702 4th St E · St. Paul, MN 55106

$289,900

4 bd · 2.0 ba · 2,224 sqft · SingleFamily public records · 4 Days on market

Built 1890 4,791 sqft lot

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Why this score? — see what drove the C- 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 +20.0/30.0
• ARV discount +7.5/15.0
• DSCR +6.4/10.0
• 1% rule +5.9/10.0
• Rent growth +4.1/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

SPECTACULAR SHINGLE STYLE QUEEN ANNE IN DAYTON'S BLUFF HISTORIC DISTRICT. GLEAMING HWF'S W/IN LAID FLOOR IN KIT & BR. NEW ROOF, CENTRAL AIR, COMPLETE RESTORATION, HUGE LR WITH A CORNER BAY WINDOW & STUNNING OPEN STAIRCASE.

Key facts

• New front steps
• Updated bathrooms
• Granite countertops

Tags

• HARDWOOD FLOORS
• GRANITE COUNTERTOPS
• UPDATED KITCHEN FAUCET
• NEW FRONT STEPS
• FRESH INTERIOR PAINT
• UPDATED BATHROOMS

Property features AI

Exterior

• Parking: No dedicated parking
• Utilities: City water connected; City sewer connected; Natural gas
• Home design: Residential property; Two levels; Entry on main level
• Construction: Frame construction; Stone foundation; Roof older than 8 years
• Exterior features: Front porch; Wood exterior; Chain link fencing; 40 x 120 lot

Interior

• Kitchen: Kitchen on main level
• Bedrooms: 4 bedrooms total; Main floor bedroom; Bedroom 2 (upper level); Bedroom 3 (upper level); Bedroom 4 (upper level)
• Flooring: Hardwood floors
• Bathrooms: Main floor 3/4 bath; Upper level full bath; 2 full baths total
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Ceiling fans; City view; Hardwood floors; Natural woodwork; Full basement
• Laundry & utility: Washer hookup

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $290k.

Deal economics

• At list price, monthly cash flow is $358 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $290k).

Location & tenants

• Location reads: area grade C — 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 fast (+6.3%/yr); 254 active listings in the ZIP; 3 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 $3,172/mo this rent would consume 54% of the median local household income ($70k/yr) (locally 2046% 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 $2k of loan paydown is wiped out by about $9k 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 + 6.3% rent growth), your $81k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 11 sale attempts since 33y 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 $289,900

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: 1.09% ✓
• Cap rate: 7.77%
• Cash-on-cash: 5.29%
• DSCR: 1.24
• GRM: 7.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 6.26% rent growth · sell at horizon

5-year hold

• IRR: -4.2%
• Equity multiple: 0.84×
• Total profit: $-13,319
• Equity at exit: $43,225

10-year hold

• IRR: 9.1%
• Equity multiple: 1.81×
• Total profit: $65,436
• Equity at exit: $25,065

Cash invested: $81,172 (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 55106

• Rents YoY: 6.3%
• Active inventory: 254
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $3,172 medium
• Mortgage (P&I): −$1,520
• Tax from tax record: −$508 /mo · $6,090/yr
• Insurance: −$121
• HOA: −$0
• Vacancy / Maint / Mgmt: −$666
• Net cashflow: $358

Break-even live

Break-even rent $2,720

Max offer price $289,900

Occupancy floor 84%

Sensitivity live

Price	-10% $522	-5% $440	+0% $358	+5% $276	+10% $193
Rent	-10% $107	-5% $232	+0% $358	+5% $483	+10% $608
Rate	-1.0pp $504	-0.5pp $431	base $358	+0.5pp $282	+1.0pp $206

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: $72,475
• Closing costs: $8,697
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
333 Sibley St Saint Paul, MN	3.0	1.0–2.0	1358	$3,269	$2.41	11d	10	1.04mi
180 E Kellogg Blvd St Paul, MN	3.0	1.0–2.5	1436	$4,595	$3.20	0d	22	1.06mi
111 Kellogg Blvd E Saint Paul, MN	3.0	1.0–2.0	1000	$2,783	$2.78	3d	20	1.21mi

