132 Demont Ave E #136 · Little Canada, MN 55117

$139,500

2 bd · 2.0 ba · 1,044 sqft · Condo public records · 198 Days on market

Built 1973 $134/sqft · 20% below area Est $178k · 22% under $530/mo HOA · 33% of rent

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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).

• ARV discount +15.0/15.0
• Cash flow +6.9/30.0
• 1% rule +6.6/10.0
• Schools +3.9/10.0
• Livability +3.9/5.0
• Rent growth +3.4/5.0
• Condition / age +2.5/5.0
• DSCR +1.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Mint condition, main level 2 bedroom/2 bath unit. Unit completely painted throughout. All new carpeting and kitchen floor installed in November of '25. Large master bedroom with walk-in closet and 3/4 bath. Walk-out from living room to 3 season porch. This unit is close to the garage (stall #100). Laundry and sanitation are right down the hall. Amenities include indoor pool, library, game room, etc. Immediate possession. Measurements and details are not guaranteed.

Key facts

• Main level unit
• Walk-in closet
• 3 season porch

Tags

• MAIN LEVEL UNIT
• WALK-IN CLOSET
• 3 SEASON PORCH
• INDOOR POOL
• LIBRARY
• GAME ROOM

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $140k.

Deal economics

• At list price, monthly cash flow is $-214 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $102k (27.1% below list).
• Meets the 1% rule at list price ($2k rent vs $140k).
• Recommended offer: $102k (27.1% below list) — sets the bar for cash-flow.
• Cap rate 4.5% vs local median 3.6% in Little Canada — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 78/100 on livability (#109 in MN, #2,510 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, housing A+, crime A-; Watch: amenities F.
• Roseville Public School District (suburban): math 37% / reading 53% proficiency, ranked #170 of 301 in MN (top 56%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Parkview Center School (math 52% / reading 69%, grade B-, #203 of 857 statewide, top 24%, 717 students, 33% FRL); Roseville Area Middle (math 24% / reading 48%, grade F, #170 of 258 statewide, top 66%, 828 students, 58% FRL); Roseville Area Senior High (math 42% / reading 69%, grade C, #80 of 471 statewide, top 17%, 2,327 students, 48% FRL).
• Market conditions: Rents rising (+3.6%/yr); 175 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals at typical pace (median 14d on market — plan ~3-4 weeks tenant-placement turnaround); 1,202 units permitted in Ramsey County in 2024 (880 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $964 of loan paydown is wiped out by about $4k 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 198 days — a 12% lower offer ($123k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 30y ago; this cycle's ask has dropped $13k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $64k; list at $140k implies a 118% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 33% of rent.

Recommended offer $101,748 (27.1% 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. It's been on market 198 days. Have you received any prior offers? Is the seller open to a 27% concession, seller financing, or rate buy-down credit?
3. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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.
10. 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.
11. 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: 1.16% ✓
• Cap rate: 4.45%
• Cash-on-cash: -6.57%
• DSCR: 0.71
• GRM: 7.2

CMA / ARV

• ARV (median comp): $177,885
• List price: $139,500
• Delta: -21.58%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -26.1%
• Equity multiple: 0.11×
• Total profit: $-34,879
• Equity at exit: $20,800

10-year hold

• IRR: -19.2%
• Equity multiple: -0.08×
• Total profit: $-42,377
• Equity at exit: $12,061

Cash invested: $39,060 (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: 175
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,623 high
• Mortgage (P&I): −$732
• Tax from tax record: −$176 /mo · $2,114/yr
• Insurance: −$58
• HOA: −$530
• Vacancy / Maint / Mgmt: −$341
• Net cashflow: $-214

Break-even live

Break-even rent $1,893

Max offer price $101,748

Occupancy floor —

Sensitivity live

Price	-10% $-135	-5% $-174	+0% $-214	+5% $-253	+10% $-293
Rent	-10% $-342	-5% $-278	+0% $-214	+5% $-150	+10% $-85
Rate	-1.0pp $-143	-0.5pp $-178	base $-214	+0.5pp $-250	+1.0pp $-287

