855 Hague Ave · St. Paul, MN 55104

$400,000

3 bd · 2.0 ba · 1,708 sqft · MultiFamily public records · 80 Days on market

Built 1895 4,356 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 +15.3/30.0
• ARV discount +7.5/15.0
• 1% rule +4.8/10.0
• DSCR +4.7/10.0
• 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

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

Welcome to 855 Hague Avenue, a versatile duplex with multiple paths to income. Each unit is 1 bed, 1 bath and move-in ready. The lower level can combine with the main floor to create a 2 bed, 2 bath layout, or function as a mother-in-law suite. Well maintained building with a strong rental history in a high-demand location. Driveway and off-street parking, plus walkable access to coffee shops, restaurants, transit, and William Mitchell School of Law. A prime St. Paul opportunity for house hackers and investors alike.

Key facts

• 4,356 sq ft lot
• Built 1895
• Listed 79 days

What this means for you Summary

Snapshot

• This is a 2 × 1-bed/1-bath units multifamily listed at $400k.

Deal economics

• At list price, monthly cash flow is $149 ($2k/yr) — positive. Per door: $75/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $390k (2.4% below list).
• Recommended offer: $376k (6.0% below list) — sets the bar for market timing.

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.
• Market conditions: Rents rising (+2.5%/yr); 189 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 3d 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).
• At $3,903/mo this rent would consume 62% 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 $3k of loan paydown is wiped out by about $12k 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 80 days — a 6% lower offer ($376k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 34y ago; this cycle's ask has dropped $50k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $188k; list at $400k implies a 112% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1895 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $376,000 (6.0% below list)

Questions for the listing agent

1. It's been on market 80 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1895 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. 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: 0.98% ✗
• Cap rate: 6.74%
• Cash-on-cash: 1.60%
• DSCR: 1.07
• GRM: 8.5

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: -14.3%
• Equity multiple: 0.49×
• Total profit: $-57,093
• Equity at exit: $59,641

10-year hold

• IRR: -6.4%
• Equity multiple: 0.60×
• Total profit: $-44,738
• Equity at exit: $34,585

Cash invested: $112,000 (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: 189
• Price-to-rent: 17.1×

Monthly cashflow live

• Estimated rent: $3,903 medium
• Mortgage (P&I): −$2,098
• Tax from tax record: −$670 /mo · $8,036/yr
• Insurance: −$167
• HOA: −$0
• Vacancy / Maint / Mgmt: −$820
• Net cashflow: $149

Break-even live

Break-even rent $3,714

Max offer price $400,000

Occupancy floor 91%

Sensitivity live

Price	-10% $376	-5% $263	+0% $149	+5% $36	+10% $-77
Rent	-10% $-159	-5% $-5	+0% $149	+5% $304	+10% $458
Rate	-1.0pp $351	-0.5pp $251	base $149	+0.5pp $46	+1.0pp $-60

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

Units	Beds	Baths	Est. rent
▸ 2× units	1	1	$3,904
Total (2 units)			$3,903

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: $100,000
• Closing costs: $12,000
• 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	0.96mi
470 Lexington Pkwy S Saint Paul, MN	2.0	1.0–2.0	1175	$3,500	$2.98	3d	19	1.37mi
1555 Selby Ave Saint Paul, MN	3.0	1.0–2.0	1129	$4,394	$3.89	0d	6	1.46mi

Listing history 43 events

1. 2026-06-21
   days on market $400,000 Active 80 DOM
2. 2026-06-18
   days on market $400,000 Active 77 DOM
3. 2026-06-17
   days on market $400,000 Active 76 DOM
4. 2026-06-16
   days on market $400,000 Active 75 DOM
5. 2026-06-15
   days on market $400,000 Active 74 DOM
6. 2026-06-13
   days on market $400,000 Active 72 DOM
7. 2026-06-10
   price $400,000 Active 68 DOM
8. 2026-06-09
   days on market $425,000 Active 68 DOM
9. 2026-06-08
   days on market $425,000 Active 67 DOM
10. 2026-06-07
    days on market $425,000 Active 66 DOM
11. 2026-06-04
    days on market $425,000 Active 63 DOM
12. 2026-06-03
    days on market $425,000 Active 62 DOM
13. 2026-06-02
    days on market $425,000 Active 61 DOM
14. 2026-06-01
    days on market $425,000 Active 60 DOM
15. 2026-05-31
    days on market $425,000 Active 59 DOM
16. 2026-04-03
    listed $450,000 Active 522-char remark