Listing history 5 events

1. 2026-06-21
   days on market $289,900 Active 4 DOM
2. 2026-06-18
   statusdays on market $289,900 Active 1 DOM
3. 2026-06-17
   days on market $289,900 Coming Soon 2 DOM
4. 2026-06-16
   remarks 673-char remark
5. 2026-06-16
   listed $289,900 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: $6,090 · $508/mo
• Projected year-2 tax: $6,090 · $508/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: $38,068
• − Mortgage interest: −$16,239
• − Property taxes: −$6,090
• − Insurance: −$1,450
• − Repairs & maintenance: −$3,045
• − Management: −$3,045
• − Depreciation: −$8,433
• Taxable loss: −$235
• Est. tax savings @ 24.0%: +$56
• After-tax cash flow: $4,347/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): 56,708
• Household income: $70,187
• Rent vs Own: 38.9% rent · 61.1% own
• Severe rent burden: 2046.0

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: Highly diverse neighborhood (Simpson 0.75)
• Race & ethnicity: Asian 34% White 32% Black 15% Hispanic / Latino 11% Two or more races 10%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Portuguese 4% Lithuanian 2% Romanian 2%
• Foreign-born: 25% · Canada, Philippines, Vietnam
• Languages at home: 59% English-only · Other Asian/Pacific 27% Spanish 9% French/Haitian/Cajun 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: ▼ -239.48%
• Current HPI: 288.7205
• Rent YoY: ▲ 6.26%
• 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

+1832.7% since first listed

29 events — show timeline

• 2026-06-15 Coming Soon $289,900 NORTHSTARMLS as Distributed by MLS Grid
• 2026-04-14 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2026-04-02 Relisted — NORTHSTARMLS as Distributed by MLS Grid
• 2026-03-26 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2026-03-21 Relisted — NORTHSTARMLS as Distributed by MLS Grid
• 2026-03-08 Relisted — NORTHSTARMLS as Distributed by MLS Grid
• 2026-01-06 Price Changed $275,000 NORTHSTARMLS as Distributed by MLS Grid
• 2025-11-06 Listed $300,000 NORTHSTARMLS as Distributed by MLS Grid
• 2005-09-08 Sold (Public Records) $253,000 Public Records
• 2005-09-08 Sold (MLS) $263,000 NORTHSTARMLS as Distributed by MLS Grid
• 2005-08-02 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2005-06-09 Listed $275,000 NORTHSTARMLS as Distributed by MLS Grid
• 2005-06-08 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2005-03-08 Listed $279,500 NORTHSTARMLS as Distributed by MLS Grid
• 2004-11-24 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2004-09-24 Listed $300,000 NORTHSTARMLS as Distributed by MLS Grid
• 2003-10-27 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2003-09-02 Listed $279,900 NORTHSTARMLS as Distributed by MLS Grid
• 2000-03-21 Sold (Public Records) $140,000 Public Records
• 2000-03-13 Sold (MLS) $140,000 NORTHSTARMLS as Distributed by MLS Grid
• 1999-12-15 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 1999-10-18 Listed $139,900 NORTHSTARMLS as Distributed by MLS Grid
• 1999-08-12 Sold (Public Records) $119,000 Public Records
• 1999-01-15 Sold (MLS) $119,000 NORTHSTARMLS as Distributed by MLS Grid
• 1998-12-19 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 1998-11-09 Listed $119,000 NORTHSTARMLS as Distributed by MLS Grid
• 1994-03-15 Sold (MLS) $11,000 NORTHSTARMLS as Distributed by MLS Grid
• 1994-02-11 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 1993-12-13 Listed $15,000 NORTHSTARMLS as Distributed by MLS Grid

Property tax history

+7.8%/yr

Latest (2025): $6,090 · +9.5% YoY. Source: county tax records.