925 Western Ave N · St. Paul, MN 55117

$269,900

2 bd · 2.0 ba · 1,232 sqft · SingleFamily public records · 20 Days on market

Built 1911 4,181 sqft lot

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Why this score? — see what drove the F 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).

• ARV discount +7.5/15.0
• Cash flow +6.9/30.0
• Rent growth +3.4/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• 1% rule +1.8/10.0
• DSCR +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

You won't believe the beautifully updated bathroom with claw foot tub and separate shower. Lots of original woodwork. Sunroom/Exercise room offers extra space off the kitchen. Unfinished basement features a 1/2 bathroom and room to finish off the space for more square footage. House features a lot of natural light and open feeling first floor. Close to the bus line and downtown. Private back yard and a quiet street.

Key facts

• 4,181 sq ft lot
• Built 1911
• Listed 20 days

Property features AI

Exterior

• Parking: Asphalt parking
• Utilities: City water (connected); City sewer (connected); Natural gas; Electric with circuit breakers
• Home design: Residential property; Two levels
• Construction: Block construction; Block foundation; Roof replaced within last 8 years
• Exterior features: Rear porch; Patio; Full yard fencing; Storage shed; Public transit within six blocks

Interior

• Kitchen: Range; Microwave; Refrigerator; Stainless steel appliances
• Bedrooms: 3 bedrooms (two on upper level, one on main level)
• Flooring: Hardwood floors
• Bathrooms: 1 full bathroom on upper level; 1 half bathroom (basement)
• Heating & cooling: Forced air heating; Window air conditioning units
• Interior features: Ceiling fans; Hardwood floors; Natural woodwork; Paneled doors
• Laundry & utility: Washer and dryer; Laundry in basement

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $270k.

Deal economics

• At list price, monthly cash flow is $-402 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $199k (26.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $184k (31.8% below list).
• Recommended offer: $184k (31.8% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade F — 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 (+3.6%/yr); 170 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 1,202 units permitted in Ramsey County in 2024 (880 in 5+ unit buildings).
• This rent runs 31% of the median local income ($71k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k 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 20 days — a 2% lower offer ($266k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 16y 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 $234k; 15% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1911 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $183,990 (31.8% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1911 — 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. 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?
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: 0.68% ✗
• Cap rate: 4.50%
• Cash-on-cash: -6.39%
• DSCR: 0.72
• GRM: 12.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.6% rent growth · sell at horizon

5-year hold

• IRR: -26.6%
• Equity multiple: 0.10×
• Total profit: $-68,210
• Equity at exit: $40,243

10-year hold

• IRR: -22.1%
• Equity multiple: -0.16×
• Total profit: $-87,647
• Equity at exit: $23,336

Cash invested: $75,572 (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 55117

• Rents YoY: 3.6%
• Active inventory: 170
• Price-to-rent: 12.2×

Monthly cashflow live

• Estimated rent: $1,840 medium
• Mortgage (P&I): −$1,415
• Tax from tax record: −$328 /mo · $3,934/yr
• Insurance: −$112
• HOA: −$0
• Vacancy / Maint / Mgmt: −$386
• Net cashflow: $-402

Break-even live

Break-even rent $2,349

Max offer price $198,858

Occupancy floor —

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: $67,475
• Closing costs: $8,097
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
255 Western Ave N Saint Paul, MN	3.0	1.0–2.0	1049	$2,940	$2.80	1d	23	1.38mi

Listing history 16 events

1. 2026-05-05
   status Pending
2. 2026-04-26
   historical Contingent - Inspection
3. 2026-04-16
   listed $269,900 Active
4. 2026-04-13
   price $269,900
5. 2026-04-13
   historical $275,000
6. 2021-05-20
   soldstatus $234,000 Sold 425-char remark

   Show marketing remark (425 chars)

   You won't believe the beautifully updated bathroom with claw foot tub and separate shower. Lots of original woodwork. Sunroom/Exercise room offers extra space off the kitchen. Unfinished basement features a 1/2 bathroom and room to finish off the space for more square footage. House features a lot of natural light and open feeling first floor. Close to the bus line and downtown. Private back yard and a quiet street.

7. 2021-04-02
   status Pending 425-char remark

   Show marketing remark (425 chars)

   You won't believe the beautifully updated bathroom with claw foot tub and separate shower. Lots of original woodwork. Sunroom/Exercise room offers extra space off the kitchen. Unfinished basement features a 1/2 bathroom and room to finish off the space for more square footage. House features a lot of natural light and open feeling first floor. Close to the bus line and downtown. Private back yard and a quiet street.

