733 Bradley St · St. Paul, MN 55130

$619,000

8 bd · 4.0 ba · 5,760 sqft · MultiFamily public records · 1 Days on market

Built 1915 4,878 sqft lot

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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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.5/10.0
• ARV discount +7.5/15.0
• 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

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 4 units. estimate disagrees with records

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks MLS

Excellent investment opportunity-- here's your chance to own a high income producing property! Large, turn key, 4 plex with 2 and 3 bedroom units is conveniently located near public transit and downtown St. Paul. Fully rented with strong rental history.

Key facts

• 4,878 sq ft lot
• 4 parking spots
• Built 1915

Property features AI

Finance

• Other: Four total units; Unit mix: two 3-bedroom units and two 2-bedroom units; Unit features include natural woodwork and kitchen windows; Total living area reported at 4,100 (above grade); building total area 6,150
• Financial info: Conventional mortgage type; Estimated electric expense: $800; Estimated fuel expense: $1,200; Not owner occupied (investment property)

Exterior

• Parking: On-site parking (1 space per unit indicated)
• Utilities: City water (connected); City sewer (connected); Natural gas
• Home design: Residential income property; Two levels; Main level and additional levels (multi-unit layout)
• Construction: Block foundation
• Exterior features: Stone and wood exterior

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: Total of 10 bedrooms across units
• Flooring: Hardwood floors
• Bathrooms: Four full bathrooms across units (each unit has 1 full bath)
• Heating & cooling: Forced air heating; Hot water heating; Window cooling units
• Interior features: Hardwood floors; Natural woodwork; Kitchen window; Full, unfinished block basement with shared access, storage/locker
• Laundry & utility: Laundry in basement

What this means for you Summary

Snapshot

• This is a 4 × 2-bed/1.0-bath units multifamily listed at $619k.

Deal economics

• At list price, monthly cash flow is $2k ($28k/yr) — positive. Per door: $576/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($9k rent vs $619k).

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 (+3.9%/yr); 58 active listings in the ZIP; 1,202 units permitted in Ramsey County in 2024 (880 in 5+ unit buildings).
• At $8,961/mo this rent would consume 199% of the median local household income ($54k/yr) (locally 818% 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 $4k of loan paydown is wiped out by about $19k 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.
• At projected returns (-3.0% appreciation + 3.9% rent growth), your $173k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 8 sale attempts since 31y 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 $512k; 21% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1915 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $619,000

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1915 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.45% ✓
• Cap rate: 10.76%
• Cash-on-cash: 15.96%
• DSCR: 1.71
• GRM: 5.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.94% rent growth · sell at horizon

5-year hold

• IRR: 8.1%
• Equity multiple: 1.32×
• Total profit: $55,549
• Equity at exit: $92,295

10-year hold

• IRR: 18.2%
• Equity multiple: 2.59×
• Total profit: $275,044
• Equity at exit: $53,520

Cash invested: $173,320 (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 55130

• Home prices YoY: -17.6%
• Rents YoY: 3.9%
• Active inventory: 58
• Price-to-rent: 23.0×

Monthly cashflow live

• Estimated rent: $8,961 high
• Mortgage (P&I): −$3,246
• Tax from tax record: −$1,269 /mo · $15,232/yr
• Insurance: −$258
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,882
• Net cashflow: $2,306

Break-even live

Break-even rent $6,042

Max offer price $619,000

Occupancy floor 69%

4-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 4× units	2	1	$8,960
Total (4 units)			$8,961

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: $154,750
• Closing costs: $18,570
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-06-18
   remarks 345-char remark
2. 2026-06-18
   listed $619,000 Active 1 DOM

ⓘ 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: $15,232 · $1,269/mo
• Projected year-2 tax: $15,232 · $1,269/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: $107,532
• − Mortgage interest: −$34,674
• − Property taxes: −$15,232
• − Insurance: −$3,095
• − Repairs & maintenance: −$8,603
• − Management: −$8,603
• − Depreciation: −$18,007
• Taxable income: $19,319
• Est. tax owed @ 24.0%: −$4,637
• After-tax cash flow: $23,033/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): 17,775
• Household income: $54,130
• Rent vs Own: 54.0% rent · 46.0% own
• Severe rent burden: 818.0

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 0.69)
• Race & ethnicity: Asian 47% Black 22% White 19% Hispanic / Latino 9% Two or more races 4%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Portuguese 3% Swedish 2% Romanian 1%
• Foreign-born: 33% · Philippines, Canada, Vietnam
• Languages at home: 44% English-only · Other Asian/Pacific 37% Spanish 7% Other Indo-European 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: ▼ -60.12%
• Current HPI: 281.2507
• Rent YoY: ▲ 3.94%
• 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

+1673.6% since first listed

23 events — show timeline

• 2026-06-12 Listed $619,000 NORTHSTARMLS as Distributed by MLS Grid
• 2022-08-12 Sold (MLS) $512,000 NORTHSTARMLS as Distributed by MLS Grid
• 2022-07-06 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2022-06-27 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2022-06-17 Listed $515,000 NORTHSTARMLS as Distributed by MLS Grid
• 2016-07-26 Sold (Public Records) $275,000 Public Records
• 2016-06-30 Sold (MLS) $275,000 NORTHSTARMLS as Distributed by MLS Grid
• 2016-05-17 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2016-03-07 Relisted — NORTHSTARMLS as Distributed by MLS Grid
• 2016-02-29 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2016-02-11 Listed $270,000 NORTHSTARMLS as Distributed by MLS Grid
• 2012-04-13 Sold (MLS) $215,000 NORTHSTARMLS as Distributed by MLS Grid
• 2012-01-09 Listed $220,000 NORTHSTARMLS as Distributed by MLS Grid
• 2008-03-06 Sold (MLS) $98,000 NORTHSTARMLS as Distributed by MLS Grid
• 2008-02-20 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2007-11-26 Listed $139,900 NORTHSTARMLS as Distributed by MLS Grid
• 2007-11-14 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2006-12-13 Listed $320,000 NORTHSTARMLS as Distributed by MLS Grid
• 2005-11-30 Sold (Public Records) $370,000 Public Records
• 2004-06-15 Sold (Public Records) $325,000 Public Records
• 1996-02-29 Sold (MLS) $31,750 NORTHSTARMLS as Distributed by MLS Grid
• 1996-01-05 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 1995-11-24 Listed $34,900 NORTHSTARMLS as Distributed by MLS Grid

Property tax history

+12.2%/yr

Latest (2025): $15,232 · +48.1% YoY. Source: county tax records.