965 E Fremont Ave · St. Paul, MN 55106

$215,000

4 bd · 2.0 ba · 1,530 sqft · MultiFamily public records · 81 Days on market

Built 1901 4,922 sqft lot

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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 +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

Great opportunity for this Saint Paul Duplex! Both units have 2 bedrooms and one bathroom. HW Floors, eat in kitchen, fenced in backyard & newer oversized 2 car garage! Garage is insulated/heated with finished walls and ceilings. Roof is in good condition. Some TLC and cosmetic updates are needed.

Key facts

• 4,922 sq ft lot
• 2 garage spots
• Built 1901

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $215k.

Deal economics

• At list price, monthly cash flow is $2k ($25k/yr) — positive. Per door: $1k/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $215k).
• Recommended offer: $202k (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; 1,202 units permitted in Ramsey County in 2024 (880 in 5+ unit buildings).
• At $4,586/mo this rent would consume 78% 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 $1k of loan paydown is wiped out by about $6k 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 $60k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 81 days — a 6% lower offer ($202k) is reasonable based on typical stale-listing flexibility.
• 10 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 $132k; list at $215k implies a 63% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1901 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $202,100 (6.0% below list)

Questions for the listing agent

1. It's been on market 81 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 1901 — 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: 2.13% ✓
• Cap rate: 18.10%
• Cash-on-cash: 42.17%
• DSCR: 2.88
• GRM: 3.9

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: 42.5%
• Equity multiple: 2.92×
• Total profit: $115,506
• Equity at exit: $32,057

10-year hold

• IRR: 50.2%
• Equity multiple: 6.69×
• Total profit: $342,564
• Equity at exit: $18,589

Cash invested: $60,200 (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: 7.8×

Monthly cashflow live

• Estimated rent: $4,586 medium
• Mortgage (P&I): −$1,127
• Tax from tax record: −$290 /mo · $3,486/yr
• Insurance: −$90
• HOA: −$0
• Vacancy / Maint / Mgmt: −$963
• Net cashflow: $2,115

Break-even live

Break-even rent $1,908

Max offer price $215,000

Occupancy floor 49%

Sensitivity live

Price	-10% $2,237	-5% $2,176	+0% $2,115	+5% $2,055	+10% $1,994
Rent	-10% $1,753	-5% $1,934	+0% $2,115	+5% $2,297	+10% $2,478
Rate	-1.0pp $2,224	-0.5pp $2,170	base $2,115	+0.5pp $2,060	+1.0pp $2,003

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$4,586
Total (2 units)			$4,586

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: $53,750
• Closing costs: $6,450
• Reserves months: —
• Total cash needed: —

Listing history 34 events

1. 2026-06-13
   statusdays on market $215,000 Pending 81 DOM
2. 2026-06-09
   days on market $215,000 Contingent - Inspection 79 DOM
3. 2026-06-08
   days on market $215,000 Contingent - Inspection 78 DOM
4. 2026-06-07
   days on market $215,000 Contingent - Inspection 77 DOM
5. 2026-06-04
   days on market $215,000 Contingent - Inspection 74 DOM
6. 2026-06-03
   statusdays on market $215,000 Contingent - Inspection 73 DOM
7. 2026-06-02
   days on market $215,000 Active 72 DOM
8. 2026-06-01
   days on market $215,000 Active 71 DOM
9. 2026-05-31
   days on market $215,000 Active 70 DOM
10. 2026-05-08
    status Active 302-char remark

    Show marketing remark (302 chars)

    Great opportunity for this Saint Paul Duplex! Both units have 2 bedrooms and one bathroom. HW Floors, eat in kitchen, fenced in backyard & newer oversized 2 car garage! Garage is insulated/heated with finished walls and ceilings. Roof is in good condition. Some TLC and cosmetic updates are needed.

11. 2026-05-06
    historical 302-char remark

    Show marketing remark (302 chars)

    Great opportunity for this Saint Paul Duplex! Both units have 2 bedrooms and one bathroom. HW Floors, eat in kitchen, fenced in backyard & newer oversized 2 car garage! Garage is insulated/heated with finished walls and ceilings. Roof is in good condition. Some TLC and cosmetic updates are needed.

12. 2026-05-01
    status Active 302-char remark

    Show marketing remark (302 chars)

    Great opportunity for this Saint Paul Duplex! Both units have 2 bedrooms and one bathroom. HW Floors, eat in kitchen, fenced in backyard & newer oversized 2 car garage! Garage is insulated/heated with finished walls and ceilings. Roof is in good condition. Some TLC and cosmetic updates are needed.