    Show marketing remark (522 chars)

    Welcome to 855 Hague Avenue, a versatile duplex with multiple paths to income. Each unit is 1 bed, 1 bath and move-in ready. The lower level can combine with the main floor to create a 2 bed, 2 bath layout, or function as a mother-in-law suite. Well maintained building with a strong rental history in a high-demand location. Driveway and off-street parking, plus walkable access to coffee shops, restaurants, transit, and William Mitchell School of Law. A prime St. Paul opportunity for house hackers and investors alike.

17. 2026-03-28
    historical $450,000 522-char remark

    Show marketing remark (522 chars)

    Welcome to 855 Hague Avenue, a versatile duplex with multiple paths to income. Each unit is 1 bed, 1 bath and move-in ready. The lower level can combine with the main floor to create a 2 bed, 2 bath layout, or function as a mother-in-law suite. Well maintained building with a strong rental history in a high-demand location. Driveway and off-street parking, plus walkable access to coffee shops, restaurants, transit, and William Mitchell School of Law. A prime St. Paul opportunity for house hackers and investors alike.

18. 2015-02-11
    soldstatus $188,250
19. 2015-01-27
    soldstatus $188,250 Sold 261-char remark

    Show marketing remark (261 chars)

    Great crocus hill duplex! Fresh paint, newer flooring, vinyl windows & siding. Unit 1 (2bd/2ba 1750sqft) rents for $1100. Unit 2 (1bd/1ba + den, 770 sqft) rents for $750. Renters pay heat & electric. Walk to lightrail, schools, shops, & restaurants.

20. 2015-01-27
    soldstatus $188,250

    Show marketing remark (261 chars)

    Great crocus hill duplex! Fresh paint, newer flooring, vinyl windows & siding. Unit 1 (2bd/2ba 1750sqft) rents for $1100. Unit 2 (1bd/1ba + den, 770 sqft) rents for $750. Renters pay heat & electric. Walk to lightrail, schools, shops, & restaurants.

21. 2015-01-27
    soldstatus $188,250

    Show marketing remark (261 chars)

    Great crocus hill duplex! Fresh paint, newer flooring, vinyl windows & siding. Unit 1 (2bd/2ba 1750sqft) rents for $1100. Unit 2 (1bd/1ba + den, 770 sqft) rents for $750. Renters pay heat & electric. Walk to lightrail, schools, shops, & restaurants.

22. 2014-12-22
    status Pending 261-char remark

    Show marketing remark (261 chars)

    Great crocus hill duplex! Fresh paint, newer flooring, vinyl windows & siding. Unit 1 (2bd/2ba 1750sqft) rents for $1100. Unit 2 (1bd/1ba + den, 770 sqft) rents for $750. Renters pay heat & electric. Walk to lightrail, schools, shops, & restaurants.

23. 2014-10-16
    price $199,900 261-char remark

    Show marketing remark (261 chars)

    Great crocus hill duplex! Fresh paint, newer flooring, vinyl windows & siding. Unit 1 (2bd/2ba 1750sqft) rents for $1100. Unit 2 (1bd/1ba + den, 770 sqft) rents for $750. Renters pay heat & electric. Walk to lightrail, schools, shops, & restaurants.

24. 2014-09-26
    listed $209,900 Active 261-char remark

    Show marketing remark (261 chars)

    Great crocus hill duplex! Fresh paint, newer flooring, vinyl windows & siding. Unit 1 (2bd/2ba 1750sqft) rents for $1100. Unit 2 (1bd/1ba + den, 770 sqft) rents for $750. Renters pay heat & electric. Walk to lightrail, schools, shops, & restaurants.

