694 Wilson Ave · St. Paul, MN 55106

$250,000

4 bd · 2.0 ba · 1,588 sqft · MultiFamily public records · 36 Days on market

Built 1886 5,227 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 investment duplex on quiet street with numerous recent upgrades including fresh paint, newly sealed private parking area, new doors and windows, granite, upgraded utilities. Each unit has own laundry. This property has been beautifully maintained by one owner for 10+ years. Nice property to live in one unit and rent out the other. Comparable properties show higher rents are possible.

Key facts

• Recent upgrades
• Own laundry
• 5,227 sq ft lot

Tags

• RECENT UPGRADES
• OWN LAUNDRY

Property features AI

Finance

• Financial info: Standard rental license in place; Not a fractional ownership property; Owner not occupying the property
• HOA & community: No association amenities

Exterior

• Parking: Driveway with other surface; One parking space associated with the smaller unit
• Utilities: City water connected; City sewer connected; Natural gas
• Home design: Residential income property (duplex, up-and-down); One-and-a-half levels; Not owner-occupied
• Construction: Asphalt (age over 8 years) roof; Brick/mortar and other foundation
• Exterior features: Stucco exterior; Light tree coverage on lot; City street frontage (public maintained road); Lot dimensions approximately 40 x 135

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: 4 bedrooms total (property has two units: one 2-bedroom unit and one 2-bedroom unit)
• Bathrooms: 2 full bathrooms total (one in each unit)
• Heating & cooling: Baseboard heating; Forced air
• Interior features: Full, unfinished basement; Deck; Front porch; Kitchen window; Main-floor primary bedroom
• Laundry & utility: Washer/dryer hookups in unit(s); Laundry in basement and in-unit laundry options

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $250k.

Deal economics

• At list price, monthly cash flow is $2k ($20k/yr) — positive. Per door: $852/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $250k).
• Recommended offer: $242k (3.0% 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; 4 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 $4,431/mo this rent would consume 76% 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 $8k 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 $70k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 36 days — a 3% lower offer ($242k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 20y ago; this cycle's ask has dropped $15k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $193k; 30% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1886 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $242,500 (3.0% below list)

Questions for the listing agent

1. It's been on market 36 days. Have you received any prior offers? Is the seller open to a 3% 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 1886 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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.
7. 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.
8. 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: 1.77% ✓
• Cap rate: 14.48%
• Cash-on-cash: 29.22%
• DSCR: 2.30
• GRM: 4.7

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: 27.4%
• Equity multiple: 2.19×
• Total profit: $83,175
• Equity at exit: $37,276

10-year hold

• IRR: 36.9%
• Equity multiple: 4.98×
• Total profit: $278,528
• Equity at exit: $21,615

Cash invested: $70,000 (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: 9.4×

Monthly cashflow live

• Estimated rent: $4,431 high
• Mortgage (P&I): −$1,311
• Tax from tax record: −$381 /mo · $4,568/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$931
• Net cashflow: $1,705

Break-even live

Break-even rent $2,273

Max offer price $250,000

Occupancy floor 57%

Sensitivity live

Price	-10% $1,846	-5% $1,775	+0% $1,705	+5% $1,634	+10% $1,563
Rent	-10% $1,355	-5% $1,530	+0% $1,705	+5% $1,880	+10% $2,055
Rate	-1.0pp $1,831	-0.5pp $1,768	base $1,705	+0.5pp $1,640	+1.0pp $1,574

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$4,432
Total (2 units)			$4,431

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
180 E Kellogg Blvd St Paul, MN	3.0	1.0–2.5	1436	$4,595	$3.20	2d	22	1.08mi
333 Sibley St Saint Paul, MN	3.0	1.0–2.0	1358	$3,269	$2.41	10d	10	1.09mi
111 Kellogg Blvd E Saint Paul, MN	3.0	1.0–2.0	1000	$2,783	$2.78	2d	20	1.23mi
101 10th St E Saint Paul, MN	3.0	1.0–2.0	887	$2,490	$2.81	2d	25	1.41mi

