799 Fuller Ave · St. Paul, MN 55104

$286,000

3 bd · 2.0 ba · 1,254 sqft · SingleFamily public records · 22 Days on market

Built 1925 4,704 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).

• Cash flow +9.4/30.0
• ARV discount +7.5/15.0
• Rent growth +3.1/5.0
• 1% rule +2.6/10.0
• DSCR +2.6/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks

Step inside this charming and well-maintained home in St. Paul’s Summit-University neighborhood. This inviting 3-bedroom, 2-bath home blends timeless character with thoughtful updates, featuring partial hardwood floors, sun-filled living spaces, and beautiful original architectural details throughout. The spacious primary suite includes a private en-suite bathroom, offering added comfort and privacy. Enjoy relaxing on the spacious screened front porch, entertaining in the bright kitchen and dining area, and the convenience of a fenced-in yard, detached 1-car garage, plus additional concrete parking. The backyard offers a great patio space perfect for summer gatherings and outdoor ente

Key facts

• Screened front porch
• Newer roof
• Great patio space

Tags

• PARTIAL HARDWOOD FLOORS
• SCREENED FRONT PORCH
• FENCED IN YARD
• GREAT PATIO SPACE
• NEWER ROOF
• UNFINISHED ATTIC

Property features AI

Exterior

• Parking: Detached/attached concrete parking area; 1-car garage (dimensions approximately 21 x 12)
• Utilities: City water; City sewer; Natural gas
• Home design: Residential property; One story (main living on one level); Main level primary bedroom
• Construction: Block foundation; Asphalt roof (age 8 years or less)
• Exterior features: Front porch and patio; Stone and vinyl exterior; Chain link fencing; Screened porch (7 x 15)

Interior

• Kitchen: Eat-in kitchen with breakfast area; Range; Dishwasher; Refrigerator
• Bedrooms: 3 bedrooms (one primary on the main level); Bedroom sizes include 23 x 10 (main), 16 x 10 (main), 10 x 25
• Flooring: Hardwood floors; Tile floors
• Bathrooms: One full bathroom on the main floor; Primary bathroom is a 3/4 bath
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Hardwood floors; Tile floors; Skylight; Kitchen window; Main floor primary bedroom; Patio and porch access; Walk-up attic
• Laundry & utility: Washer and dryer hookups; Laundry located in the basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $286k.

Deal economics

• At list price, monthly cash flow is $-203 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $250k (12.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $217k (24.0% below list).
• Recommended offer: $217k (24.0% 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 (+2.5%/yr); 189 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 1,202 units permitted in Ramsey County in 2024 (880 in 5+ unit buildings).
• This rent runs 34% of the median local income ($76k/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 $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.

Negotiation context

• It's been on market 22 days — a 2% lower offer ($282k) is reasonable based on typical stale-listing flexibility.
• 6 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 $65k; list at $286k implies a 340% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $217,403 (24.0% 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 1925 — 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: 0.76% ✗
• Cap rate: 5.44%
• Cash-on-cash: -3.04%
• DSCR: 0.86
• GRM: 11.0

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: -21.9%
• Equity multiple: 0.25×
• Total profit: $-60,374
• Equity at exit: $42,644

10-year hold

• IRR: -17.0%
• Equity multiple: 0.08×
• Total profit: $-73,662
• Equity at exit: $24,728

Cash invested: $80,080 (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: 11.0×

Monthly cashflow live

• Estimated rent: $2,174 medium
• Mortgage (P&I): −$1,500
• Tax from tax record: −$302 /mo · $3,620/yr
• Insurance: −$119
• HOA: −$0
• Vacancy / Maint / Mgmt: −$457
• Net cashflow: $-203

Break-even live

Break-even rent $2,431

Max offer price $250,110

Occupancy floor —

Sensitivity live

Price	-10% $-41	-5% $-122	+0% $-203	+5% $-284	+10% $-365
Rent	-10% $-375	-5% $-289	+0% $-203	+5% $-117	+10% $-31
Rate	-1.0pp $-59	-0.5pp $-130	base $-203	+0.5pp $-277	+1.0pp $-353

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: $71,500
• Closing costs: $8,580
• 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	$3,700	$3.53	3d	23	0.91mi

Listing history 15 events

1. 2026-06-21
   days on market $286,000 Active 22 DOM
2. 2026-06-18
   days on market $286,000 Active 19 DOM
3. 2026-06-17
   days on market $286,000 Active 18 DOM
4. 2026-06-16
   days on market $286,000 Active 17 DOM
5. 2026-06-15
   days on market $286,000 Active 16 DOM
6. 2026-06-13
   days on market $286,000 Active 14 DOM
7. 2026-06-09
   days on market $286,000 Active 10 DOM
8. 2026-06-08
   days on market $286,000 Active 9 DOM
9. 2026-06-07
   days on market $286,000 Active 8 DOM
10. 2026-06-04
    days on market $286,000 Active 5 DOM
11. 2026-06-03
    days on market $286,000 Active 4 DOM
12. 2026-06-02
    days on market $286,000 Active 3 DOM
13. 2026-06-01
    days on market $286,000 Active 2 DOM
14. 2026-05-31
    remarks 693-char remark
15. 2026-05-31
    listed $286,000 Active 1 DOM

ⓘ 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: $3,620 · $302/mo
• Projected year-2 tax: $3,620 · $302/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 6/10 Major FEMA zone X (unshaded) · 74% 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: $26,088
• − Mortgage interest: −$16,020
• − Property taxes: −$3,620
• − Insurance: −$1,430
• − Repairs & maintenance: −$2,087
• − Management: −$2,087
• − Depreciation: −$8,320
• Taxable loss: −$7,476
• Est. tax savings @ 24.0%: +$1,794
• After-tax cash flow: $-644/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

+346.9% since first listed

13 events — show timeline

• 2026-05-29 Listed $286,000 NORTHSTARMLS as Distributed by MLS Grid
• 2025-11-04 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2025-10-23 Listed $275,000 NORTHSTARMLS as Distributed by MLS Grid
• 2025-10-02 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2025-09-02 Listed $275,000 NORTHSTARMLS as Distributed by MLS Grid
• 2009-03-04 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2008-09-04 Listed $205,000 NORTHSTARMLS as Distributed by MLS Grid
• 2007-12-10 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2007-08-13 Listed $219,900 NORTHSTARMLS as Distributed by MLS Grid
• 1997-09-30 Sold (Public Records) $65,000 Public Records
• 1997-06-01 Sold (MLS) $65,000 NORTHSTARMLS as Distributed by MLS Grid
• 1997-03-21 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 1997-02-16 Listed $64,000 NORTHSTARMLS as Distributed by MLS Grid

Property tax history

+4.6%/yr

Latest (2025): $3,620 · +20.7% YoY. Source: county tax records.