25. 2014-09-26
    listed $199,900

    Show marketing remark (261 chars)

    Great crocus hill duplex! Fresh paint, newer flooring, vinyl windows & siding. Unit 1 (2bd/2ba 1750sqft) rents for $1100. Unit 2 (1bd/1ba + den, 770 sqft) rents for $750. Renters pay heat & electric. Walk to lightrail, schools, shops, & restaurants.

26. 2014-09-26
    listed $199,900

    Show marketing remark (261 chars)

    Great crocus hill duplex! Fresh paint, newer flooring, vinyl windows & siding. Unit 1 (2bd/2ba 1750sqft) rents for $1100. Unit 2 (1bd/1ba + den, 770 sqft) rents for $750. Renters pay heat & electric. Walk to lightrail, schools, shops, & restaurants.

27. 2010-09-29
    soldstatus $86,000
28. 2010-09-13
    historical
29. 2010-01-13
    listed $85,000
30. 1999-10-22
    soldstatus $56,000
31. 1999-09-03
    soldstatus $56,000
32. 1999-07-10
    historical
33. 1999-05-22
    listed $54,900
34. 1999-04-07
    historical
35. 1998-10-07
    listed $49,900
36. 1998-05-30
    historical
37. 1997-03-06
    listed $49,900
38. 1996-06-17
    historical
39. 1995-07-17
    listed $39,900
40. 1994-08-27
    historical
41. 1992-10-27
    listed $40,900
42. 1992-09-15
    historical
43. 1992-01-27
    listed $49,900

ⓘ 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: $8,036 · $670/mo
• Projected year-2 tax: $8,036 · $670/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: $46,836
• − Mortgage interest: −$22,406
• − Property taxes: −$8,036
• − Insurance: −$2,000
• − Repairs & maintenance: −$3,747
• − Management: −$3,747
• − Depreciation: −$11,636
• Taxable loss: −$4,736
• Est. tax savings @ 24.0%: +$1,137
• After-tax cash flow: $2,929/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

+801.8% since first listed

28 events — show timeline

• 2026-04-03 Listed $450,000 NORTHSTARMLS as Distributed by MLS Grid
• 2026-03-28 Coming Soon $450,000 NORTHSTARMLS as Distributed by MLS Grid
• 2015-02-11 Sold (Public Records) $188,250 Public Records
• 2015-01-27 Sold (MLS) $188,250 LSAR
• 2015-01-27 Sold (MLS) $188,250 RASM
• 2015-01-27 Sold (MLS) $188,250 NORTHSTARMLS as Distributed by MLS Grid
• 2014-12-22 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2014-10-16 Price Changed $199,900 NORTHSTARMLS as Distributed by MLS Grid
• 2014-09-26 Listed $209,900 NORTHSTARMLS as Distributed by MLS Grid
• 2014-09-26 Listed $199,900 LSAR
• 2014-09-26 Listed $199,900 RASM
• 2010-09-29 Sold (MLS) $86,000 NORTHSTARMLS as Distributed by MLS Grid
• 2010-09-13 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2010-01-13 Listed $85,000 NORTHSTARMLS as Distributed by MLS Grid
• 1999-10-22 Sold (Public Records) $56,000 Public Records
• 1999-09-03 Sold (MLS) $56,000 NORTHSTARMLS as Distributed by MLS Grid
• 1999-07-10 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 1999-05-22 Listed $54,900 NORTHSTARMLS as Distributed by MLS Grid
• 1999-04-07 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 1998-10-07 Listed $49,900 NORTHSTARMLS as Distributed by MLS Grid
• 1998-05-30 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 1997-03-06 Listed $49,900 NORTHSTARMLS as Distributed by MLS Grid
• 1996-06-17 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 1995-07-17 Listed $39,900 NORTHSTARMLS as Distributed by MLS Grid
• 1994-08-27 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 1992-10-27 Listed $40,900 NORTHSTARMLS as Distributed by MLS Grid
• 1992-09-15 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 1992-01-27 Listed $49,900 NORTHSTARMLS as Distributed by MLS Grid

Property tax history

+6.2%/yr

Latest (2025): $8,036 · +37.0% YoY. Source: county tax records.