26 10th St W #803 · St. Paul, MN 55102

$79,900

1 bd · 1.0 ba · 681 sqft · Condo public records · 48 Days on market

Built 1980 $559/mo HOA · 32% of rent

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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 +28.3/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Rent growth +2.9/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks

Bring your vision and craft your own modern masterpiece. This comfortable 1-bedroom condo offers a rare opportunity in the center of it all. Whether you’re looking to build equity or design your dream urban retreat, this space is ready for you! Step outside and immerse yourself in the best of Downtown St. Paul. You are steps from: local coffee shops, dining, theaters, ball park, history, science , Grand Casino arena, bike paths, river trails and the greenery of Mears park and Rice Park! Assoc fee includes; heat, AC, water, trash, cable, and high-speed internet. Don’t miss this opportunity to define luxury on your own terms.

Key facts

• Theaters
• Modern masterpiece
• Local coffee shops

Tags

• MODERN MASTERPIECE
• URBAN RETREAT
• DOWNTOWN ST PAUL
• LOCAL COFFEE SHOPS
• DINING
• THEATERS

Property features AI

Finance

• Other: Public maintained roads with city street frontage, curbs, sidewalks and street lights
• HOA & community: HOA managed by Cedar Management; Monthly association fee; Association fee covers air conditioning, cable TV, controlled access, hazard insurance, internet, grounds maintenance, professional management, sewer, shared amenities, snow removal and water; Association amenities include laundry, elevator(s), lobby entrance, sauna, community room, exercise room and guest suite

Exterior

• Parking: Attached garage; Underground parking; Additional onsite parking available for a fee; Unassigned parking
• Security: Controlled access; Fire sprinkler system
• Utilities: City water connected; City sewer connected; Electric with circuit breakers; Xcel Energy power; Other fuel
• Home design: Residential attached property; One level (single story); Accessible elevator installed; No stairs internal and external
• Construction: Concrete floors and walls
• Exterior features: Stone exterior; City view; Indoor sprinklers; Patio; Deck

Interior

• Kitchen: Kitchen on main level
• Bedrooms: 1 bedroom on main level
• Flooring: Tile floors
• Bathrooms: 1 full bathroom on main level
• Heating & cooling: Central air; Other heating
• Interior features: All living facilities on one level; Main floor primary bedroom; Main floor laundry; Living/Dining room; Deck
• Laundry & utility: Shared laundry in common area

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $80k.

Deal economics

• At list price, monthly cash flow is $255 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $80k).
• Recommended offer: $78k (3.0% 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.
• Market conditions: Rents rising (+1.6%/yr); 145 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals leasing fast (median 2d 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 $552 of loan paydown is wiped out by about $2k 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 48 days — a 3% lower offer ($78k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 37y 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.
• Current owner paid $34k; list at $80k implies a 133% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 32% of rent.

Recommended offer $77,503 (3.0% below list)

Questions for the listing agent

1. It's been on market 48 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. 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?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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.
6. 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.
7. 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: 2.19% ✓
• Cap rate: 10.13%
• Cash-on-cash: 13.70%
• DSCR: 1.61
• GRM: 3.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.6% rent growth · sell at horizon

5-year hold

• IRR: 1.5%
• Equity multiple: 1.06×
• Total profit: $1,270
• Equity at exit: $11,913

10-year hold

• IRR: 8.9%
• Equity multiple: 1.62×
• Total profit: $13,893
• Equity at exit: $6,908

Cash invested: $22,372 (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 55102

• Rents YoY: 1.6%
• Active inventory: 145
• Price-to-rent: 3.8×

Monthly cashflow live

• Estimated rent: $1,752 high
• Mortgage (P&I): −$419
• Tax from tax record: −$117 /mo · $1,404/yr
• Insurance: −$33
• HOA: −$559
• Vacancy / Maint / Mgmt: −$368
• Net cashflow: $255

