776 Wheeler St N · St. Paul, MN 55104

$325,000

3 bd · 1.0 ba · 768 sqft · SingleFamily public records · 21 Days on market

Built 1918 5,401 sqft lot $423/sqft · 55% above area Est $506k · 36% under

---

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 +25.3/30.0
• ARV discount +15.0/15.0
• DSCR +8.3/10.0
• 1% rule +6.5/10.0
• Rent growth +3.1/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great opportunity to live close to Newell Park! This century old home features hardwood floors, a built in buffet, claw foot tub, 2 nice sized bedrooms on the first floor and a large 3rd bedroom upstairs.

Key facts

• Quartz countertops
• Built-in buffet
• Stainless appliances

Tags

• ORIGINAL WOODWORK
• BUILT-IN BUFFET
• REFINISHED HARDWOOD FLOORS
• BRAND-NEW KITCHEN
• QUARTZ COUNTERTOPS
• STAINLESS APPLIANCES

Property features AI

Exterior

• Parking: Detached garage with garage door opener; 1-car garage (approx. 14x24, 319 sq ft)
• Utilities: City water connected; City sewer connected; Natural gas fuel
• Home design: Residential property; One and one-half stories; All living facilities on one level
• Construction: Block foundation; Asphalt roof; Built with block foundation details
• Exterior features: Porch; Light tree coverage; Public transit within six blocks; City street frontage with curbs, paved streets and sidewalks; No fencing

Interior

• Kitchen: Kitchen with window; Range; Microwave; Dishwasher; Refrigerator
• Bedrooms: Three bedrooms total (two on main level, one on upper level)
• Bathrooms: Two full bathrooms (includes a main floor full bath)
• Heating & cooling: Forced air heating; No central air
• Interior features: Natural woodwork; Kitchen window; Porch; Separate/formal dining room; All living facilities on one level
• Laundry & utility: Washer and dryer; Laundry located in basement; Utility room

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $325k.

Deal economics

• At list price, monthly cash flow is $733 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $325k).
• Recommended offer: $320k (1.5% below list) — sets the bar for market timing.

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.
• Zoned schools: Hamline Elementary School (math 15% / reading 24%, grade F, #755 of 857 statewide, top 88%, 303 students, 84% FRL); Murray Middle School (math 19% / reading 40%, grade F, #204 of 258 statewide, top 80%, 538 students, 64% FRL); Como Park Senior High (math 8% / reading 42%, grade F, #375 of 471 statewide, top 81%, 1,078 students, 75% FRL).
• Market conditions: Rents rising (+2.5%/yr); 187 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals leasing fast (median 12d 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).
• At $3,742/mo this rent would consume 59% of the median local household income ($76k/yr) (locally 2116% 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 $10k 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 21 days — a 2% lower offer ($320k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 21y 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 1918 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $320,125 (1.5% below list)

Questions for the listing agent

1. Built in 1918 — 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: 1.15% ✓
• Cap rate: 9.00%
• Cash-on-cash: 9.67%
• DSCR: 1.43
• GRM: 7.2

CMA / ARV

• ARV (median comp): $506,118
• List price: $325,000
• Delta: -35.79%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 2.5% rent growth · sell at horizon

5-year hold

• IRR: -2.3%
• Equity multiple: 0.91×
• Total profit: $-7,792
• Equity at exit: $48,459

10-year hold

• IRR: 6.9%
• Equity multiple: 1.50×
• Total profit: $45,915
• Equity at exit: $28,100

Cash invested: $91,000 (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 55104

• Rents YoY: 2.5%
• Active inventory: 187
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $3,742 medium
• Mortgage (P&I): −$1,704
• Tax from tax record: −$383 /mo · $4,598/yr
• Insurance: −$135
• HOA: −$0
• Vacancy / Maint / Mgmt: −$786
• Net cashflow: $733

Break-even live

Break-even rent $2,814

Max offer price $325,000

Occupancy floor 75%

Sensitivity live

Price	-10% $917	-5% $825	+0% $733	+5% $641	+10% $549
Rent	-10% $438	-5% $585	+0% $733	+5% $881	+10% $1,029
Rate	-1.0pp $897	-0.5pp $816	base $733	+0.5pp $649	+1.0pp $563

