304 Marshall Ave #5 · St. Paul, MN 55102

$175,000

3 bd · 1.0 ba · 1,285 sqft · Condo public records · 330 Days on market

Built 1913 $594/mo HOA · 19% of rent

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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 +29.6/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Rent growth +2.9/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Classic character meets city living in this oversized Cathedral Hill condo. Enjoy four versatile bedrooms, a generous living area, and a formal dining room with timeless details like box beams and built ins. The kitchen blends vintage charm with modern updates. Just steps from great dining and close to downtown St. Paul.

Key facts

• Cathedral hill condo
• Versatile bedrooms
• Generous living area

Tags

• CATHEDRAL HILL CONDO
• VERSATILE BEDROOMS
• GENEROUS LIVING AREA
• FORMAL DINING ROOM
• VINTAGE CHARM
• MODERN UPDATES

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath condo listed at $175k.

Deal economics

• At list price, monthly cash flow is $632 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $175k).
• Recommended offer: $154k (12.0% 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 (+1.6%/yr); 145 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals leasing fast (median 2d 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).
• At $3,158/mo this rent would consume 50% of the median local household income ($76k/yr) (locally 1116% 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 $1k of loan paydown is wiped out by about $5k 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 + 1.6% rent growth), your $49k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 330 days — a 12% lower offer ($154k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 25y ago; this cycle's ask has dropped $98k (36%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1913 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $154,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 330 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1913 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. 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?
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: 1.80% ✓
• Cap rate: 10.62%
• Cash-on-cash: 15.47%
• DSCR: 1.69
• GRM: 4.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.6% rent growth · sell at horizon

5-year hold

• IRR: 4.3%
• Equity multiple: 1.16×
• Total profit: $7,933
• Equity at exit: $26,093

10-year hold

• IRR: 12.1%
• Equity multiple: 1.88×
• Total profit: $43,031
• Equity at exit: $15,131

Cash invested: $49,000 (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 55102

• Rents YoY: 1.6%
• Active inventory: 145
• Price-to-rent: 4.6×

Monthly cashflow live

• Estimated rent: $3,158 high
• Mortgage (P&I): −$918
• Tax from tax record: −$278 /mo · $3,340/yr
• Insurance: −$73
• HOA: −$594
• Vacancy / Maint / Mgmt: −$663
• Net cashflow: $632

Break-even live

Break-even rent $2,358

Max offer price $175,000

Occupancy floor 75%

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 13 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	1d	23	0.20mi
253 Kellogg Blvd W Saint Paul, MN	2.0	1.0–2.0	1208	$3,198	$2.65	2d	12	0.51mi
101 10th St E Saint Paul, MN	3.0	1.0–2.0	887	$2,490	$2.81	2d	25	0.88mi
400 Spring St Saint Paul, MN	1.0–2.0	1.0–2.0	1205	$3,275	$2.72	3d	31	0.91mi
695 Grand Ave Saint Paul, MN	1.0–2.0	1.0–2.0	1130	$5,795	$5.13	17d	10	0.98mi
111 Kellogg Blvd E Saint Paul, MN	3.0	1.0–2.0	1000	$2,783	$2.78	1d	20	1.14mi
141 4th St E Saint Paul, MN	2.0	1.0–2.0	811	$2,420	$2.98	20d	20	1.15mi
333 Sibley St Saint Paul, MN	3.0	1.0–2.0	1358	$3,269	$2.41	10d	10	1.22mi
240 5th St E St Paul, MN	2.0	1.0–2.0	949	$2,770	$2.92	2d	10	1.27mi
250 6th St E St Paul, MN	2.0	1.0–2.0	980	$2,868	$2.93	1d	16	1.27mi
180 E Kellogg Blvd St Paul, MN	3.0	1.0–2.5	1436	$4,595	$3.20	1d	22	1.28mi
330 9th St E St Paul, MN	1.0–2.0	1.0	978	$2,495	$2.55	3d	3	1.31mi
380 Randolph Ave Saint Paul, MN	2.0	1.0–2.0	753	$2,946	$3.91	1d	18	1.46mi

HOA detail condo

• Monthly dues: $594 · $7,128/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 50 events

1. 2026-06-18
   days on market $175,000 Active 330 DOM
2. 2026-06-17
   days on market $175,000 Active 329 DOM
3. 2026-06-16
   days on market $175,000 Active 328 DOM
4. 2026-06-15
   days on market $175,000 Active 327 DOM
5. 2026-06-13
   days on market $175,000 Active 325 DOM
6. 2026-06-09
   days on market $175,000 Active 321 DOM
7. 2026-06-08
   days on market $175,000 Active 320 DOM
8. 2026-06-07
   days on market $175,000 Active 319 DOM
9. 2026-06-04
   days on market $175,000 Active 316 DOM
10. 2026-06-03
    days on market $175,000 Active 315 DOM
11. 2026-06-02
    days on market $175,000 Active 314 DOM
12. 2026-06-01
    days on market $175,000 Active 313 DOM
13. 2026-05-31
    days on market $175,000 Active 312 DOM
14. 2026-04-09
    price $189,900 322-char remark

    Show marketing remark (322 chars)

    Classic character meets city living in this oversized Cathedral Hill condo. Enjoy four versatile bedrooms, a generous living area, and a formal dining room with timeless details like box beams and built ins. The kitchen blends vintage charm with modern updates. Just steps from great dining and close to downtown St. Paul.

