1262 Edgcumbe Rd · St. Paul, MN 55105

$299,900

2 bd · 1.0 ba · 1,565 sqft · SingleFamily public records · 5 Days on market

Built 1938 6,446 sqft lot

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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).

• Cash flow +12.8/30.0
• ARV discount +7.5/15.0
• 1% rule +4.2/10.0
• DSCR +3.8/10.0
• Rent growth +3.3/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks

* * HIGHEST AND BEST DEADLINE MONDAY, JUNE 15 AT 9 PM * * Classic Brick Charm on Edgcumbe! This 2 bed, 1 bath home with tons of potential is available now! Traditional kitchen with built-in cabinetry, formal dining room, and brick decorative fireplace in the living room with hardwood floors. Oversized main level bedroom and a vintage full bathroom! Upstairs you have a smaller bedroom that could be expanded into the attic. Tons of potential in this home, or just love it as is! As-is sale for this property.

Key facts

• Brick charm
• Built-in cabinetry
• Decorative fireplace

Tags

• BRICK CHARM
• TRADITIONAL KITCHEN
• BUILT-IN CABINETRY
• FORMAL DINING ROOM
• DECORATIVE FIREPLACE
• HARDWOOD FLOORS

Property features AI

Exterior

• Parking: Asphalt parking; Electric vehicle capability; 2-car garage
• Utilities: City water connected; City sewer connected; Natural gas fuel
• Home design: Residential property; One-and-one-half level design; Main floor primary bedroom
• Construction: Brick construction; Block foundation; Pitched roof; Foundation area listed as 1,115
• Exterior features: Stone exterior accents; Chain link fencing; Corner lot with light tree coverage; Public transit within about 6 blocks; Curbed, paved streets with sidewalks, street lights and storm sewer (public maintained road)

Interior

• Kitchen: Kitchen with breakfast bar and eat-in space; Kitchen/dining room layout
• Bedrooms: 2 bedrooms — one on the main level, one on the upper level
• Flooring: Hardwood and tile flooring
• Bathrooms: 1 full bathroom on the main floor
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Hardwood floors; Tile floors; Natural woodwork; Kitchen window; Main floor primary bedroom; Basement partially finished with storage space; Brick decorative fireplace (1)
• Laundry & utility: Washer and dryer hookups; Laundry in basement with utility sink

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $300k.

Deal economics

• At list price, monthly cash flow is $-28 ($-333/yr) — negative.
• To cash-flow at today's rent, offer at most $295k (1.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $277k (7.7% below list).
• Recommended offer: $277k (7.7% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade D — 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.
• Zoned schools: Randolph Heights Elementary (math 62% / reading 62%, grade B, #180 of 857 statewide, top 23%, 437 students, 31% FRL); Hidden River Middle School (math 21% / reading 39%, grade F, #199 of 258 statewide, top 78%, 559 students, 61% FRL); Central Senior High (math 52% / reading 67%, grade C+, #46 of 471 statewide, top 11%, 1,691 students, 49% FRL) — zoned schools average 47% FRL vs 64% district-wide (17 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 50% at this address vs 27% district-wide (+24 pts) — the actual schools serving this property are materially stronger than the St. Paul Public School District average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising (+3.1%/yr); 128 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 4d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 1,202 units permitted in Ramsey County in 2024 (880 in 5+ unit buildings).
• This rent runs 31% of the median local income ($107k/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

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1938 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $276,680 (7.7% 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 1938 — 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: 0.92% ✗
• Cap rate: 6.18%
• Cash-on-cash: -0.40%
• DSCR: 0.98
• GRM: 9.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.15% rent growth · sell at horizon

5-year hold

• IRR: -16.7%
• Equity multiple: 0.41×
• Total profit: $-49,816
• Equity at exit: $44,716

10-year hold

• IRR: -8.2%
• Equity multiple: 0.48×
• Total profit: $-43,410
• Equity at exit: $25,930

Cash invested: $83,972 (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 55105

• Rents YoY: 3.1%
• Active inventory: 128
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $2,767 medium
• Mortgage (P&I): −$1,573
• Tax from tax record: −$516 /mo · $6,190/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$581
• Net cashflow: $-28

Break-even live

Break-even rent $2,802

Max offer price $295,002

Occupancy floor 96%

Sensitivity live

Price	-10% $142	-5% $57	+0% $-28	+5% $-113	+10% $-197
Rent	-10% $-246	-5% $-137	+0% $-28	+5% $82	+10% $191
Rate	-1.0pp $123	-0.5pp $49	base $-28	+0.5pp $-105	+1.0pp $-184

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: $74,975
• Closing costs: $8,997
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
470 Lexington Pkwy S Saint Paul, MN	2.0	1.0–2.0	1175	$3,500	$2.98	3d	19	0.20mi
740 Victoria St S Saint Paul, MN	3.0	1.0–2.0	1076	$2,785	$2.59	0d	38	0.98mi
150 Snelling Ave N St Paul, MN	2.0	1.0–2.0	741	$2,598	$3.51	3d	8	1.49mi

Listing history 6 events

1. 2026-06-17
   status $299,900 Pending 5 DOM
2. 2026-06-16
   days on market $299,900 Active 5 DOM
3. 2026-06-15
   remarks 513-char remark
4. 2026-06-15
   days on market $299,900 Active 4 DOM
5. 2026-06-13
   remarks 452-char remark
6. 2026-06-13
   listed $299,900 Active 2 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: $6,190 · $516/mo
• Projected year-2 tax: $6,190 · $516/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: $33,202
• − Mortgage interest: −$16,799
• − Property taxes: −$6,190
• − Insurance: −$1,500
• − Repairs & maintenance: −$2,656
• − Management: −$2,656
• − Depreciation: −$8,724
• Taxable loss: −$5,324
• Est. tax savings @ 24.0%: +$1,278
• After-tax cash flow: $945/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): 28,617
• Household income: $107,248
• Rent vs Own: 33.4% rent · 66.6% own
• Severe rent burden: 909.0

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: Predominantly White (82%)
• Race & ethnicity: White 82% Two or more races 7% Hispanic / Latino 5% Asian 4% Black 3%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Portuguese 11% Romanian 4% Lithuanian 4%
• Foreign-born: 4% · Canada, China, South Korea
• Languages at home: 91% English-only · Spanish 4% German/W. Germanic 1% Other Asian/Pacific 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: ▼ -562.23%
• Current HPI: 223.6008
• Rent YoY: ▲ 3.15%
• 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 event — show timeline

• 2026-06-11 Listed $299,900 NORTHSTARMLS as Distributed by MLS Grid

Property tax history

+4.2%/yr

Latest (2025): $6,190 · +8.1% YoY. Source: county tax records.