1355 Charles Ave · St. Paul, MN 55104

$345,000

3 bd · 1.5 ba · 1,323 sqft · SingleFamily public records · 8 Days on market

Built 1913 5,227 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 +18.5/30.0
• ARV discount +7.5/15.0
• DSCR +5.8/10.0
• 1% rule +5.0/10.0
• 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

Completely remodeled home throughout. Large eat-in maple kitchen with granite c-tops, stainless steel appliances and large island. Refinished hardwood floors throughout both floors. New main floor ceramic tiled half bath. Upstairs offers three nice sized bedrooms with a ceramic tiled full bathroom. The home has two great porches on the front and back along with a large deck. Oversized 2 car garage. All new plumbing, boiler, windows, paint and light fixtures throughout. This home is truly move in ready and is like new!

Key facts

• 5,227 sq ft lot
• 2 garage spots
• Built 1913

Property features AI

Finance

• Other: Property type: Residential; Other structures: Garage(s)
• Financial info: Conventional financing available

Exterior

• Parking: Two-car garage with concrete apron and garage door opener; No carport spaces
• Utilities: City water (connected); City sewer (connected); Electric service with circuit breakers (100 amp); Xcel Energy power; Fuel: electric and natural gas
• Home design: Residential two-story home; Main entry foyer; Above-grade finished living area of 1,492 (living area units in square feet)
• Construction: Block and frame construction; Asphalt roof; Block foundation (foundation dimensions approximately 47x28); Built with unfinished basement space
• Exterior features: Vinyl exterior; Chain link fencing; Deck, porch and rear porch; Medium tree coverage on lot; Garage structure on property

Interior

• Kitchen: Range; Microwave; Dishwasher; Refrigerator; Stainless steel appliances; Kitchen window
• Bedrooms: 3 bedrooms on upper level (includes one 15x8, one 11x10, one 21x8)
• Flooring: Hardwood floors
• Bathrooms: One full bathroom on upper level; Half bathroom on main floor
• Heating & cooling: Boiler with hot water radiant heat; Window air conditioning units
• Interior features: Eat-in kitchen and kitchen center island; Living/dining room; Sun room; Foyer; Porches (front and rear); Deck; Unfinished large space in basement for storage or future finish
• Laundry & utility: Washer and dryer included; Laundry in basement with utility sink; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $345k.

Deal economics

• At list price, monthly cash flow is $326 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $345k).

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: Galtier Elementary School (math 5% / reading 15%); 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; 2 comparable units currently listed for rent nearby; solid renter incomes; 1,202 units permitted in Ramsey County in 2024 (880 in 5+ unit buildings).
• At $3,463/mo this rent would consume 55% 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

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 11y 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 $285k; 21% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1913 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $345,000

Questions for the listing agent

1. Built in 1913 — 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. 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?
4. 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.
5. 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.
6. 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: 1.00% ✓
• Cap rate: 7.43%
• Cash-on-cash: 4.05%
• DSCR: 1.18
• GRM: 8.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -10.5%
• Equity multiple: 0.62×
• Total profit: $-36,784
• Equity at exit: $51,441

10-year hold

• IRR: -1.9%
• Equity multiple: 0.88×
• Total profit: $-12,033
• Equity at exit: $29,829

Cash invested: $96,600 (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 55104

• Rents YoY: 2.5%
• Active inventory: 187
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $3,463 medium
• Mortgage (P&I): −$1,809
• Tax from tax record: −$457 /mo · $5,480/yr
• Insurance: −$144
• HOA: −$0
• Vacancy / Maint / Mgmt: −$727
• Net cashflow: $326

Break-even live

Break-even rent $3,050

Max offer price $345,000

Occupancy floor 86%

Sensitivity live

Price	-10% $522	-5% $424	+0% $326	+5% $229	+10% $131
Rent	-10% $53	-5% $190	+0% $326	+5% $463	+10% $600
Rate	-1.0pp $500	-0.5pp $414	base $326	+0.5pp $237	+1.0pp $146

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: $86,250
• Closing costs: $10,350
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1555 Selby Ave Saint Paul, MN	3.0	1.0–2.5	1506	$6,444	$4.28	0d	8	0.87mi
150 Snelling Ave N St Paul, MN	2.0	1.0–2.0	741	$2,598	$3.51	4d	8	0.96mi

Listing history 21 events

1. 2026-05-02
   status Pending
2. 2026-04-27
   historical Contingent - Inspection
3. 2026-04-24
   listed $345,000 Active
4. 2026-04-23
   historical $345,000
5. 2019-08-30
   soldstatus $285,000
6. 2019-08-09
   soldstatus $285,000 Sold 524-char remark

   Show marketing remark (524 chars)

   Completely remodeled home throughout. Large eat-in maple kitchen with granite c-tops, stainless steel appliances and large island. Refinished hardwood floors throughout both floors. New main floor ceramic tiled half bath. Upstairs offers three nice sized bedrooms with a ceramic tiled full bathroom. The home has two great porches on the front and back along with a large deck. Oversized 2 car garage. All new plumbing, boiler, windows, paint and light fixtures throughout. This home is truly move in ready and is like new!