15. 2026-03-16
    price $199,000 322-char remark

    Show marketing remark (322 chars)

    Classic character meets city living in this oversized Cathedral Hill condo. Enjoy four versatile bedrooms, a generous living area, and a formal dining room with timeless details like box beams and built ins. The kitchen blends vintage charm with modern updates. Just steps from great dining and close to downtown St. Paul.

16. 2026-03-12
    price $199,900 322-char remark

    Show marketing remark (322 chars)

    Classic character meets city living in this oversized Cathedral Hill condo. Enjoy four versatile bedrooms, a generous living area, and a formal dining room with timeless details like box beams and built ins. The kitchen blends vintage charm with modern updates. Just steps from great dining and close to downtown St. Paul.

17. 2026-02-09
    price $209,000 322-char remark

    Show marketing remark (322 chars)

    Classic character meets city living in this oversized Cathedral Hill condo. Enjoy four versatile bedrooms, a generous living area, and a formal dining room with timeless details like box beams and built ins. The kitchen blends vintage charm with modern updates. Just steps from great dining and close to downtown St. Paul.

18. 2026-01-23
    price $218,900 322-char remark

    Show marketing remark (322 chars)

    Classic character meets city living in this oversized Cathedral Hill condo. Enjoy four versatile bedrooms, a generous living area, and a formal dining room with timeless details like box beams and built ins. The kitchen blends vintage charm with modern updates. Just steps from great dining and close to downtown St. Paul.

19. 2025-12-22
    price $229,900 322-char remark

    Show marketing remark (322 chars)

    Classic character meets city living in this oversized Cathedral Hill condo. Enjoy four versatile bedrooms, a generous living area, and a formal dining room with timeless details like box beams and built ins. The kitchen blends vintage charm with modern updates. Just steps from great dining and close to downtown St. Paul.

20. 2025-11-21
    price $239,900 322-char remark

    Show marketing remark (322 chars)

    Classic character meets city living in this oversized Cathedral Hill condo. Enjoy four versatile bedrooms, a generous living area, and a formal dining room with timeless details like box beams and built ins. The kitchen blends vintage charm with modern updates. Just steps from great dining and close to downtown St. Paul.

21. 2025-10-24
    price $249,900 322-char remark

    Show marketing remark (322 chars)

    Classic character meets city living in this oversized Cathedral Hill condo. Enjoy four versatile bedrooms, a generous living area, and a formal dining room with timeless details like box beams and built ins. The kitchen blends vintage charm with modern updates. Just steps from great dining and close to downtown St. Paul.

22. 2025-09-22
    price $259,900 322-char remark

    Show marketing remark (322 chars)

    Classic character meets city living in this oversized Cathedral Hill condo. Enjoy four versatile bedrooms, a generous living area, and a formal dining room with timeless details like box beams and built ins. The kitchen blends vintage charm with modern updates. Just steps from great dining and close to downtown St. Paul.

23. 2025-08-22
    price $264,900 322-char remark

    Show marketing remark (322 chars)

    Classic character meets city living in this oversized Cathedral Hill condo. Enjoy four versatile bedrooms, a generous living area, and a formal dining room with timeless details like box beams and built ins. The kitchen blends vintage charm with modern updates. Just steps from great dining and close to downtown St. Paul.

24. 2025-07-22
    listed $273,000 Active 322-char remark

    Show marketing remark (322 chars)

    Classic character meets city living in this oversized Cathedral Hill condo. Enjoy four versatile bedrooms, a generous living area, and a formal dining room with timeless details like box beams and built ins. The kitchen blends vintage charm with modern updates. Just steps from great dining and close to downtown St. Paul.

25. 2023-12-18
    historical
26. 2023-11-02
    price $170,000
27. 2023-09-19
    listed $180,000 Active
28. 2023-09-19
    historical
29. 2023-09-06
    price $190,000
30. 2023-08-21
    price $205,000
31. 2023-07-26
    listed $215,000 Active
32. 2018-08-14
    soldstatus $175,000
33. 2018-07-31
    soldstatus $175,000 Sold
34. 2018-05-15
    status Pending
35. 2018-04-30
    historical Contingent - Inspection
36. 2018-04-04
    historical
37. 2018-04-03
    listed $178,000 Active
38. 2018-03-19
    price $182,000
39. 2018-02-12
    listed $185,000 Active
40. 2005-08-31
    soldstatus $209,900
41. 2005-05-26
    historical
42. 2005-04-14
    listed $209,900
43. 2005-04-13
    historical
44. 2005-02-08
    listed $209,900
45. 2003-07-11
    soldstatus $177,000
46. 2003-06-04
    soldstatus $177,000
47. 2003-04-01
    historical
48. 2003-01-23
    listed $179,000
49. 2002-11-19
    historical
50. 2002-09-24
    listed $189,900

