935 Saint Clair Ave · St. Paul, MN 55105

$385,000

3 bd · 1.0 ba · 1,236 sqft · SingleFamily public records · 3 Days on market

Built 1916 5,532 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 +9.2/30.0
• ARV discount +7.5/15.0
• Rent growth +3.3/5.0
• 1% rule +2.7/10.0
• 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 MLS

Fantastic Summit Hill three bedroom Craftsman will not disappoint! Features include amazing built-ins, leaded glass, boxed beamed ceilings and hardwood floors throughout the home, including the retro cook’s kitchen! Home also includes a fenced yard, three bedrooms on one level and original woodwork. Highly desirable location close to Grand Ave shops and restaurants, parks and freeways. Don't miss out!

Key facts

• 5,532 sq ft lot
• Garage
• Built 1916

Property features AI

Exterior

• Parking: Asphalt driveway; Detached or attached garage with garage door opener; 1-car garage
• Utilities: City water (connected); City sewer (connected); Natural gas and solar fuel options
• Home design: Residential property; Two levels; Entry includes a main-level porch
• Construction: Block foundation; Block basement (full)
• Exterior features: Vinyl exterior; Patio; Porch; Light tree coverage; Public transit within six blocks; City street frontage; Lot dimensions approximately 111 x 50

Interior

• Kitchen: Kitchen with window; Range; Microwave; Refrigerator; Dishwasher
• Bedrooms: Three bedrooms (upper level)
• Flooring: Hardwood floors; Tile floors
• Bathrooms: One full bath (upper level); One quarter bath
• Heating & cooling: Radiant heat; No central air
• Interior features: Eat-in kitchen and a separate/formal dining room; Porch; Walk-in closet; Washer/dryer hookup; 3 bedrooms on one level
• Laundry & utility: Washer and dryer (washer and dryer listed among appliances); Laundry located in basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $385k.

Deal economics

• At list price, monthly cash flow is $-290 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $334k (13.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $295k (23.3% below list).
• Recommended offer: $295k (23.3% 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.
• 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 1d 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 33% 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 $3k of loan paydown is wiped out by about $12k 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 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 9 sale attempts since 19y 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.

Risks & watch-outs

• Watch-outs: built in 1916 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $295,321 (23.3% 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 1916 — 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: 0.77% ✗
• Cap rate: 5.39%
• Cash-on-cash: -3.22%
• DSCR: 0.86
• GRM: 10.9

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: -21.5%
• Equity multiple: 0.25×
• Total profit: $-80,370
• Equity at exit: $57,405

10-year hold

• IRR: -14.8%
• Equity multiple: 0.15×
• Total profit: $-91,819
• Equity at exit: $33,288

Cash invested: $107,800 (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: 10.9×

Monthly cashflow live

• Estimated rent: $2,953 medium
• Mortgage (P&I): −$2,019
• Tax from tax record: −$443 /mo · $5,320/yr
• Insurance: −$160
• HOA: −$0
• Vacancy / Maint / Mgmt: −$620
• Net cashflow: $-290

Break-even live

Break-even rent $3,320

Max offer price $333,824

Occupancy floor —

Sensitivity live

Price	-10% $-72	-5% $-181	+0% $-290	+5% $-399	+10% $-508
Rent	-10% $-523	-5% $-406	+0% $-290	+5% $-173	+10% $-56
Rate	-1.0pp $-96	-0.5pp $-192	base $-290	+0.5pp $-389	+1.0pp $-491

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: $96,250
• Closing costs: $11,550
• 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	0.53mi
740 Victoria St S Saint Paul, MN	3.0	1.0–2.0	1076	$3,562	$3.31	0d	38	1.08mi
380 Randolph Ave Saint Paul, MN	2.0	1.0–2.0	753	$2,946	$3.91	1d	18	1.25mi

Listing history 28 events

1. 2026-05-02
   status Pending 1023-char remark
2. 2026-04-30
   listed $385,000 Active 1023-char remark
3. 2026-04-27
   historical $385,000 1023-char remark
4. 2019-09-23
   soldstatus $309,000
5. 2019-08-29
   soldstatus $309,000 Sold 410-char remark

   Show marketing remark (410 chars)

   Fantastic Summit Hill three bedroom Craftsman will not disappoint! Features include amazing built-ins, leaded glass, boxed beamed ceilings and hardwood floors throughout the home, including the retro cook’s kitchen! Home also includes a fenced yard, three bedrooms on one level and original woodwork. Highly desirable location close to Grand Ave shops and restaurants, parks and freeways. Don't miss out!