7. 2019-07-18
   status Pending 524-char remark

   Show marketing remark (524 chars)

   Completely remodeled home throughout. Large eat-in maple kitchen with granite c-tops, stainless steel appliances and large island. Refinished hardwood floors throughout both floors. New main floor ceramic tiled half bath. Upstairs offers three nice sized bedrooms with a ceramic tiled full bathroom. The home has two great porches on the front and back along with a large deck. Oversized 2 car garage. All new plumbing, boiler, windows, paint and light fixtures throughout. This home is truly move in ready and is like new!

8. 2019-07-12
   historical 524-char remark

   Show marketing remark (524 chars)

   Completely remodeled home throughout. Large eat-in maple kitchen with granite c-tops, stainless steel appliances and large island. Refinished hardwood floors throughout both floors. New main floor ceramic tiled half bath. Upstairs offers three nice sized bedrooms with a ceramic tiled full bathroom. The home has two great porches on the front and back along with a large deck. Oversized 2 car garage. All new plumbing, boiler, windows, paint and light fixtures throughout. This home is truly move in ready and is like new!

9. 2019-07-11
   listed $275,000 Active 524-char remark

   Show marketing remark (524 chars)

   Completely remodeled home throughout. Large eat-in maple kitchen with granite c-tops, stainless steel appliances and large island. Refinished hardwood floors throughout both floors. New main floor ceramic tiled half bath. Upstairs offers three nice sized bedrooms with a ceramic tiled full bathroom. The home has two great porches on the front and back along with a large deck. Oversized 2 car garage. All new plumbing, boiler, windows, paint and light fixtures throughout. This home is truly move in ready and is like new!

10. 2019-02-04
    soldstatus $141,000 Sold 97-char remark

    Show marketing remark (97 chars)

    Open spacious kitchen, hardwood floors, and porch. Close to public transportation and local shops

11. 2019-01-11
    status Pending 97-char remark

    Show marketing remark (97 chars)

    Open spacious kitchen, hardwood floors, and porch. Close to public transportation and local shops

12. 2018-12-26
    listed $135,000 Active 97-char remark

    Show marketing remark (97 chars)

    Open spacious kitchen, hardwood floors, and porch. Close to public transportation and local shops

13. 2017-06-02
    historical
14. 2017-05-22
    historical Contingent - Other
15. 2017-05-12
    status Active
16. 2017-04-03
    historical Contingent - Other
17. 2017-03-23
    listed $118,000 Active
18. 2015-04-21
    status Pending
19. 2015-04-21
    historical
20. 2015-03-24
    historical Contingent - Other
21. 2015-03-14
    listed $100,000 Active

ⓘ 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: $5,480 · $457/mo
• Projected year-2 tax: $5,480 · $457/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: $41,559
• − Mortgage interest: −$19,325
• − Property taxes: −$5,480
• − Insurance: −$1,725
• − Repairs & maintenance: −$3,325
• − Management: −$3,325
• − Depreciation: −$10,036
• Taxable loss: −$1,657
• Est. tax savings @ 24.0%: +$398
• After-tax cash flow: $4,314/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

+245.0% since first listed

21 events — show timeline

• 2026-05-02 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2026-04-27 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2026-04-24 Listed $345,000 NORTHSTARMLS as Distributed by MLS Grid
• 2026-04-23 Coming Soon $345,000 NORTHSTARMLS as Distributed by MLS Grid
• 2019-08-30 Sold (Public Records) $285,000 Public Records
• 2019-08-09 Sold (MLS) $285,000 NORTHSTARMLS as Distributed by MLS Grid
• 2019-07-18 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2019-07-12 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2019-07-11 Listed $275,000 NORTHSTARMLS as Distributed by MLS Grid
• 2019-02-04 Sold (MLS) $141,000 NORTHSTARMLS as Distributed by MLS Grid
• 2019-01-11 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2018-12-26 Listed $135,000 NORTHSTARMLS as Distributed by MLS Grid
• 2017-06-02 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2017-05-22 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2017-05-12 Relisted — NORTHSTARMLS as Distributed by MLS Grid
• 2017-04-03 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2017-03-23 Listed $118,000 NORTHSTARMLS as Distributed by MLS Grid
• 2015-04-21 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2015-04-21 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2015-03-24 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2015-03-14 Listed $100,000 NORTHSTARMLS as Distributed by MLS Grid

Property tax history

+5.1%/yr

Latest (2025): $5,480 · +10.5% YoY. Source: county tax records.