959 Euclid St · St. Paul, MN 55106

$205,000

3 bd · 1.0 ba · 1,308 sqft · SingleFamily public records · 65 Days on market

Built 1900 4,922 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 +8.6/10.0
• ARV discount +7.5/15.0
• Rent growth +4.1/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This property is part of a 5-property portfolio, offering 4 single-family homes and 1 duplex in the Payne/Phalen and Dayton’s Bluff neighborhoods. MLS #s available upon request. List price reflects the standalone value; portfolio purchase offers approximately an 8% discount, with a total portfolio price of $1,285,000 and an estimated 10% CAP based on current information. Showings are limited to non-owner occupant buyers only because of a current lease, expiring 11/30/2026. Spacious throughout the main level with a large bathroom and large kitchen. Laundry room located right off kitchen with extra storage room. Large backyard with parking pad. Vinyl plank kitchen flooring, tiled bathroom, and carpet throughout the remainder. New water heater 2025. Newer furnace.

Key facts

• 4,922 sq ft lot
• Garage
• Built 1900

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $205k.

Deal economics

• At list price, monthly cash flow is $810 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $205k).
• Recommended offer: $193k (6.0% 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 fast (+6.3%/yr); 255 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 2d on market — plan ~1-2 weeks tenant-placement turnaround); 1,202 units permitted in Ramsey County in 2024 (880 in 5+ unit buildings).
• At $2,780/mo this rent would consume 48% of the median local household income ($70k/yr) (locally 2046% 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 $1k of loan paydown is wiped out by about $6k 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 + 6.3% rent growth), your $57k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 65 days — a 6% lower offer ($193k) is reasonable based on typical stale-listing flexibility.
• 10 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.
• Current owner paid $36k; list at $205k implies a 471% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $192,700 (6.0% below list)

Questions for the listing agent

1. It's been on market 65 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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 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: 1.36% ✓
• Cap rate: 11.04%
• Cash-on-cash: 16.94%
• DSCR: 1.75
• GRM: 6.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 6.26% rent growth · sell at horizon

5-year hold

• IRR: 11.8%
• Equity multiple: 1.48×
• Total profit: $27,828
• Equity at exit: $30,566

10-year hold

• IRR: 23.2%
• Equity multiple: 3.30×
• Total profit: $132,095
• Equity at exit: $17,725

Cash invested: $57,400 (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 55106

• Rents YoY: 6.3%
• Active inventory: 255
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $2,780 high
• Mortgage (P&I): −$1,075
• Tax from tax record: −$225 /mo · $2,702/yr
• Insurance: −$85
• HOA: −$0
• Vacancy / Maint / Mgmt: −$584
• Net cashflow: $810

Break-even live

Break-even rent $1,754

Max offer price $205,000

Occupancy floor 66%

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: $51,250
• Closing costs: $6,150
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
330 9th St E St Paul, MN	1.0–2.0	1.0	978	$2,495	$2.55	3d	3	1.35mi
250 6th St E St Paul, MN	2.0	1.0–2.0	980	$2,868	$2.93	2d	16	1.38mi
240 5th St E St Paul, MN	2.0	1.0–2.0	949	$2,770	$2.92	2d	10	1.40mi
180 E Kellogg Blvd St Paul, MN	3.0	1.0–2.5	1436	$4,595	$3.20	1d	22	1.45mi
333 Sibley St Saint Paul, MN	3.0	1.0–2.0	1358	$3,269	$2.41	10d	10	1.46mi

Listing history 34 events

1. 2026-06-18
   days on market $205,000 Active 65 DOM
2. 2026-06-17
   days on market $205,000 Active 64 DOM
3. 2026-06-16
   days on market $205,000 Active 63 DOM
4. 2026-06-15
   days on market $205,000 Active 62 DOM
5. 2026-06-13
   days on market $205,000 Active 60 DOM
6. 2026-06-09
   days on market $205,000 Active 56 DOM
7. 2026-06-08
   days on market $205,000 Active 55 DOM
8. 2026-06-07
   days on market $205,000 Active 54 DOM
9. 2026-06-04
   days on market $205,000 Active 51 DOM
10. 2026-06-03
    days on market $205,000 Active 50 DOM
11. 2026-06-02
    days on market $205,000 Active 49 DOM
12. 2026-06-01
    days on market $205,000 Active 48 DOM
13. 2026-05-31
    days on market $205,000 Active 47 DOM
14. 2026-04-14
    listed $205,000 Active 778-char remark

