891 Benhill Rd · St. Paul, MN 55105

$220,000

1 bd · 1.0 ba · 748 sqft · SingleFamily public records · 34 Days on market

Built 1913 3,528 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 +15.6/30.0
• ARV discount +7.5/15.0
• DSCR +4.8/10.0
• 1% rule +3.8/10.0
• Rent growth +3.3/5.0
• 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 Summit Hill location with higher end homes. 2br, 1bth, clean TISH report. Updates have been completed so just move in. New Kitchen cabinets, counters, LVP floor. Updated bathroom. New carpet, fixtures, and hardware throughout. Fresh interior and exterior paint. Large living room with vaulted ceilings and skylights. Nice size bedrooms. New H20 heater. Roof, maintenance free siding, soffits, fascia, and some windows updated in recent years. Electrical has been updated. Furnace and appliances all in good working order.. Dry basement with plenty of usable space. Nice fenced in yard. Off street 2+ space parking where you could build a carport or garage. Own your own home. Great alternative to an apartment or condo. Nice Summit Hill neighborhood, easy access to both downtowns, and all amenities.

Key facts

• 3,528 sq ft lot
• Built 1913
• Listed 34 days

Property features AI

Finance

• Other: Above grade finished area and main level finished area listed; Below grade area present
• Financial info: Conventional mortgage financing noted

Exterior

• Parking: Gravel parking
• Utilities: City water connected; City sewer connected; Xcel Energy power; Natural gas
• Home design: Residential single-story home; Entry level and primary bedroom on main floor
• Construction: Brick/mortar foundation; Block basement (unfinished) with drainage system
• Exterior features: Covered front porch; Metal and vinyl exterior; Chain link full fencing; Corner lot; Tree coverage - medium; Public transit within six blocks; Paved city street with public maintenance

Interior

• Kitchen: Cooktop; Range; Microwave; Refrigerator; Kitchen window
• Bedrooms: Two bedrooms on the main level (14x9 and 10x10)
• Bathrooms: One full bathroom on the main floor
• Heating & cooling: Forced air heating; No central air
• Interior features: Vaulted ceiling(s); Skylight; Living/Dining room; All living facilities on one level; Main floor primary bedroom; Main floor bedroom; Porch; Kitchen window
• Laundry & utility: Washer and dryer hookups; Gas dryer hookup; Washer hookup; Gas water heater

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $220k.

Deal economics

• At list price, monthly cash flow is $38 ($457/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 $193k (12.3% below list).
• Recommended offer: $193k (12.3% 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 (+3.1%/yr); 124 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals leasing fast (median 0d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k 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 34 days — a 3% lower offer ($213k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y 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: flood insurance adds $56/mo; built in 1913 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $192,950 (12.3% below list)

Questions for the listing agent

1. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1913 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 0.88% ✗
• Cap rate: 6.80%
• Cash-on-cash: 1.82%
• DSCR: 1.08
• GRM: 9.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.15% rent growth · sell at horizon

5-year hold

• IRR: -14.9%
• Equity multiple: 0.47×
• Total profit: $-32,926
• Equity at exit: $32,803

10-year hold

• IRR: -6.1%
• Equity multiple: 0.61×
• Total profit: $-24,316
• Equity at exit: $19,022

Cash invested: $61,600 (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 55105

• Rents YoY: 3.1%
• Active inventory: 124
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $1,930 medium
• Mortgage (P&I): −$1,154
• Tax from tax record: −$185 /mo · $2,224/yr
• Insurance: −$92
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$405
• Net cashflow: $38

Break-even live

Break-even rent $1,881

Max offer price $220,000

Occupancy floor 93%

Sensitivity live

Price	-10% $163	-5% $100	+0% $38	+5% $-24	+10% $-86
Rent	-10% $-114	-5% $-38	+0% $38	+5% $114	+10% $190
Rate	-1.0pp $149	-0.5pp $94	base $38	+0.5pp $-19	+1.0pp $-77

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: $55,000
• Closing costs: $6,600
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
470 Lexington Pkwy S Saint Paul, MN	2.0	1.0–2.0	1175	$2,455	$2.09	2d	19	0.50mi
695 Grand Ave Saint Paul, MN	1.0	1.0	755	$2,195	$2.91	0d	6	0.70mi
740 Victoria St S Saint Paul, MN	3.0	1.0–2.0	1076	$2,006	$1.86	0d	38	0.92mi
380 Randolph Ave Saint Paul, MN	2.0	1.0–2.0	753	$2,252	$2.99	0d	18	1.11mi

Listing history 23 events

1. 2026-06-18
   days on market $220,000 Active 34 DOM
2. 2026-06-17
   days on market $220,000 Active 33 DOM
3. 2026-06-16
   days on market $220,000 Active 32 DOM
4. 2026-06-15
   days on market $220,000 Active 31 DOM
5. 2026-06-13
   days on market $220,000 Active 29 DOM
6. 2026-06-09
   days on market $220,000 Active 25 DOM
7. 2026-06-08
   days on market $220,000 Active 24 DOM
8. 2026-06-07
   days on market $220,000 Active 23 DOM
9. 2026-06-04
   days on market $220,000 Active 20 DOM
10. 2026-06-03
    days on market $220,000 Active 19 DOM
11. 2026-06-02
    days on market $220,000 Active 18 DOM
12. 2026-06-01
    days on market $220,000 Active 17 DOM
13. 2026-05-31
    days on market $220,000 Active 16 DOM
14. 2026-05-15
    listed $225,000 Active 1027-char remark
15. 2026-05-11
    historical $225,000 1027-char remark
16. 2024-05-01
    soldstatus $217,500
17. 2024-04-19
    soldstatus $217,500 Sold 807-char remark

    Show marketing remark (807 chars)

    Great Summit Hill location with higher end homes. 2br, 1bth, clean TISH report. Updates have been completed so just move in. New Kitchen cabinets, counters, LVP floor. Updated bathroom. New carpet, fixtures, and hardware throughout. Fresh interior and exterior paint. Large living room with vaulted ceilings and skylights. Nice size bedrooms. New H20 heater. Roof, maintenance free siding, soffits, fascia, and some windows updated in recent years. Electrical has been updated. Furnace and appliances all in good working order.. Dry basement with plenty of usable space. Nice fenced in yard. Off street 2+ space parking where you could build a carport or garage. Own your own home. Great alternative to an apartment or condo. Nice Summit Hill neighborhood, easy access to both downtowns, and all amenities.