Break-even live

Break-even rent $1,428

Max offer price $79,900

Occupancy floor 80%

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: $19,975
• Closing costs: $2,397
• 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	3.0	1.0–2.0	887	$1,611	$1.82	2d	25	0.24mi
253 Kellogg Blvd W Saint Paul, MN	2.0	1.0–2.0	1208	$2,226	$1.84	2d	12	0.29mi
141 4th St E Saint Paul, MN	2.0	1.0–2.0	811	$1,776	$2.19	20d	20	0.48mi
111 Kellogg Blvd E Saint Paul, MN	3.0	1.0–2.0	1000	$1,749	$1.75	1d	20	0.50mi
333 Sibley St Saint Paul, MN	3.0	1.0–2.0	1358	$1,884	$1.39	10d	10	0.53mi
240 5th St E St Paul, MN	2.0	1.0–2.0	949	$2,038	$2.15	2d	10	0.58mi
250 6th St E St Paul, MN	2.0	1.0–2.0	980	$2,108	$2.15	1d	16	0.58mi
180 E Kellogg Blvd St Paul, MN	3.0	1.0–2.5	1436	$2,338	$1.63	1d	22	0.61mi
330 9th St E St Paul, MN	1.0–2.0	1.0	978	$1,445	$1.48	3d	3	0.64mi
255 Western Ave N Saint Paul, MN	3.0	1.0–2.0	1049	$2,181	$2.08	1d	23	0.87mi
400 Spring St Saint Paul, MN	1.0–2.0	1.0–2.0	1205	$1,500	$1.24	3d	31	0.93mi

HOA detail condo

• Monthly dues: $559 · $6,708/yr
• Likely covers: watertrashinternetcable
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 25 events

1. 2026-06-18
   days on market $79,900 Active 48 DOM
2. 2026-06-17
   days on market $79,900 Active 47 DOM
3. 2026-06-16
   days on market $79,900 Active 46 DOM
4. 2026-06-15
   days on market $79,900 Active 45 DOM
5. 2026-06-13
   days on market $79,900 Active 43 DOM
6. 2026-06-09
   days on market $79,900 Active 39 DOM
7. 2026-06-08
   days on market $79,900 Active 38 DOM
8. 2026-06-07
   days on market $79,900 Active 37 DOM
9. 2026-06-04
   days on market $79,900 Active 34 DOM
10. 2026-06-03
    days on market $79,900 Active 33 DOM
11. 2026-06-02
    days on market $79,900 Active 32 DOM
12. 2026-06-01
    days on market $79,900 Active 31 DOM
13. 2026-05-31
    days on market $79,900 Active 30 DOM
14. 2026-04-30
    listed $79,900 Active 646-char remark
15. 1998-05-18
    soldstatus $34,250
16. 1998-03-27
    soldstatus $34,250
17. 1998-02-05
    historical
18. 1998-01-29
    listed $35,900
19. 1994-12-29
    soldstatus $27,000
20. 1994-10-24
    historical
21. 1994-04-16
    listed $31,900
22. 1993-12-31
    historical
23. 1993-04-01
    listed $31,900
24. 1992-12-31
    historical
25. 1989-12-18
    listed $35,900

ⓘ 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: $1,404 · $117/mo
• Projected year-2 tax: $1,404 · $117/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: $21,019
• − Mortgage interest: −$4,476
• − Property taxes: −$1,404
• − Insurance: −$400
• − Repairs & maintenance: −$1,682
• − Management: −$1,682
• − HOA: −$6,708
• − Depreciation: −$2,324
• Taxable income: $2,344
• Est. tax owed @ 24.0%: −$563
• After-tax cash flow: $2,503/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): 19,630
• Household income: $76,406
• Rent vs Own: 55.1% rent · 44.9% own
• Severe rent burden: 1116.0

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 (77%)
• Race & ethnicity: White 77% Black 10% Two or more races 6% Hispanic / Latino 5% Asian 3%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Portuguese 10% Lithuanian 5% Romanian 3%
• Foreign-born: 9% · Canada, South Korea
• Languages at home: 87% English-only · Spanish 4% Other Indo-European 1% German/W. Germanic 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: ▼ -217.83%
• Current HPI: 241.7112
• Rent YoY: ▲ 1.60%
• 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

+122.6% since first listed

12 events — show timeline

• 2026-04-30 Listed $79,900 NORTHSTARMLS as Distributed by MLS Grid
• 1998-05-18 Sold (Public Records) $34,250 Public Records
• 1998-03-27 Sold (MLS) $34,250 NORTHSTARMLS as Distributed by MLS Grid
• 1998-02-05 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 1998-01-29 Listed $35,900 NORTHSTARMLS as Distributed by MLS Grid
• 1994-12-29 Sold (MLS) $27,000 NORTHSTARMLS as Distributed by MLS Grid
• 1994-10-24 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 1994-04-16 Listed $31,900 NORTHSTARMLS as Distributed by MLS Grid
• 1993-12-31 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 1993-04-01 Listed $31,900 NORTHSTARMLS as Distributed by MLS Grid
• 1992-12-31 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 1989-12-18 Listed $35,900 NORTHSTARMLS as Distributed by MLS Grid

Property tax history

+7.5%/yr

Latest (2025): $1,404 · +1.7% YoY. Source: county tax records.