13. 2026-04-25
    historical 302-char remark

    Show marketing remark (302 chars)

    Great opportunity for this Saint Paul Duplex! Both units have 2 bedrooms and one bathroom. HW Floors, eat in kitchen, fenced in backyard & newer oversized 2 car garage! Garage is insulated/heated with finished walls and ceilings. Roof is in good condition. Some TLC and cosmetic updates are needed.

14. 2026-03-21
    status Active 302-char remark

    Show marketing remark (302 chars)

    Great opportunity for this Saint Paul Duplex! Both units have 2 bedrooms and one bathroom. HW Floors, eat in kitchen, fenced in backyard & newer oversized 2 car garage! Garage is insulated/heated with finished walls and ceilings. Roof is in good condition. Some TLC and cosmetic updates are needed.

15. 2026-03-15
    listed $215,000 Active 302-char remark

    Show marketing remark (302 chars)

    Great opportunity for this Saint Paul Duplex! Both units have 2 bedrooms and one bathroom. HW Floors, eat in kitchen, fenced in backyard & newer oversized 2 car garage! Garage is insulated/heated with finished walls and ceilings. Roof is in good condition. Some TLC and cosmetic updates are needed.

16. 2026-03-14
    historical $215,000 302-char remark

    Show marketing remark (302 chars)

    Great opportunity for this Saint Paul Duplex! Both units have 2 bedrooms and one bathroom. HW Floors, eat in kitchen, fenced in backyard & newer oversized 2 car garage! Garage is insulated/heated with finished walls and ceilings. Roof is in good condition. Some TLC and cosmetic updates are needed.

17. 2017-04-14
    soldstatus $131,500
18. 2017-03-30
    soldstatus $131,500 Sold 369-char remark

    Show marketing remark (369 chars)

    Cottage Cozy, Spacious 2 Story in Daytons Bluff. Great Gardens and HUGE Finished Garage with Heat, Elec & Air! Big 4br, 2bath home that could be a Duplex again. Expansive Dining room with built in Buffet, Formal double doors lead to the Living Room parlor. Large rap around deck with Hot Tub, Country Kitchen and much more! "As is", Quick close possible.

19. 2017-03-14
    status Pending 369-char remark

    Show marketing remark (369 chars)

    Cottage Cozy, Spacious 2 Story in Daytons Bluff. Great Gardens and HUGE Finished Garage with Heat, Elec & Air! Big 4br, 2bath home that could be a Duplex again. Expansive Dining room with built in Buffet, Formal double doors lead to the Living Room parlor. Large rap around deck with Hot Tub, Country Kitchen and much more! "As is", Quick close possible.

20. 2017-03-09
    status Active 369-char remark

    Show marketing remark (369 chars)

    Cottage Cozy, Spacious 2 Story in Daytons Bluff. Great Gardens and HUGE Finished Garage with Heat, Elec & Air! Big 4br, 2bath home that could be a Duplex again. Expansive Dining room with built in Buffet, Formal double doors lead to the Living Room parlor. Large rap around deck with Hot Tub, Country Kitchen and much more! "As is", Quick close possible.

21. 2017-02-28
    historical Contingent - Inspection 369-char remark

    Show marketing remark (369 chars)

    Cottage Cozy, Spacious 2 Story in Daytons Bluff. Great Gardens and HUGE Finished Garage with Heat, Elec & Air! Big 4br, 2bath home that could be a Duplex again. Expansive Dining room with built in Buffet, Formal double doors lead to the Living Room parlor. Large rap around deck with Hot Tub, Country Kitchen and much more! "As is", Quick close possible.

22. 2017-02-20
    price $124,900 369-char remark

    Show marketing remark (369 chars)

    Cottage Cozy, Spacious 2 Story in Daytons Bluff. Great Gardens and HUGE Finished Garage with Heat, Elec & Air! Big 4br, 2bath home that could be a Duplex again. Expansive Dining room with built in Buffet, Formal double doors lead to the Living Room parlor. Large rap around deck with Hot Tub, Country Kitchen and much more! "As is", Quick close possible.

23. 2017-01-18
    price $129,900 369-char remark

    Show marketing remark (369 chars)

    Cottage Cozy, Spacious 2 Story in Daytons Bluff. Great Gardens and HUGE Finished Garage with Heat, Elec & Air! Big 4br, 2bath home that could be a Duplex again. Expansive Dining room with built in Buffet, Formal double doors lead to the Living Room parlor. Large rap around deck with Hot Tub, Country Kitchen and much more! "As is", Quick close possible.

