage included. Pleasant views from balcony of the city with the Cathedral as a backdrop. Walking distance to so much: History and Fitzgerald theaters, museums, Ordway Theater, the capital, and new Pedro Park across the street. The Pointe has so much to offer; a excellently maintained building with amenities including: a fitness center, indoor pool, sauna, rooftop sun deck including a sport court and community grill, on-site management, security, secured package room, community room, library, remodeled laundry room. Pets allowed: 2 cats or smaller dog and a cat.

Key facts

• Fitness center
• Walking distance
• Sauna

Tags

• NEWER CARPET
• WALKING DISTANCE
• FITNESS CENTER
• INDOOR POOL
• SAUNA
• ROOFTOP SUN DECK

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $98k.

Deal economics

• At list price, monthly cash flow is $-40 ($-482/yr) — negative.
• To cash-flow at today's rent, offer at most $91k (7.2% below list).
• Meets the 1% rule at list price ($2k rent vs $98k).
• Recommended offer: $86k (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: Farnsworth Aerospace Lower (math 5% / reading 15%, grade F, #813 of 857 statewide, top 97%, 425 students, 83% FRL) — zoned schools average 83% FRL vs 64% district-wide (19 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 10% at this address vs 27% district-wide (-17 pts) — the specific schools serving this property underperform the St. Paul Public School District average; the district grade overstates school quality for this exact location.
• Market conditions: Rents flat; 76 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals leasing fast (median 4d on market — plan ~1-2 weeks tenant-placement turnaround); 1,202 units permitted in Ramsey County in 2024 (880 in 5+ unit buildings).
• This rent runs 33% of the median local income ($65k/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 $678 of loan paydown is wiped out by about $3k 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 230 days — a 12% lower offer ($86k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 23y ago; this cycle's ask has dropped $12k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 40% of rent.

Recommended offer $86,240 (12.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 230 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.81% ✓
• Cap rate: 5.80%
• Cash-on-cash: -1.76%
• DSCR: 0.92
• GRM: 4.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.2% rent growth · sell at horizon

5-year hold

• IRR: -25.8%
• Equity multiple: 0.17×
• Total profit: $-22,813
• Equity at exit: $14,612

10-year hold

• IRR: -68.0%
• Equity multiple: -0.46×
• Total profit: $-40,043
• Equity at exit: $8,473

Cash invested: $27,440 (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 55101

• Home prices YoY: -2.1%
• Rents YoY: 0.2%
• Active inventory: 76
• Price-to-rent: 4.6×

Monthly cashflow live

• Estimated rent: $1,778 high
• Mortgage (P&I): −$514
• Tax from tax record: −$170 /mo · $2,044/yr
• Insurance: −$41
• HOA: −$720
• Vacancy / Maint / Mgmt: −$373
• Net cashflow: $-40

Break-even live

Break-even rent $1,829

Max offer price $90,905

Occupancy floor 97%

Sensitivity live

Price	-10% $15	-5% $-12	+0% $-40	+5% $-68	+10% $-96
Rent	-10% $-181	-5% $-110	+0% $-40	+5% $30	+10% $100
Rate	-1.0pp $9	-0.5pp $-15	base $-40	+0.5pp $-66	+1.0pp $-91

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: $24,500
• Closing costs: $2,940
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
101 10th St E Saint Paul, MN	2.0	1.0–2.0	853	$1,924	$2.25	1d	20	0.10mi
141 4th St E Saint Paul, MN	2.0	1.0–2.0	811	$1,776	$2.19	22d	20	0.37mi
333 Sibley St Saint Paul, MN	3.0	1.0–2.0	1358	$1,884	$1.39	12d	10	0.40mi
111 Kellogg Blvd E Saint Paul, MN	3.0	1.0–2.0	1000	$1,749	$1.75	3d	20	0.42mi
250 6th St E St Paul, MN	2.0	1.0–2.0	980	$2,098	$2.14	1d	17	0.44mi
240 5th St E St Paul, MN	2.0	1.0–2.0	949	$2,040	$2.15	0d	9	0.44mi
253 Kellogg Blvd W Saint Paul, MN	2.0	1.0–2.0	1208	$2,226	$1.84	4d	12	0.45mi
330 9th St E St Paul, MN	1.0–2.0	1.0	978	$1,445	$1.48	5d	3	0.48mi
180 E Kellogg Blvd St Paul, MN	3.0	1.0–2.5	1436	$2,338	$1.63	0d	21	0.50mi
255 Western Ave N Saint Paul, MN	3.0	1.0–2.0	1049	$2,181	$2.08	3d	23	1.02mi
400 Spring St Saint Paul, MN	1.0–2.0	1.0–2.0	1205	$1,500	$1.24	1d	32	1.04mi

