258 Maria Ave · St. Paul, MN 55106

$300,000

3 bd · 2.0 ba · 1,372 sqft · MultiFamily public records · 82 Days on market

Built 1926 4,791 sqft lot

---

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 +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

Multi-family units

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

Listing remarks MLS

Totally updated great side by side duplex. This property was totally gutted and upgraded with solid surface countertops and stainless steel appliances. Quality wood cabinets and hardwood floors throughout. Well kept with stucco exterior. Currently rented and managed One 1 bedroom and 1 2 bedroom unit. Currently 2 bedroom unit has use of 2 car garage. Property has tenants with leases and is currently being managed by management company.

Key facts

• 4,791 sq ft lot
• 2 garage spots
• Built 1926

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/3.0-bath units multifamily listed at $300k.

Deal economics

• At list price, monthly cash flow is $2k ($21k/yr) — positive. Per door: $895/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $300k).
• Recommended offer: $282k (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; 8 comparable units currently listed for rent nearby; rentals leasing fast (median 3d on market — plan ~1-2 weeks tenant-placement turnaround); 1,202 units permitted in Ramsey County in 2024 (880 in 5+ unit buildings).
• At $5,041/mo this rent would consume 86% 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 $2k of loan paydown is wiped out by about $9k 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 $84k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 82 days — a 6% lower offer ($282k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 20y 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 $14k; list at $300k implies a 2043% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1926 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $282,000 (6.0% below list)

Questions for the listing agent

1. It's been on market 82 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 1926 — 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. 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.
8. 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.
9. 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: 1.68% ✓
• Cap rate: 13.45%
• Cash-on-cash: 25.56%
• DSCR: 2.14
• GRM: 5.0

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: 22.9%
• Equity multiple: 1.98×
• Total profit: $82,585
• Equity at exit: $44,731

10-year hold

• IRR: 33.0%
• Equity multiple: 4.50×
• Total profit: $294,206
• Equity at exit: $25,939

Cash invested: $84,000 (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 55106

• Rents YoY: 6.3%
• Active inventory: 255
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $5,041 high
• Mortgage (P&I): −$1,573
• Tax from tax record: −$495 /mo · $5,936/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,059
• Net cashflow: $1,789

Break-even live

Break-even rent $2,776

Max offer price $300,000

Occupancy floor 60%

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

Units	Beds	Baths	Est. rent
▸ 2× units	3	3	$5,040
Total (2 units)			$5,041

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: $75,000
• Closing costs: $9,000
• Reserves months: —
• Total cash needed: —

Rent comps 8 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	0.90mi
250 6th St E St Paul, MN	2.0	1.0–2.0	980	$2,868	$2.93	2d	16	0.94mi
240 5th St E St Paul, MN	2.0	1.0–2.0	949	$2,770	$2.92	2d	10	0.96mi
333 Sibley St Saint Paul, MN	3.0	1.0–2.0	1358	$3,269	$2.41	10d	10	1.02mi
180 E Kellogg Blvd St Paul, MN	3.0	1.0–2.5	1436	$4,595	$3.20	2d	22	1.02mi
141 4th St E Saint Paul, MN	2.0	1.0–2.0	811	$2,420	$2.98	20d	20	1.11mi
111 Kellogg Blvd E Saint Paul, MN	3.0	1.0–2.0	1000	$2,783	$2.78	2d	20	1.17mi
101 10th St E Saint Paul, MN	3.0	1.0–2.0	887	$2,490	$2.81	2d	25	1.32mi

Listing history 24 events

1. 2026-06-09
   days on market $300,000 Active 82 DOM
2. 2026-06-08
   days on market $300,000 Active 81 DOM
3. 2026-06-07
   days on market $300,000 Active 80 DOM
4. 2026-06-04
   days on market $300,000 Active 77 DOM
5. 2026-06-03
   days on market $300,000 Active 76 DOM
6. 2026-06-02
   days on market $300,000 Active 75 DOM
7. 2026-06-01
   days on market $300,000 Active 74 DOM
8. 2026-05-31
   days on market $300,000 Active 73 DOM
9. 2026-03-20
   listed $300,000 Active 439-char remark

   Show marketing remark (439 chars)

   Totally updated great side by side duplex. This property was totally gutted and upgraded with solid surface countertops and stainless steel appliances. Quality wood cabinets and hardwood floors throughout. Well kept with stucco exterior. Currently rented and managed One 1 bedroom and 1 2 bedroom unit. Currently 2 bedroom unit has use of 2 car garage. Property has tenants with leases and is currently being managed by management company.