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: $34,875
• Closing costs: $4,185
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
165 County Road B2 E Saint Paul, MN	2.0	1.0	723	$1,695	$2.34	1d	11	0.01mi
175 County Road B2 E #308 Saint Paul, MN	2.0	1.5	1300	$1,825	$1.40	6d	1	0.09mi
215 County Road B2 E Little Canada, MN	2.0	1.0	720	$1,652	$2.29	0d	31	0.16mi
33 County Road C E Saint Paul, MN	2.0	1.0	960	$1,350	$1.41	45d	1	0.52mi
2550 Rice St Saint Paul, MN	2.0	1.0	985	$1,707	$1.73	1d	72	0.53mi
179 Little Canada Rd E #336 Saint Paul, MN	1.0	1.0	815	$1,475	$1.81	45d	1	0.67mi
2345 Woodbridge St Roseville, MN	1.0–3.0	1.0–2.0	1113	$1,875	$1.68	4d	12	0.67mi
2800 Rustic Pl Saint Paul, MN	1.0–3.0	1.0–2.0	1088	$1,968	$1.81	0d	17	0.78mi
2835 Rice St Saint Paul, MN	2.0	1.0–1.5	725	$1,930	$2.66	4d	14	0.97mi
396 Labore Rd Saint Paul, MN	3.0	1.0–1.5	775	$1,562	$2.02	14d	25	1.01mi
2093 Bradley St Maplewood, MN	2.0–3.0	1.5	1250	$1,995	$1.60	14d	2	1.07mi
479 Skillman Ave E Maplewood, MN	2.0	1.0	750	$1,505	$2.01	45d	13	1.09mi
185 N McCarrons Blvd Roseville, MN	2.0	2.0	1254	$1,625	$1.30	26d	1	1.16mi
185 N McCarrons Blvd Roseville, MN	1.0	1.0	915	$1,325	$1.45	14d	1	1.16mi
166 N McCarrons Blvd Unit 166-01 Roseville, MN	2.0	1.0	900	$1,144	$1.27	26d	1	1.18mi
166 McCarrons Blvd N Saint Paul, MN	2.0	1.0	900	$1,247	$1.39	46d	1	1.18mi
166 McCarrons Blvd N Saint Paul, MN	1.0	1.0	800	$1,096	$1.37	45d	1	1.18mi
1901 Desoto St Saint Paul, MN	1.0–2.0	1.0–2.0	904	$1,725	$1.91	25d	8	1.29mi
560 Sandhurst Dr W Roseville, MN	1.0–2.0	1.0–1.5	993	$1,885	$1.90	0d	22	1.43mi

HOA detail condo

• Monthly dues: $530 · $6,360/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 26 events

1. 2026-06-21
   days on market $139,500 Active 198 DOM
2. 2026-06-18
   days on market $139,500 Active 195 DOM
3. 2026-06-17
   days on market $139,500 Active 194 DOM
4. 2026-06-16
   days on market $139,500 Active 193 DOM
5. 2026-06-15
   days on market $139,500 Active 192 DOM
6. 2026-06-13
   days on market $139,500 Active 190 DOM
7. 2026-06-09
   days on market $139,500 Active 186 DOM
8. 2026-06-08
   days on market $139,500 Active 185 DOM
9. 2026-06-07
   days on market $139,500 Active 184 DOM
10. 2026-06-04
    days on market $139,500 Active 181 DOM
11. 2026-06-03
    days on market $139,500 Active 180 DOM
12. 2026-06-02
    days on market $139,500 Active 179 DOM
13. 2026-06-01
    days on market $139,500 Active 178 DOM
14. 2026-05-31
    days on market $139,500 Active 177 DOM
15. 2026-03-16
    price $139,500 469-char remark

    Show marketing remark (469 chars)

    Mint condition, main level 2 bedroom/2 bath unit. Unit completely painted throughout. All new carpeting and kitchen floor installed in November of '25. Large master bedroom with walk-in closet and 3/4 bath. Walk-out from living room to 3 season porch. This unit is close to the garage (stall #100). Laundry and sanitation are right down the hall. Amenities include indoor pool, library, game room, etc. Immediate possession. Measurements and details are not guaranteed.

16. 2026-01-09
    price $146,900 469-char remark

    Show marketing remark (469 chars)

    Mint condition, main level 2 bedroom/2 bath unit. Unit completely painted throughout. All new carpeting and kitchen floor installed in November of '25. Large master bedroom with walk-in closet and 3/4 bath. Walk-out from living room to 3 season porch. This unit is close to the garage (stall #100). Laundry and sanitation are right down the hall. Amenities include indoor pool, library, game room, etc. Immediate possession. Measurements and details are not guaranteed.

