1735 Randolph Ave · St. Paul, MN 55105

$574,900

20 bd · 20.0 ba · 3,306 sqft · MultiFamily public records · 24 Days on market

Built 1930 5,227 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

Multi-family units

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

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

harming and well maintained five unit building across the street from Saint Paul Academy and walking distance to Snelling Avenue and Catherine's University. The roof on the house and garage have been replaced in the last 10 years and the windows were replaced almost 20 years ago. The property features three one bedroom units and two efficiencies. Units 1 and 3 just vacated and have historically rented very quickly. They were kept vacant so the new owner could set their own rent and find their own tenants. Units 2 and 5 are very long term tenants on month to month leases. The property features coin operated laundry and four off street parking spaces. Units 1, 3 and 4 are identical. Great opp

Key facts

• Garage replaced
• Windows replaced
• Five unit building

Tags

• FIVE UNIT BUILDING
• ROOF REPLACED
• GARAGE REPLACED
• WINDOWS REPLACED
• COIN OPERATED LAUNDRY
• FOUR OFF STREET PARKING SPACES

What this means for you Summary

Snapshot

• This is a 5 × 1-bed/1.0-bath units multifamily listed at $575k.

Deal economics

• At list price, monthly cash flow is $4k ($52k/yr) — positive. Per door: $861/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($11k rent vs $575k).
• Recommended offer: $566k (1.5% 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 (+3.1%/yr); 124 active listings in the ZIP; solid renter incomes; 1,202 units permitted in Ramsey County in 2024 (880 in 5+ unit buildings).
• At $10,645/mo this rent would consume 119% of the median local household income ($107k/yr) (locally 909% 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 $17k 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 + 3.1% rent growth), your $161k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 24 days — a 2% lower offer ($566k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $412k; 39% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $566,276 (1.5% below list)

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 1930 — 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: 1.85% ✓
• Cap rate: 15.27%
• Cash-on-cash: 32.08%
• DSCR: 2.43
• GRM: 4.5

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: 27.3%
• Equity multiple: 2.14×
• Total profit: $182,743
• Equity at exit: $85,719

10-year hold

• IRR: 34.9%
• Equity multiple: 4.23×
• Total profit: $519,622
• Equity at exit: $49,707

Cash invested: $160,972 (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: 22.5×

Monthly cashflow live

• Estimated rent: $10,645 high
• Mortgage (P&I): −$3,015
• Tax from tax record: −$852 /mo · $10,228/yr
• Insurance: −$240
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,235
• Net cashflow: $4,303

Break-even live

Break-even rent $5,198

Max offer price $574,900

Occupancy floor 55%

Sensitivity live

Price	-10% $4,628	-5% $4,466	+0% $4,303	+5% $4,140	+10% $3,977
Rent	-10% $3,462	-5% $3,882	+0% $4,303	+5% $4,723	+10% $5,144
Rate	-1.0pp $4,592	-0.5pp $4,449	base $4,303	+0.5pp $4,154	+1.0pp $4,002

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

Units	Beds	Baths	Est. rent
▸ 5× units	1	1	$10,645
Total (5 units)			$10,645

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: $143,725
• Closing costs: $17,247
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-03-21
   status Pending
2. 2026-02-23
   listed $574,900 Active
3. 2003-04-02
   soldstatus $412,250
4. 1993-12-17
   soldstatus $115,000

ⓘ 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: $10,228 · $852/mo
• Projected year-2 tax: $10,228 · $852/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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $127,740
• − Mortgage interest: −$32,203
• − Property taxes: −$10,228
• − Insurance: −$2,874
• − Repairs & maintenance: −$10,219
• − Management: −$10,219
• − Depreciation: −$16,724
• Taxable income: $45,271
• Est. tax owed @ 24.0%: −$10,865
• After-tax cash flow: $40,769/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

+399.9% since first listed

4 events — show timeline

• 2026-03-21 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2026-02-23 Listed $574,900 NORTHSTARMLS as Distributed by MLS Grid
• 2003-04-02 Sold (Public Records) $412,250 Public Records
• 1993-12-17 Sold (Public Records) $115,000 Public Records

Property tax history

+1.5%/yr

Latest (2025): $10,228 · -3.5% YoY. Source: county tax records.