714 Western Ave N · St. Paul, MN 55103

$244,900

3 bd · 2.0 ba · 1,085 sqft · SingleFamily public records · 56 Days on market

Built 1910 5,096 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 +22.3/30.0
• ARV discount +7.5/15.0
• DSCR +7.1/10.0
• 1% rule +6.3/10.0
• Rent growth +3.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Turn-key home in convenient location. Recent updates include; Windows, Kitchen Cabinets, Granite, Backsplash, SS Appliances, Flooring, Washer and Dryer, Water Heater, AC and Furnace, Electrical and Plumbing Fixtures, Re-Finished Hardwood Floors, Garage Siding, Garage Door, Energy Saving LED Lights, Tile, Doors. Will not last long with all of these updates!

Key facts

• Granite backsplash
• Kitchen cabinets
• Ss appliances

Tags

• KITCHEN CABINETS
• GRANITE BACKSPLASH
• SS APPLIANCES
• REFINISHED HARDWOOD FLOORS
• ENERGY SAVING LED LIGHTS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $245k.

Deal economics

• At list price, monthly cash flow is $402 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $245k).
• Recommended offer: $238k (3.0% below list) — sets the bar for market timing.

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.
• Zoned schools: Capitol Hill Magnet/Rondo (math 53% / reading 68%, grade B-, #203 of 857 statewide, top 24%, 1,082 students, 44% FRL); Hidden River Middle School (math 21% / reading 39%, grade F, #199 of 258 statewide, top 78%, 559 students, 61% FRL); Central Senior High (math 52% / reading 67%, grade C+, #46 of 471 statewide, top 11%, 1,691 students, 49% FRL).
• Zoned-school proficiency averages 50% at this address vs 27% district-wide (+23 pts) — the actual schools serving this property are materially stronger than the St. Paul Public School District average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising fast (+4.0%/yr); 45 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 4d on market — plan ~1-2 weeks tenant-placement turnaround); 1,202 units permitted in Ramsey County in 2024 (880 in 5+ unit buildings).
• At $2,765/mo this rent would consume 69% of the median local household income ($48k/yr) (locally 787% 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 $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 56 days — a 3% lower offer ($238k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 29y 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 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $237,553 (3.0% below list)

Questions for the listing agent

1. It's been on market 56 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.13% ✓
• Cap rate: 8.26%
• Cash-on-cash: 7.04%
• DSCR: 1.31
• GRM: 7.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 4.05% rent growth · sell at horizon

5-year hold

• IRR: -4.2%
• Equity multiple: 0.84×
• Total profit: $-11,027
• Equity at exit: $36,515

10-year hold

• IRR: 6.7%
• Equity multiple: 1.53×
• Total profit: $36,141
• Equity at exit: $21,174

Cash invested: $68,572 (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 55103

• Home prices YoY: -9.0%
• Rents YoY: 4.0%
• Active inventory: 45
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $2,765 medium
• Mortgage (P&I): −$1,284
• Tax from tax record: −$396 /mo · $4,750/yr
• Insurance: −$102
• HOA: −$0
• Vacancy / Maint / Mgmt: −$581
• Net cashflow: $402

Break-even live

Break-even rent $2,256

Max offer price $244,900

Occupancy floor 80%

Sensitivity live

Price	-10% $541	-5% $471	+0% $402	+5% $333	+10% $263
Rent	-10% $184	-5% $293	+0% $402	+5% $511	+10% $621
Rate	-1.0pp $525	-0.5pp $464	base $402	+0.5pp $339	+1.0pp $274

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: $61,225
• Closing costs: $7,347
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
255 Western Ave N Saint Paul, MN	3.0	1.0–2.0	1049	$3,700	$3.53	3d	23	0.97mi
101 10th St E Saint Paul, MN	2.0	1.0–2.0	853	$2,490	$2.92	1d	20	1.28mi
253 Kellogg Blvd W Saint Paul, MN	2.0	1.0–2.0	1208	$3,198	$2.65	4d	12	1.34mi

Listing history 17 events

1. 2026-05-19
   status Pending 359-char remark

   Show marketing remark (359 chars)

   Turn-key home in convenient location. Recent updates include; Windows, Kitchen Cabinets, Granite, Backsplash, SS Appliances, Flooring, Washer and Dryer, Water Heater, AC and Furnace, Electrical and Plumbing Fixtures, Re-Finished Hardwood Floors, Garage Siding, Garage Door, Energy Saving LED Lights, Tile, Doors. Will not last long with all of these updates!

2. 2026-05-11
   historical Contingent - Inspection 359-char remark

   Show marketing remark (359 chars)

   Turn-key home in convenient location. Recent updates include; Windows, Kitchen Cabinets, Granite, Backsplash, SS Appliances, Flooring, Washer and Dryer, Water Heater, AC and Furnace, Electrical and Plumbing Fixtures, Re-Finished Hardwood Floors, Garage Siding, Garage Door, Energy Saving LED Lights, Tile, Doors. Will not last long with all of these updates!