18. 2024-04-05
    status Pending 807-char remark

    Show marketing remark (807 chars)

    Great Summit Hill location with higher end homes. 2br, 1bth, clean TISH report. Updates have been completed so just move in. New Kitchen cabinets, counters, LVP floor. Updated bathroom. New carpet, fixtures, and hardware throughout. Fresh interior and exterior paint. Large living room with vaulted ceilings and skylights. Nice size bedrooms. New H20 heater. Roof, maintenance free siding, soffits, fascia, and some windows updated in recent years. Electrical has been updated. Furnace and appliances all in good working order.. Dry basement with plenty of usable space. Nice fenced in yard. Off street 2+ space parking where you could build a carport or garage. Own your own home. Great alternative to an apartment or condo. Nice Summit Hill neighborhood, easy access to both downtowns, and all amenities.

19. 2024-04-01
    status Pending 807-char remark

    Show marketing remark (807 chars)

    Great Summit Hill location with higher end homes. 2br, 1bth, clean TISH report. Updates have been completed so just move in. New Kitchen cabinets, counters, LVP floor. Updated bathroom. New carpet, fixtures, and hardware throughout. Fresh interior and exterior paint. Large living room with vaulted ceilings and skylights. Nice size bedrooms. New H20 heater. Roof, maintenance free siding, soffits, fascia, and some windows updated in recent years. Electrical has been updated. Furnace and appliances all in good working order.. Dry basement with plenty of usable space. Nice fenced in yard. Off street 2+ space parking where you could build a carport or garage. Own your own home. Great alternative to an apartment or condo. Nice Summit Hill neighborhood, easy access to both downtowns, and all amenities.

20. 2024-03-28
    listed $217,500 Active 807-char remark

    Show marketing remark (807 chars)

    Great Summit Hill location with higher end homes. 2br, 1bth, clean TISH report. Updates have been completed so just move in. New Kitchen cabinets, counters, LVP floor. Updated bathroom. New carpet, fixtures, and hardware throughout. Fresh interior and exterior paint. Large living room with vaulted ceilings and skylights. Nice size bedrooms. New H20 heater. Roof, maintenance free siding, soffits, fascia, and some windows updated in recent years. Electrical has been updated. Furnace and appliances all in good working order.. Dry basement with plenty of usable space. Nice fenced in yard. Off street 2+ space parking where you could build a carport or garage. Own your own home. Great alternative to an apartment or condo. Nice Summit Hill neighborhood, easy access to both downtowns, and all amenities.

21. 2024-01-16
    historical
22. 2024-01-04
    listed $199,500 Active
23. 2023-10-30
    soldstatus $127,000

ⓘ 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: $2,224 · $185/mo
• Projected year-2 tax: $2,344 · $195/mo
• Expected delta: +$120/yr (+$10/mo · 5.4%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone X (unshaded) · 77% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥100°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: $23,154
• − Mortgage interest: −$12,323
• − Property taxes: −$2,224
• − Insurance: −$1,766
• − Repairs & maintenance: −$1,852
• − Management: −$1,852
• − Depreciation: −$6,400
• Taxable loss: −$3,265
• Est. tax savings @ 24.0%: +$783
• After-tax cash flow: $1,240/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): 28,617
• Household income: $107,248
• Rent vs Own: 33.4% rent · 66.6% own
• Severe rent burden: 909.0

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 (82%)
• Race & ethnicity: White 82% Two or more races 7% Hispanic / Latino 5% Asian 4% Black 3%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Portuguese 11% Romanian 4% Lithuanian 4%
• Foreign-born: 4% · Canada, China, South Korea
• Languages at home: 91% English-only · Spanish 4% German/W. Germanic 1% Other Asian/Pacific 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: ▼ -562.23%
• Current HPI: 223.6008
• Rent YoY: ▲ 3.15%
• 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

+73.2% since first listed

11 events — show timeline

• 2026-05-29 Price Changed $220,000 NORTHSTARMLS as Distributed by MLS Grid
• 2026-05-15 Listed $225,000 NORTHSTARMLS as Distributed by MLS Grid
• 2026-05-11 Coming Soon $225,000 NORTHSTARMLS as Distributed by MLS Grid
• 2024-05-01 Sold (Public Records) $217,500 Public Records
• 2024-04-19 Sold (MLS) $217,500 NORTHSTARMLS as Distributed by MLS Grid
• 2024-04-05 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2024-04-01 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2024-03-28 Listed $217,500 NORTHSTARMLS as Distributed by MLS Grid
• 2024-01-16 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2024-01-04 Listed $199,500 NORTHSTARMLS as Distributed by MLS Grid
• 2023-10-30 Sold (Public Records) $127,000 Public Records

Property tax history

+10.0%/yr

Latest (2025): $2,224 · -19.6% YoY. Source: county tax records.