8. 2021-03-29
   historical Contingent - Inspection 425-char remark

   Show marketing remark (425 chars)

   You won't believe the beautifully updated bathroom with claw foot tub and separate shower. Lots of original woodwork. Sunroom/Exercise room offers extra space off the kitchen. Unfinished basement features a 1/2 bathroom and room to finish off the space for more square footage. House features a lot of natural light and open feeling first floor. Close to the bus line and downtown. Private back yard and a quiet street.

9. 2021-03-25
   listed $199,900 Active 425-char remark

   Show marketing remark (425 chars)

   You won't believe the beautifully updated bathroom with claw foot tub and separate shower. Lots of original woodwork. Sunroom/Exercise room offers extra space off the kitchen. Unfinished basement features a 1/2 bathroom and room to finish off the space for more square footage. House features a lot of natural light and open feeling first floor. Close to the bus line and downtown. Private back yard and a quiet street.

10. 2021-03-23
    historical $199,900 425-char remark

    Show marketing remark (425 chars)

    You won't believe the beautifully updated bathroom with claw foot tub and separate shower. Lots of original woodwork. Sunroom/Exercise room offers extra space off the kitchen. Unfinished basement features a 1/2 bathroom and room to finish off the space for more square footage. House features a lot of natural light and open feeling first floor. Close to the bus line and downtown. Private back yard and a quiet street.

11. 2011-01-12
    soldstatus $56,600 129-char remark

    Show marketing remark (129 chars)

    Very large 2 story home, huge bath, seperate shower, 4 season sun room attached to large kichen. Updated plumbing & electric.

12. 2010-11-29
    historical 129-char remark

    Show marketing remark (129 chars)

    Very large 2 story home, huge bath, seperate shower, 4 season sun room attached to large kichen. Updated plumbing & electric.

13. 2010-11-07
    listed $54,900 129-char remark

    Show marketing remark (129 chars)

    Very large 2 story home, huge bath, seperate shower, 4 season sun room attached to large kichen. Updated plumbing & electric.

14. 2010-08-02
    historical
15. 2010-07-07
    listed $54,900
16. 1990-08-01
    soldstatus $39,000

ⓘ 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: $3,934 · $328/mo
• Projected year-2 tax: $3,934 · $328/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: $22,079
• − Mortgage interest: −$15,119
• − Property taxes: −$3,934
• − Insurance: −$1,350
• − Repairs & maintenance: −$1,766
• − Management: −$1,766
• − Depreciation: −$7,852
• Taxable loss: −$9,708
• Est. tax savings @ 24.0%: +$2,330
• After-tax cash flow: $-2,496/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): 44,697
• Household income: $70,771
• Rent vs Own: 38.7% rent · 61.3% own
• Severe rent burden: 1588.0

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 0.72)
• Race & ethnicity: White 44% Asian 24% Black 15% Hispanic / Latino 10% Two or more races 10%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Portuguese 6% Romanian 3% Lithuanian 2%
• Foreign-born: 21% · Canada, Philippines, India
• Languages at home: 68% English-only · Other Asian/Pacific 15% Spanish 8% Other Indo-European 2%

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: ▼ -308.56%
• Current HPI: 267.4216
• Rent YoY: ▲ 3.60%
• 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

+592.1% since first listed

16 events — show timeline

• 2026-05-05 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2026-04-26 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2026-04-16 Listed $269,900 NORTHSTARMLS as Distributed by MLS Grid
• 2026-04-13 Price Changed $269,900 NORTHSTARMLS as Distributed by MLS Grid
• 2026-04-13 Coming Soon $275,000 NORTHSTARMLS as Distributed by MLS Grid
• 2021-05-20 Sold (MLS) $234,000 NORTHSTARMLS as Distributed by MLS Grid
• 2021-04-02 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2021-03-29 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2021-03-25 Listed $199,900 NORTHSTARMLS as Distributed by MLS Grid
• 2021-03-23 Coming Soon $199,900 NORTHSTARMLS as Distributed by MLS Grid
• 2011-01-12 Sold (MLS) $56,600 NORTHSTARMLS as Distributed by MLS Grid
• 2010-11-29 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2010-11-07 Listed $54,900 NORTHSTARMLS as Distributed by MLS Grid
• 2010-08-02 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2010-07-07 Listed $54,900 NORTHSTARMLS as Distributed by MLS Grid
• 1990-08-01 Sold (Public Records) $39,000 Public Records

Property tax history

+13.1%/yr

Latest (2025): $3,934 · +12.6% YoY. Source: county tax records.