3. 2026-05-07
   price $244,900 359-char remark

   Show marketing remark (359 chars)

   Turn-key home in convenient location. Recent updates include; Windows, Kitchen Cabinets, Granite, Backsplash, SS Appliances, Flooring, Washer and Dryer, Water Heater, AC and Furnace, Electrical and Plumbing Fixtures, Re-Finished Hardwood Floors, Garage Siding, Garage Door, Energy Saving LED Lights, Tile, Doors. Will not last long with all of these updates!

4. 2026-05-01
   status Active 359-char remark

   Show marketing remark (359 chars)

   Turn-key home in convenient location. Recent updates include; Windows, Kitchen Cabinets, Granite, Backsplash, SS Appliances, Flooring, Washer and Dryer, Water Heater, AC and Furnace, Electrical and Plumbing Fixtures, Re-Finished Hardwood Floors, Garage Siding, Garage Door, Energy Saving LED Lights, Tile, Doors. Will not last long with all of these updates!

5. 2026-04-25
   historical 359-char remark

   Show marketing remark (359 chars)

   Turn-key home in convenient location. Recent updates include; Windows, Kitchen Cabinets, Granite, Backsplash, SS Appliances, Flooring, Washer and Dryer, Water Heater, AC and Furnace, Electrical and Plumbing Fixtures, Re-Finished Hardwood Floors, Garage Siding, Garage Door, Energy Saving LED Lights, Tile, Doors. Will not last long with all of these updates!

6. 2026-03-19
   listed $249,900 Active 359-char remark

   Show marketing remark (359 chars)

   Turn-key home in convenient location. Recent updates include; Windows, Kitchen Cabinets, Granite, Backsplash, SS Appliances, Flooring, Washer and Dryer, Water Heater, AC and Furnace, Electrical and Plumbing Fixtures, Re-Finished Hardwood Floors, Garage Siding, Garage Door, Energy Saving LED Lights, Tile, Doors. Will not last long with all of these updates!

7. 2020-10-07
   soldstatus $233,000
8. 2020-09-30
   soldstatus $233,000 Sold 55-char remark

   Show marketing remark (55 chars)

   Everything was done with permit and closed all permits!

9. 2020-08-19
   status Pending 55-char remark

   Show marketing remark (55 chars)

   Everything was done with permit and closed all permits!

10. 2020-08-10
    historical Contingent - Inspection 55-char remark

    Show marketing remark (55 chars)

    Everything was done with permit and closed all permits!

11. 2020-07-24
    listed $229,900 Active 55-char remark

    Show marketing remark (55 chars)

    Everything was done with permit and closed all permits!

12. 2020-03-30
    soldstatus $115,000 Sold
13. 2020-02-17
    status Pending
14. 2020-02-11
    historical Contingent - Other
15. 2020-02-04
    listed $105,000 Active
16. 1997-04-22
    historical
17. 1997-03-04
    listed $51,900

ⓘ 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: $4,750 · $396/mo
• Projected year-2 tax: $4,750 · $396/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: $33,178
• − Mortgage interest: −$13,718
• − Property taxes: −$4,750
• − Insurance: −$1,224
• − Repairs & maintenance: −$2,654
• − Management: −$2,654
• − Depreciation: −$7,124
• Taxable income: $1,053
• Est. tax owed @ 24.0%: −$253
• After-tax cash flow: $4,572/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): 13,125
• Household income: $48,390
• Rent vs Own: 58.3% rent · 41.7% own
• Severe rent burden: 787.0

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: White 34% Black 28% Asian 22% Hispanic / Latino 12% Two or more races 9% Native American 1%
• Hispanic origin (detail): Mexican 6% Cuban 4%
• Common ancestry: Portuguese 6% Lithuanian 2% Romanian 2%
• Foreign-born: 26% · Vietnam, Canada, Philippines
• Languages at home: 63% English-only · Other Asian/Pacific 16% Spanish 5% Vietnamese 3%

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: ▼ -32.28%
• Current HPI: 327.7672
• Rent YoY: ▲ 4.05%
• 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

+371.9% since first listed

17 events — show timeline

• 2026-05-19 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2026-05-11 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2026-05-07 Price Changed $244,900 NORTHSTARMLS as Distributed by MLS Grid
• 2026-05-01 Relisted — NORTHSTARMLS as Distributed by MLS Grid
• 2026-04-25 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2026-03-19 Listed $249,900 NORTHSTARMLS as Distributed by MLS Grid
• 2020-10-07 Sold (Public Records) $233,000 Public Records
• 2020-09-30 Sold (MLS) $233,000 NORTHSTARMLS as Distributed by MLS Grid
• 2020-08-19 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2020-08-10 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2020-07-24 Listed $229,900 NORTHSTARMLS as Distributed by MLS Grid
• 2020-03-30 Sold (MLS) $115,000 NORTHSTARMLS as Distributed by MLS Grid
• 2020-02-17 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2020-02-11 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2020-02-04 Listed $105,000 NORTHSTARMLS as Distributed by MLS Grid
• 1997-04-22 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 1997-03-04 Listed $51,900 NORTHSTARMLS as Distributed by MLS Grid

Property tax history

+11.2%/yr

Latest (2025): $4,750 · +10.7% YoY. Source: county tax records.