ⓘ 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: $3,340 · $278/mo
• Projected year-2 tax: $3,340 · $278/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: $37,892
• − Mortgage interest: −$9,803
• − Property taxes: −$3,340
• − Insurance: −$875
• − Repairs & maintenance: −$3,031
• − Management: −$3,031
• − HOA: −$7,128
• − Depreciation: −$5,091
• Taxable income: $5,593
• Est. tax owed @ 24.0%: −$1,342
• After-tax cash flow: $6,237/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): 19,630
• Household income: $76,406
• Rent vs Own: 55.1% rent · 44.9% own
• Severe rent burden: 1116.0

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 (77%)
• Race & ethnicity: White 77% Black 10% Two or more races 6% Hispanic / Latino 5% Asian 3%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Portuguese 10% Lithuanian 5% Romanian 3%
• Foreign-born: 9% · Canada, South Korea
• Languages at home: 87% English-only · Spanish 4% Other Indo-European 1% German/W. Germanic 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: ▼ -217.83%
• Current HPI: 241.7112
• Rent YoY: ▲ 1.60%
• 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

+18.8% since first listed

42 events — show timeline

• 2026-04-09 Price Changed $189,900 NORTHSTARMLS as Distributed by MLS Grid
• 2026-03-16 Price Changed $199,000 NORTHSTARMLS as Distributed by MLS Grid
• 2026-03-12 Price Changed $199,900 NORTHSTARMLS as Distributed by MLS Grid
• 2026-02-09 Price Changed $209,000 NORTHSTARMLS as Distributed by MLS Grid
• 2026-01-23 Price Changed $218,900 NORTHSTARMLS as Distributed by MLS Grid
• 2025-12-22 Price Changed $229,900 NORTHSTARMLS as Distributed by MLS Grid
• 2025-11-21 Price Changed $239,900 NORTHSTARMLS as Distributed by MLS Grid
• 2025-10-24 Price Changed $249,900 NORTHSTARMLS as Distributed by MLS Grid
• 2025-09-22 Price Changed $259,900 NORTHSTARMLS as Distributed by MLS Grid
• 2025-08-22 Price Changed $264,900 NORTHSTARMLS as Distributed by MLS Grid
• 2025-07-22 Listed $273,000 NORTHSTARMLS as Distributed by MLS Grid
• 2023-12-18 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2023-11-02 Price Changed $170,000 NORTHSTARMLS as Distributed by MLS Grid
• 2023-09-19 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2023-09-19 Listed $180,000 NORTHSTARMLS as Distributed by MLS Grid
• 2023-09-06 Price Changed $190,000 NORTHSTARMLS as Distributed by MLS Grid
• 2023-08-21 Price Changed $205,000 NORTHSTARMLS as Distributed by MLS Grid
• 2023-07-26 Listed $215,000 NORTHSTARMLS as Distributed by MLS Grid
• 2018-08-14 Sold (Public Records) $175,000 Public Records
• 2018-07-31 Sold (MLS) $175,000 NORTHSTARMLS as Distributed by MLS Grid
• 2018-05-15 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2018-04-30 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2018-04-04 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2018-04-03 Listed $178,000 NORTHSTARMLS as Distributed by MLS Grid
• 2018-03-19 Price Changed $182,000 NORTHSTARMLS as Distributed by MLS Grid
• 2018-02-12 Listed $185,000 NORTHSTARMLS as Distributed by MLS Grid
• 2005-08-31 Sold (MLS) $209,900 NORTHSTARMLS as Distributed by MLS Grid
• 2005-05-26 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2005-04-14 Listed $209,900 NORTHSTARMLS as Distributed by MLS Grid
• 2005-04-13 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2005-02-08 Listed $209,900 NORTHSTARMLS as Distributed by MLS Grid
• 2003-07-11 Sold (Public Records) $177,000 Public Records
• 2003-06-04 Sold (MLS) $177,000 NORTHSTARMLS as Distributed by MLS Grid
• 2003-04-01 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2003-01-23 Listed $179,000 NORTHSTARMLS as Distributed by MLS Grid
• 2002-11-19 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2002-09-24 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2002-09-24 Listed $189,900 NORTHSTARMLS as Distributed by MLS Grid
• 2002-07-12 Listed $199,900 NORTHSTARMLS as Distributed by MLS Grid
• 2001-05-23 Sold (MLS) $159,900 NORTHSTARMLS as Distributed by MLS Grid
• 2001-04-10 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2001-04-03 Listed $159,900 NORTHSTARMLS as Distributed by MLS Grid

Property tax history

+3.2%/yr

Latest (2025): $3,340 · +6.1% YoY. Source: county tax records.