6. 2019-07-23
   status Pending 410-char remark

   Show marketing remark (410 chars)

   Fantastic Summit Hill three bedroom Craftsman will not disappoint! Features include amazing built-ins, leaded glass, boxed beamed ceilings and hardwood floors throughout the home, including the retro cook’s kitchen! Home also includes a fenced yard, three bedrooms on one level and original woodwork. Highly desirable location close to Grand Ave shops and restaurants, parks and freeways. Don't miss out!

7. 2019-06-30
   status Active 410-char remark

   Show marketing remark (410 chars)

   Fantastic Summit Hill three bedroom Craftsman will not disappoint! Features include amazing built-ins, leaded glass, boxed beamed ceilings and hardwood floors throughout the home, including the retro cook’s kitchen! Home also includes a fenced yard, three bedrooms on one level and original woodwork. Highly desirable location close to Grand Ave shops and restaurants, parks and freeways. Don't miss out!

8. 2019-06-08
   historical 410-char remark

   Show marketing remark (410 chars)

   Fantastic Summit Hill three bedroom Craftsman will not disappoint! Features include amazing built-ins, leaded glass, boxed beamed ceilings and hardwood floors throughout the home, including the retro cook’s kitchen! Home also includes a fenced yard, three bedrooms on one level and original woodwork. Highly desirable location close to Grand Ave shops and restaurants, parks and freeways. Don't miss out!

9. 2019-06-07
   status Active 410-char remark

   Show marketing remark (410 chars)

   Fantastic Summit Hill three bedroom Craftsman will not disappoint! Features include amazing built-ins, leaded glass, boxed beamed ceilings and hardwood floors throughout the home, including the retro cook’s kitchen! Home also includes a fenced yard, three bedrooms on one level and original woodwork. Highly desirable location close to Grand Ave shops and restaurants, parks and freeways. Don't miss out!

10. 2019-05-31
    historical Contingent - Inspection 410-char remark

    Show marketing remark (410 chars)

    Fantastic Summit Hill three bedroom Craftsman will not disappoint! Features include amazing built-ins, leaded glass, boxed beamed ceilings and hardwood floors throughout the home, including the retro cook’s kitchen! Home also includes a fenced yard, three bedrooms on one level and original woodwork. Highly desirable location close to Grand Ave shops and restaurants, parks and freeways. Don't miss out!

11. 2019-05-23
    price $309,000 410-char remark

    Show marketing remark (410 chars)

    Fantastic Summit Hill three bedroom Craftsman will not disappoint! Features include amazing built-ins, leaded glass, boxed beamed ceilings and hardwood floors throughout the home, including the retro cook’s kitchen! Home also includes a fenced yard, three bedrooms on one level and original woodwork. Highly desirable location close to Grand Ave shops and restaurants, parks and freeways. Don't miss out!

12. 2019-05-13
    listed $319,000 Active 410-char remark

    Show marketing remark (410 chars)

    Fantastic Summit Hill three bedroom Craftsman will not disappoint! Features include amazing built-ins, leaded glass, boxed beamed ceilings and hardwood floors throughout the home, including the retro cook’s kitchen! Home also includes a fenced yard, three bedrooms on one level and original woodwork. Highly desirable location close to Grand Ave shops and restaurants, parks and freeways. Don't miss out!

13. 2014-08-20
    soldstatus $261,500
14. 2014-08-11
    soldstatus $261,500 Sold

    Show marketing remark (237 chars)

    Stunning Craftsman with built ins, leaded glass, boxed beamed ceilings. Brand new tear off roof and new vinyl siding! Newly refinished hardwood floors throughout the home, even in the kitchen!Spacious and wonderfully retro cooks kitchen!

15. 2014-08-11
    soldstatus $261,500

    Show marketing remark (237 chars)

    Stunning Craftsman with built ins, leaded glass, boxed beamed ceilings. Brand new tear off roof and new vinyl siding! Newly refinished hardwood floors throughout the home, even in the kitchen!Spacious and wonderfully retro cooks kitchen!

16. 2014-08-11
    soldstatus $261,500

    Show marketing remark (237 chars)

    Stunning Craftsman with built ins, leaded glass, boxed beamed ceilings. Brand new tear off roof and new vinyl siding! Newly refinished hardwood floors throughout the home, even in the kitchen!Spacious and wonderfully retro cooks kitchen!

17. 2014-07-20
    status Pending

    Show marketing remark (237 chars)

    Stunning Craftsman with built ins, leaded glass, boxed beamed ceilings. Brand new tear off roof and new vinyl siding! Newly refinished hardwood floors throughout the home, even in the kitchen!Spacious and wonderfully retro cooks kitchen!