    Show marketing remark (778 chars)

    This property is part of a 5-property portfolio, offering 4 single-family homes and 1 duplex in the Payne/Phalen and Dayton’s Bluff neighborhoods. MLS #s available upon request. List price reflects the standalone value; portfolio purchase offers approximately an 8% discount, with a total portfolio price of $1,285,000 and an estimated 10% CAP based on current information. Showings are limited to non-owner occupant buyers only because of a current lease, expiring 11/30/2026. Spacious throughout the main level with a large bathroom and large kitchen. Laundry room located right off kitchen with extra storage room. Large backyard with parking pad. Vinyl plank kitchen flooring, tiled bathroom, and carpet throughout the remainder. New water heater 2025. Newer furnace.

15. 2025-11-08
    historical $1,586
16. 2025-10-14
    listed $1,586
17. 2025-09-11
    historical $1,586
18. 2025-08-22
    listed $1,586
19. 2024-07-24
    historical $1,539
20. 2024-07-14
    listed $1,539
21. 2023-07-20
    historical
22. 2023-07-16
    listed
23. 2016-09-12
    historical
24. 2016-08-01
    listed $99,900 Active
25. 2008-07-17
    historical
26. 2008-07-16
    soldstatus $35,900
27. 2007-09-14
    listed $35,900
28. 2007-09-12
    historical
29. 2007-04-27
    listed $85,500
30. 2006-06-16
    historical
31. 2005-12-16
    listed $165,000
32. 1998-06-23
    soldstatus $52,000
33. 1997-09-17
    historical
34. 1997-02-11
    listed $59,900

ⓘ 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: $2,702 · $225/mo
• Projected year-2 tax: $2,702 · $225/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 · 13 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: $33,356
• − Mortgage interest: −$11,483
• − Property taxes: −$2,702
• − Insurance: −$1,025
• − Repairs & maintenance: −$2,668
• − Management: −$2,668
• − Depreciation: −$5,964
• Taxable income: $6,845
• Est. tax owed @ 24.0%: −$1,643
• After-tax cash flow: $8,081/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): 56,708
• Household income: $70,187
• Rent vs Own: 38.9% rent · 61.1% own
• Severe rent burden: 2046.0

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: Asian 34% White 32% Black 15% Hispanic / Latino 11% Two or more races 10%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Portuguese 4% Lithuanian 2% Romanian 2%
• Foreign-born: 25% · Canada, Philippines, Vietnam
• Languages at home: 59% English-only · Other Asian/Pacific 27% Spanish 9% 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: ▼ -239.48%
• Current HPI: 288.7205
• Rent YoY: ▲ 6.26%
• 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

+242.2% since first listed

21 events — show timeline

• 2026-04-14 Listed $205,000 NORTHSTARMLS as Distributed by MLS Grid
• 2025-11-08 Rental Removed $1,586 APPFOLIO
• 2025-10-14 Listed for Rent $1,586 APPFOLIO
• 2025-09-11 Rental Removed $1,586 APPFOLIO
• 2025-08-22 Listed for Rent $1,586 APPFOLIO
• 2024-07-24 Rental Removed $1,539 APPFOLIO
• 2024-07-14 Listed for Rent $1,539 APPFOLIO
• 2023-07-20 Rental Removed — APPFOLIO
• 2023-07-16 Listed for Rent — APPFOLIO
• 2016-09-12 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2016-08-01 Listed $99,900 NORTHSTARMLS as Distributed by MLS Grid
• 2008-07-17 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2008-07-16 Sold (MLS) $35,900 NORTHSTARMLS as Distributed by MLS Grid
• 2007-09-14 Listed $35,900 NORTHSTARMLS as Distributed by MLS Grid
• 2007-09-12 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2007-04-27 Listed $85,500 NORTHSTARMLS as Distributed by MLS Grid
• 2006-06-16 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2005-12-16 Listed $165,000 NORTHSTARMLS as Distributed by MLS Grid
• 1998-06-23 Sold (MLS) $52,000 NORTHSTARMLS as Distributed by MLS Grid
• 1997-09-17 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 1997-02-11 Listed $59,900 NORTHSTARMLS as Distributed by MLS Grid

Property tax history

+4.8%/yr

Latest (2025): $2,702 · +79.7% YoY. Source: county tax records.