17. 2025-12-05
    listed $152,900 Active 469-char remark

    Show marketing remark (469 chars)

    Mint condition, main level 2 bedroom/2 bath unit. Unit completely painted throughout. All new carpeting and kitchen floor installed in November of '25. Large master bedroom with walk-in closet and 3/4 bath. Walk-out from living room to 3 season porch. This unit is close to the garage (stall #100). Laundry and sanitation are right down the hall. Amenities include indoor pool, library, game room, etc. Immediate possession. Measurements and details are not guaranteed.

18. 2012-04-13
    soldstatus $64,000
19. 2012-03-29
    soldstatus $64,000 254-char remark

    Show marketing remark (254 chars)

    Spacious updated 1st FL unit with remodeled kitchen (unique open floor plan), 3-season porch and many more special features!! A MUST SEE!! Amenities: indoor/outdoor pools, party, exercise and craft rooms, library and sauna. Close to Shopping and Schools.

20. 2012-03-07
    historical 254-char remark

    Show marketing remark (254 chars)

    Spacious updated 1st FL unit with remodeled kitchen (unique open floor plan), 3-season porch and many more special features!! A MUST SEE!! Amenities: indoor/outdoor pools, party, exercise and craft rooms, library and sauna. Close to Shopping and Schools.

21. 2011-11-30
    listed $69,900 254-char remark

    Show marketing remark (254 chars)

    Spacious updated 1st FL unit with remodeled kitchen (unique open floor plan), 3-season porch and many more special features!! A MUST SEE!! Amenities: indoor/outdoor pools, party, exercise and craft rooms, library and sauna. Close to Shopping and Schools.

22. 2003-04-10
    soldstatus $136,900
23. 2000-02-08
    soldstatus $54,000
24. 1996-04-15
    soldstatus $53,900
25. 1996-03-07
    historical
26. 1996-02-20
    listed $51,900

ⓘ 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: $2,114 · $176/mo
• Projected year-2 tax: $2,114 · $176/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 ≥100°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: $19,476
• − Mortgage interest: −$7,814
• − Property taxes: −$2,114
• − Insurance: −$698
• − Repairs & maintenance: −$1,558
• − Management: −$1,558
• − HOA: −$6,360
• − Depreciation: −$4,058
• Taxable loss: −$4,684
• Est. tax savings @ 24.0%: +$1,124
• After-tax cash flow: $-1,440/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: Roseville Public School District
• NCES district ID: 2732430
• Math proficiency: 37% ▼ -12.00%
• Reading proficiency: 53% ▼ -3.00%
• Median HH income: $57,709
• Composite: 39.32/100
• National rank: #3988
• State rank: #170 of 301 in MN

Livability — Little Canada

• Score: 78/100
• State rank: #109
• US rank: #2510

Category grades

Amenities F Commute A+ Cost of living B- Crime A- Employment B Housing A+ Health & safety C User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Little Canada, MN
• County: Ramsey County · 542,837 people
• 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

+168.8% since first listed

12 events — show timeline

• 2026-03-16 Price Changed $139,500 NORTHSTARMLS as Distributed by MLS Grid
• 2026-01-09 Price Changed $146,900 NORTHSTARMLS as Distributed by MLS Grid
• 2025-12-05 Listed $152,900 NORTHSTARMLS as Distributed by MLS Grid
• 2012-04-13 Sold (Public Records) $64,000 Public Records
• 2012-03-29 Sold (MLS) $64,000 NORTHSTARMLS as Distributed by MLS Grid
• 2012-03-07 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2011-11-30 Listed $69,900 NORTHSTARMLS as Distributed by MLS Grid
• 2003-04-10 Sold (Public Records) $136,900 Public Records
• 2000-02-08 Sold (Public Records) $54,000 Public Records
• 1996-04-15 Sold (MLS) $53,900 NORTHSTARMLS as Distributed by MLS Grid
• 1996-03-07 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 1996-02-20 Listed $51,900 NORTHSTARMLS as Distributed by MLS Grid

Property tax history

+13.8%/yr

Latest (2025): $2,114 · +17.2% YoY. Source: county tax records.