24. 2016-12-30
    price $134,900 369-char remark

    Show marketing remark (369 chars)

    Cottage Cozy, Spacious 2 Story in Daytons Bluff. Great Gardens and HUGE Finished Garage with Heat, Elec & Air! Big 4br, 2bath home that could be a Duplex again. Expansive Dining room with built in Buffet, Formal double doors lead to the Living Room parlor. Large rap around deck with Hot Tub, Country Kitchen and much more! "As is", Quick close possible.

25. 2016-11-25
    price $139,900 369-char remark

    Show marketing remark (369 chars)

    Cottage Cozy, Spacious 2 Story in Daytons Bluff. Great Gardens and HUGE Finished Garage with Heat, Elec & Air! Big 4br, 2bath home that could be a Duplex again. Expansive Dining room with built in Buffet, Formal double doors lead to the Living Room parlor. Large rap around deck with Hot Tub, Country Kitchen and much more! "As is", Quick close possible.

26. 2016-09-24
    listed $149,900 Active 369-char remark

    Show marketing remark (369 chars)

    Cottage Cozy, Spacious 2 Story in Daytons Bluff. Great Gardens and HUGE Finished Garage with Heat, Elec & Air! Big 4br, 2bath home that could be a Duplex again. Expansive Dining room with built in Buffet, Formal double doors lead to the Living Room parlor. Large rap around deck with Hot Tub, Country Kitchen and much more! "As is", Quick close possible.

27. 2007-10-11
    historical
28. 2007-06-14
    listed $169,900
29. 2007-05-31
    historical
30. 2006-12-16
    listed $169,900
31. 2006-12-13
    historical
32. 2006-10-10
    historical
33. 2006-10-10
    listed $179,900
34. 2006-08-13
    listed $179,900

ⓘ 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: $3,486 · $290/mo
• Projected year-2 tax: $3,486 · $290/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: $55,032
• − Mortgage interest: −$12,043
• − Property taxes: −$3,486
• − Insurance: −$1,075
• − Repairs & maintenance: −$4,403
• − Management: −$4,403
• − Depreciation: −$6,255
• Taxable income: $23,368
• Est. tax owed @ 24.0%: −$5,608
• After-tax cash flow: $19,776/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

+19.5% since first listed

25 events — show timeline

• 2026-05-08 Relisted — NORTHSTARMLS as Distributed by MLS Grid
• 2026-05-06 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2026-05-01 Relisted — NORTHSTARMLS as Distributed by MLS Grid
• 2026-04-25 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2026-03-21 Relisted — NORTHSTARMLS as Distributed by MLS Grid
• 2026-03-15 Listed $215,000 NORTHSTARMLS as Distributed by MLS Grid
• 2026-03-14 Coming Soon $215,000 NORTHSTARMLS as Distributed by MLS Grid
• 2017-04-14 Sold (Public Records) $131,500 Public Records
• 2017-03-30 Sold (MLS) $131,500 NORTHSTARMLS as Distributed by MLS Grid
• 2017-03-14 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2017-03-09 Relisted — NORTHSTARMLS as Distributed by MLS Grid
• 2017-02-28 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2017-02-20 Price Changed $124,900 NORTHSTARMLS as Distributed by MLS Grid
• 2017-01-18 Price Changed $129,900 NORTHSTARMLS as Distributed by MLS Grid
• 2016-12-30 Price Changed $134,900 NORTHSTARMLS as Distributed by MLS Grid
• 2016-11-25 Price Changed $139,900 NORTHSTARMLS as Distributed by MLS Grid
• 2016-09-24 Listed $149,900 NORTHSTARMLS as Distributed by MLS Grid
• 2007-10-11 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2007-06-14 Listed $169,900 NORTHSTARMLS as Distributed by MLS Grid
• 2007-05-31 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2006-12-16 Listed $169,900 NORTHSTARMLS as Distributed by MLS Grid
• 2006-12-13 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2006-10-10 Listed $179,900 NORTHSTARMLS as Distributed by MLS Grid
• 2006-10-10 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2006-08-13 Listed $179,900 NORTHSTARMLS as Distributed by MLS Grid

Property tax history

+6.5%/yr

Latest (2025): $3,486 · +2.2% YoY. Source: county tax records.