Listing history 34 events

1. 2026-06-18
   days on market $250,000 Active 36 DOM
2. 2026-06-17
   days on market $250,000 Active 35 DOM
3. 2026-06-16
   days on market $250,000 Active 34 DOM
4. 2026-06-15
   days on market $250,000 Active 33 DOM
5. 2026-06-13
   days on market $250,000 Active 31 DOM
6. 2026-06-09
   days on market $250,000 Active 27 DOM
7. 2026-06-08
   pricedays on market $250,000 Active 26 DOM
8. 2026-06-07
   days on market $255,000 Active 25 DOM
9. 2026-06-04
   days on market $255,000 Active 22 DOM
10. 2026-06-03
    days on market $255,000 Active 21 DOM
11. 2026-06-02
    days on market $255,000 Active 20 DOM
12. 2026-06-01
    days on market $255,000 Active 19 DOM
13. 2026-05-31
    days on market $255,000 Active 18 DOM
14. 2026-05-13
    status Active
15. 2026-05-13
    historical
16. 2026-05-13
    listed $265,000 Active 232-char remark
17. 2026-02-09
    status Pending
18. 2026-02-01
    historical Contingent - Inspection
19. 2026-01-20
    price $250,000
20. 2026-01-08
    listed $265,000 Active
21. 2026-01-05
    historical
22. 2020-01-24
    soldstatus $192,953
23. 2019-12-17
    soldstatus $192,950 Sold

    Show marketing remark (393 chars)

    Great investment duplex on quiet street with numerous recent upgrades including fresh paint, newly sealed private parking area, new doors and windows, granite, upgraded utilities. Each unit has own laundry. This property has been beautifully maintained by one owner for 10+ years. Nice property to live in one unit and rent out the other. Comparable properties show higher rents are possible.

24. 2019-10-31
    status Pending

    Show marketing remark (393 chars)

    Great investment duplex on quiet street with numerous recent upgrades including fresh paint, newly sealed private parking area, new doors and windows, granite, upgraded utilities. Each unit has own laundry. This property has been beautifully maintained by one owner for 10+ years. Nice property to live in one unit and rent out the other. Comparable properties show higher rents are possible.

25. 2019-10-07
    listed $205,000 Active

    Show marketing remark (393 chars)

    Great investment duplex on quiet street with numerous recent upgrades including fresh paint, newly sealed private parking area, new doors and windows, granite, upgraded utilities. Each unit has own laundry. This property has been beautifully maintained by one owner for 10+ years. Nice property to live in one unit and rent out the other. Comparable properties show higher rents are possible.

26. 2008-05-20
    soldstatus $47,000
27. 2008-04-24
    historical
28. 2008-01-07
    listed $59,900
29. 2007-04-25
    historical
30. 2006-11-22
    listed $150,000
31. 2006-04-13
    soldstatus $180,000
32. 2006-04-13
    soldstatus $180,000
33. 2006-03-16
    historical
34. 2006-01-05
    listed $169,000

ⓘ 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: $4,568 · $381/mo
• Projected year-2 tax: $4,568 · $381/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: $53,172
• − Mortgage interest: −$14,004
• − Property taxes: −$4,568
• − Insurance: −$1,250
• − Repairs & maintenance: −$4,254
• − Management: −$4,254
• − Depreciation: −$7,273
• Taxable income: $17,570
• Est. tax owed @ 24.0%: −$4,217
• After-tax cash flow: $16,239/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

+47.9% since first listed

23 events — show timeline

• 2026-06-08 Price Changed $250,000 NORTHSTARMLS as Distributed by MLS Grid
• 2026-05-26 Price Changed $255,000 NORTHSTARMLS as Distributed by MLS Grid
• 2026-05-13 Relisted — NORTHSTARMLS as Distributed by MLS Grid
• 2026-05-13 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2026-05-13 Listed $265,000 NORTHSTARMLS as Distributed by MLS Grid
• 2026-02-09 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2026-02-01 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2026-01-20 Price Changed $250,000 NORTHSTARMLS as Distributed by MLS Grid
• 2026-01-08 Listed $265,000 NORTHSTARMLS as Distributed by MLS Grid
• 2026-01-05 Coming Soon — NORTHSTARMLS as Distributed by MLS Grid
• 2020-01-24 Sold (Public Records) $192,953 Public Records
• 2019-12-17 Sold (MLS) $192,950 NORTHSTARMLS as Distributed by MLS Grid
• 2019-10-31 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2019-10-07 Listed $205,000 NORTHSTARMLS as Distributed by MLS Grid
• 2008-05-20 Sold (MLS) $47,000 NORTHSTARMLS as Distributed by MLS Grid
• 2008-04-24 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2008-01-07 Listed $59,900 NORTHSTARMLS as Distributed by MLS Grid
• 2007-04-25 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2006-11-22 Listed $150,000 NORTHSTARMLS as Distributed by MLS Grid
• 2006-04-13 Sold (Public Records) $180,000 Public Records
• 2006-04-13 Sold (MLS) $180,000 NORTHSTARMLS as Distributed by MLS Grid
• 2006-03-16 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2006-01-05 Listed $169,000 NORTHSTARMLS as Distributed by MLS Grid

Property tax history

+8.4%/yr

Latest (2025): $4,568 · +10.1% YoY. Source: county tax records.