18. 2014-06-16
    historical Contingent - Inspection

    Show marketing remark (237 chars)

    Stunning Craftsman with built ins, leaded glass, boxed beamed ceilings. Brand new tear off roof and new vinyl siding! Newly refinished hardwood floors throughout the home, even in the kitchen!Spacious and wonderfully retro cooks kitchen!

19. 2014-06-16
    price $269,900

    Show marketing remark (237 chars)

    Stunning Craftsman with built ins, leaded glass, boxed beamed ceilings. Brand new tear off roof and new vinyl siding! Newly refinished hardwood floors throughout the home, even in the kitchen!Spacious and wonderfully retro cooks kitchen!

20. 2014-05-31
    listed $279,000 Active

    Show marketing remark (237 chars)

    Stunning Craftsman with built ins, leaded glass, boxed beamed ceilings. Brand new tear off roof and new vinyl siding! Newly refinished hardwood floors throughout the home, even in the kitchen!Spacious and wonderfully retro cooks kitchen!

21. 2014-05-31
    listed $269,900

    Show marketing remark (237 chars)

    Stunning Craftsman with built ins, leaded glass, boxed beamed ceilings. Brand new tear off roof and new vinyl siding! Newly refinished hardwood floors throughout the home, even in the kitchen!Spacious and wonderfully retro cooks kitchen!

22. 2014-05-31
    listed $269,900

    Show marketing remark (237 chars)

    Stunning Craftsman with built ins, leaded glass, boxed beamed ceilings. Brand new tear off roof and new vinyl siding! Newly refinished hardwood floors throughout the home, even in the kitchen!Spacious and wonderfully retro cooks kitchen!

23. 2014-05-19
    historical
24. 2014-04-14
    listed $279,900 Active
25. 2007-08-31
    soldstatus $227,000
26. 2007-08-24
    soldstatus $227,000
27. 2007-08-06
    historical
28. 2007-06-11
    listed $229,900

ⓘ 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: $5,320 · $443/mo
• Projected year-2 tax: $5,320 · $443/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 ≥100°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: $35,439
• − Mortgage interest: −$21,566
• − Property taxes: −$5,320
• − Insurance: −$1,925
• − Repairs & maintenance: −$2,835
• − Management: −$2,835
• − Depreciation: −$11,200
• Taxable loss: −$10,243
• Est. tax savings @ 24.0%: +$2,458
• After-tax cash flow: $-1,018/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

+80.5% since first listed

30 events — show timeline

• 2026-06-10 Sold (Public Records) $415,000 Public Records
• 2026-05-28 Sold (MLS) $415,000 NORTHSTARMLS as Distributed by MLS Grid
• 2026-05-02 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2026-04-30 Listed $385,000 NORTHSTARMLS as Distributed by MLS Grid
• 2026-04-27 Coming Soon $385,000 NORTHSTARMLS as Distributed by MLS Grid
• 2019-09-23 Sold (Public Records) $309,000 Public Records
• 2019-08-29 Sold (MLS) $309,000 NORTHSTARMLS as Distributed by MLS Grid
• 2019-07-23 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2019-06-30 Relisted — NORTHSTARMLS as Distributed by MLS Grid
• 2019-06-08 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2019-06-07 Relisted — NORTHSTARMLS as Distributed by MLS Grid
• 2019-05-31 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2019-05-23 Price Changed $309,000 NORTHSTARMLS as Distributed by MLS Grid
• 2019-05-13 Listed $319,000 NORTHSTARMLS as Distributed by MLS Grid
• 2014-08-20 Sold (Public Records) $261,500 Public Records
• 2014-08-11 Sold (MLS) $261,500 LSAR
• 2014-08-11 Sold (MLS) $261,500 RASM
• 2014-08-11 Sold (MLS) $261,500 NORTHSTARMLS as Distributed by MLS Grid
• 2014-07-20 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2014-06-16 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2014-06-16 Price Changed $269,900 NORTHSTARMLS as Distributed by MLS Grid
• 2014-05-31 Listed $279,000 NORTHSTARMLS as Distributed by MLS Grid
• 2014-05-31 Listed $269,900 LSAR
• 2014-05-31 Listed $269,900 RASM
• 2014-05-19 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2014-04-14 Listed $279,900 NORTHSTARMLS as Distributed by MLS Grid
• 2007-08-31 Sold (Public Records) $227,000 Public Records
• 2007-08-24 Sold (MLS) $227,000 NORTHSTARMLS as Distributed by MLS Grid
• 2007-08-06 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2007-06-11 Listed $229,900 NORTHSTARMLS as Distributed by MLS Grid

Property tax history

+4.3%/yr

Latest (2025): $5,320 · -5.4% YoY. Source: county tax records.