HOA detail condo

• Monthly dues: $720 · $8,640/yr
• Likely covers: poolgymsecurityparking
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 23 events

1. 2026-06-21
   days on market $98,000 Active 230 DOM
2. 2026-06-18
   days on market $98,000 Active 227 DOM
3. 2026-06-17
   days on market $98,000 Active 226 DOM
4. 2026-06-16
   days on market $98,000 Active 225 DOM
5. 2026-06-15
   days on market $98,000 Active 224 DOM
6. 2026-06-13
   days on market $98,000 Active 222 DOM
7. 2026-06-09
   days on market $98,000 Active 218 DOM
8. 2026-06-08
   days on market $98,000 Active 217 DOM
9. 2026-06-07
   days on market $98,000 Active 216 DOM
10. 2026-06-04
    days on market $98,000 Active 213 DOM
11. 2026-06-03
    days on market $98,000 Active 212 DOM
12. 2026-06-02
    days on market $98,000 Active 211 DOM
13. 2026-06-01
    days on market $98,000 Active 210 DOM
14. 2026-05-31
    days on market $98,000 Active 209 DOM
15. 2026-02-12
    price $100,000 617-char remark

    Show marketing remark (617 chars)

    Clean condo with newer carpet. Parking space in garage included. Pleasant views from balcony of the city with the Cathedral as a backdrop. Walking distance to so much: History and Fitzgerald theaters, museums, Ordway Theater, the capital, and new Pedro Park across the street. The Pointe has so much to offer; a excellently maintained building with amenities including: a fitness center, indoor pool, sauna, rooftop sun deck including a sport court and community grill, on-site management, security, secured package room, community room, library, remodeled laundry room. Pets allowed: 2 cats or smaller dog and a cat.

16. 2025-11-03
    listed $110,000 Active 617-char remark

    Show marketing remark (617 chars)

    Clean condo with newer carpet. Parking space in garage included. Pleasant views from balcony of the city with the Cathedral as a backdrop. Walking distance to so much: History and Fitzgerald theaters, museums, Ordway Theater, the capital, and new Pedro Park across the street. The Pointe has so much to offer; a excellently maintained building with amenities including: a fitness center, indoor pool, sauna, rooftop sun deck including a sport court and community grill, on-site management, security, secured package room, community room, library, remodeled laundry room. Pets allowed: 2 cats or smaller dog and a cat.

17. 2025-01-01
    historical
18. 2024-08-02
    listed $120,000 Active
19. 2024-07-30
    historical
20. 2003-07-16
    soldstatus $115,475
21. 2003-07-16
    soldstatus $115,475
22. 2003-06-06
    listed $115,475
23. 2003-06-06
    historical

ⓘ 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: $2,044 · $170/mo
• Projected year-2 tax: $2,044 · $170/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: $21,341
• − Mortgage interest: −$5,490
• − Property taxes: −$2,044
• − Insurance: −$490
• − Repairs & maintenance: −$1,707
• − Management: −$1,707
• − HOA: −$8,640
• − Depreciation: −$2,851
• Taxable loss: −$1,588
• Est. tax savings @ 24.0%: +$381
• After-tax cash flow: $-101/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): 7,911
• Household income: $64,863
• Rent vs Own: 78.8% rent · 21.2% own
• Severe rent burden: 1202.0

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 (67%)
• Race & ethnicity: White 67% Asian 13% Black 10% Two or more races 6% Hispanic / Latino 3%
• Common ancestry: Portuguese 8% Romanian 3% Italian 3%
• Foreign-born: 11% · Canada, Vietnam, China
• Languages at home: 86% English-only · Spanish 3% Other Asian/Pacific 3% Tagalog/Filipino 2%

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: ▼ -5.29%
• Current HPI: 248.1315
• Rent YoY: ▲ 0.20%
• 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

-13.4% since first listed

9 events — show timeline

• 2026-02-12 Price Changed $100,000 NORTHSTARMLS as Distributed by MLS Grid
• 2025-11-03 Listed $110,000 NORTHSTARMLS as Distributed by MLS Grid
• 2025-01-01 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2024-08-02 Listed $120,000 NORTHSTARMLS as Distributed by MLS Grid
• 2024-07-30 Coming Soon — NORTHSTARMLS as Distributed by MLS Grid
• 2003-07-16 Sold (Public Records) $115,475 Public Records
• 2003-07-16 Sold (MLS) $115,475 NORTHSTARMLS as Distributed by MLS Grid
• 2003-06-06 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2003-06-06 Listed $115,475 NORTHSTARMLS as Distributed by MLS Grid

Property tax history

+2.6%/yr

Latest (2025): $2,044 · +3.2% YoY. Source: county tax records.