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: $81,250
• Closing costs: $9,750
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2410 University Ave W Saint Paul, MN	2.0	1.0–2.0	793	$6,008	$7.58	12d	13	1.19mi
2424 Territorial Rd Saint Paul, MN	3.0	1.0–2.0	955	$3,660	$3.83	14d	23	1.24mi
1555 Selby Ave Saint Paul, MN	3.0	1.0–2.5	1506	$6,444	$4.28	0d	8	1.30mi
150 Snelling Ave N St Paul, MN	2.0	1.0–2.0	741	$2,598	$3.51	3d	8	1.36mi

Listing history 9 events

1. 2026-05-13
   historical Contingent - Inspection 1003-char remark
2. 2026-04-29
   listed $325,000 Active 1003-char remark
3. 2026-01-21
   soldstatus $215,000
4. 2026-01-16
   soldstatus $215,000 Sold 204-char remark

   Show marketing remark (204 chars)

   Great opportunity to live close to Newell Park! This century old home features hardwood floors, a built in buffet, claw foot tub, 2 nice sized bedrooms on the first floor and a large 3rd bedroom upstairs.

5. 2026-01-03
   status Pending 204-char remark

   Show marketing remark (204 chars)

   Great opportunity to live close to Newell Park! This century old home features hardwood floors, a built in buffet, claw foot tub, 2 nice sized bedrooms on the first floor and a large 3rd bedroom upstairs.

6. 2025-12-04
   listed $249,900 Active 204-char remark

   Show marketing remark (204 chars)

   Great opportunity to live close to Newell Park! This century old home features hardwood floors, a built in buffet, claw foot tub, 2 nice sized bedrooms on the first floor and a large 3rd bedroom upstairs.

7. 2005-10-14
   soldstatus $179,900

   Show marketing remark (233 chars)

   Many Updates including new flooring/paint throughout; new furnace, newer roof; nicely landscaped yard with deck over garage; Immediate possesion; Close to Newell Park and Hamlline University; Room for expansion above and in basement.

8. 2005-09-27
   historical

   Show marketing remark (233 chars)

   Many Updates including new flooring/paint throughout; new furnace, newer roof; nicely landscaped yard with deck over garage; Immediate possesion; Close to Newell Park and Hamlline University; Room for expansion above and in basement.

9. 2005-08-06
   listed $179,900

   Show marketing remark (233 chars)

   Many Updates including new flooring/paint throughout; new furnace, newer roof; nicely landscaped yard with deck over garage; Immediate possesion; Close to Newell Park and Hamlline University; Room for expansion above and in basement.

ⓘ 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: $4,598 · $383/mo
• Projected year-2 tax: $4,598 · $383/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: $44,904
• − Mortgage interest: −$18,205
• − Property taxes: −$4,598
• − Insurance: −$1,625
• − Repairs & maintenance: −$3,592
• − Management: −$3,592
• − Depreciation: −$9,455
• Taxable income: $3,837
• Est. tax owed @ 24.0%: −$921
• After-tax cash flow: $7,879/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): 45,762
• Household income: $75,712
• Rent vs Own: 46.9% rent · 53.1% own
• Severe rent burden: 2116.0

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 0.60)
• Race & ethnicity: White 60% Black 19% Two or more races 10% Asian 7% Hispanic / Latino 7%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Portuguese 8% Romanian 3% Lithuanian 3%
• Foreign-born: 12% · Canada, Vietnam, China
• Languages at home: 83% English-only · Spanish 4% Other Asian/Pacific 4% 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: ▼ -532.26%
• Current HPI: 245.6146
• Rent YoY: ▲ 2.50%
• 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

+80.7% since first listed

11 events — show timeline

• 2026-06-17 Sold (MLS) $325,000 NORTHSTARMLS as Distributed by MLS Grid
• 2026-05-20 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2026-05-13 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2026-04-29 Listed $325,000 NORTHSTARMLS as Distributed by MLS Grid
• 2026-01-21 Sold (Public Records) $215,000 Public Records
• 2026-01-16 Sold (MLS) $215,000 NORTHSTARMLS as Distributed by MLS Grid
• 2026-01-03 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2025-12-04 Listed $249,900 NORTHSTARMLS as Distributed by MLS Grid
• 2005-10-14 Sold (MLS) $179,900 NORTHSTARMLS as Distributed by MLS Grid
• 2005-09-27 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2005-08-06 Listed $179,900 NORTHSTARMLS as Distributed by MLS Grid

Property tax history

+4.9%/yr

Latest (2025): $4,598 · +40.4% YoY. Source: county tax records.