10. 2026-03-18
    historical $300,000 439-char remark

    Show marketing remark (439 chars)

    Totally updated great side by side duplex. This property was totally gutted and upgraded with solid surface countertops and stainless steel appliances. Quality wood cabinets and hardwood floors throughout. Well kept with stucco exterior. Currently rented and managed One 1 bedroom and 1 2 bedroom unit. Currently 2 bedroom unit has use of 2 car garage. Property has tenants with leases and is currently being managed by management company.

11. 2011-09-09
    soldstatus $14,000 139-char remark

    Show marketing remark (139 chars)

    One story, stucco side x side duplex. Needs some repairs/updates. Fenced yard, 2 car garage, porch and close to transit and freeway access.

12. 2011-08-30
    historical 139-char remark

    Show marketing remark (139 chars)

    One story, stucco side x side duplex. Needs some repairs/updates. Fenced yard, 2 car garage, porch and close to transit and freeway access.

13. 2011-07-22
    listed $12,900 139-char remark

    Show marketing remark (139 chars)

    One story, stucco side x side duplex. Needs some repairs/updates. Fenced yard, 2 car garage, porch and close to transit and freeway access.

14. 2011-07-21
    historical
15. 2010-12-30
    listed $19,900
16. 2007-05-22
    soldstatus $139,500
17. 2007-05-02
    historical
18. 2007-03-30
    listed $139,900
19. 2007-03-30
    historical
20. 2007-03-24
    listed $159,900
21. 2007-03-16
    soldstatus $103,750
22. 2007-03-12
    historical
23. 2006-09-04
    listed $150,000
24. 2004-12-30
    soldstatus $294,900

ⓘ 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: $5,936 · $495/mo
• Projected year-2 tax: $5,936 · $495/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: $60,492
• − Mortgage interest: −$16,805
• − Property taxes: −$5,936
• − Insurance: −$1,500
• − Repairs & maintenance: −$4,839
• − Management: −$4,839
• − Depreciation: −$8,727
• Taxable income: $17,845
• Est. tax owed @ 24.0%: −$4,283
• After-tax cash flow: $17,191/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

+1.7% since first listed

16 events — show timeline

• 2026-03-20 Listed $300,000 NORTHSTARMLS as Distributed by MLS Grid
• 2026-03-18 Coming Soon $300,000 NORTHSTARMLS as Distributed by MLS Grid
• 2011-09-09 Sold (MLS) $14,000 NORTHSTARMLS as Distributed by MLS Grid
• 2011-08-30 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2011-07-22 Listed $12,900 NORTHSTARMLS as Distributed by MLS Grid
• 2011-07-21 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2010-12-30 Listed $19,900 NORTHSTARMLS as Distributed by MLS Grid
• 2007-05-22 Sold (MLS) $139,500 NORTHSTARMLS as Distributed by MLS Grid
• 2007-05-02 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2007-03-30 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2007-03-30 Listed $139,900 NORTHSTARMLS as Distributed by MLS Grid
• 2007-03-24 Listed $159,900 NORTHSTARMLS as Distributed by MLS Grid
• 2007-03-16 Sold (MLS) $103,750 NORTHSTARMLS as Distributed by MLS Grid
• 2007-03-12 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2006-09-04 Listed $150,000 NORTHSTARMLS as Distributed by MLS Grid
• 2004-12-30 Sold (Public Records) $294,900 Public Records

Property tax history

+10.5%/yr

Latest (2025): $5,936 · +18.1% YoY. Source: county tax records.