337 Maria Ave · St. Paul, MN 55106

$350,000

16 bd · 16.0 ba · 3,776 sqft · MultiFamily public records · 51 Days on market

Built 1870 6,577 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 (5+ Unit). Listing-text estimate: 4 units. estimate disagrees with records

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks

elcome to 337 Maria Avenue in Saint Paul, a rare opportunity to acquire a cash-flowing fourplex with significant upside through both rent growth and unit expansion. This property is currently operating with four leased units while featuring a fully built-out, nonconforming fifth unit in the basement that includes a kitchen, full bathroom, and two egress windows. From a structural standpoint, the space functions as a legal apartment and offers a clear path for a buyer to register it with the city and operate the property as a five-unit building. The current income leaves substantial room for growth. Rents are well below market levels, creating an opportunity to increase revenue over time whi

Key facts

• Flat lot
• Legal apartment
• Finished lower level

Tags

• CASH FLOWING FOURPLEX
• FULLY BUILT OUT FIFTH UNIT
• LEGAL APARTMENT
• FINISHED LOWER LEVEL
• FLAT LOT
• TWO STALL DETACHED GARAGE

Property features AI

Finance

• Other: Lot approximately 0.151 acres (dimensions approx. 54 x 120); Living area and building area noted but not included in interior/exterior size details
• Financial info: Conventional financing indicated; Rental license: Standard (rental license active); Owner pays gas, insurance, taxes, trash collection, and water; Tenant pays electricity; Gross income reported: $47,676; Net operating income reported: $28,824; Expenses called out: Fuel $5,836; Water/Sewer $2,748; Trash $1,016; Insurance $3,574
• HOA & community: No HOA information provided

Exterior

• Parking: Asphalt parking; 2-car garage (approx. 20x20, 400 sq ft)
• Security: No security features provided
• Utilities: City water (connected); City sewer (connected); Natural gas
• Home design: Residential income property; Two-story building; Not owner-occupied
• Construction: Brick/mortar and poured concrete foundation; Below-grade finished area and below-ground space present
• Exterior features: Wood exterior

Interior

• Kitchen: No specific kitchen appliance details provided
• Bedrooms: Total of 4 bedrooms across units (individual unit breakdown included below)
• Flooring: No flooring details provided
• Bathrooms: Multiple full bathrooms across units (each unit includes 1 full bathroom)
• Unit breakdown: Unit 1: 5 rooms, 2 bedrooms, 1 full bathroom; Unit 2: 3 rooms, (bedrooms not specified), 1 full bathroom; Unit 3: 4 rooms, 1 bedroom, 1 full bathroom; Unit 4: 4 rooms, 1 bedroom, 1 full bathroom
• Heating & cooling: Forced air heating
• Interior features: Partially finished basement with egress window(s); Two levels
• Laundry & utility: No specific laundry or utility room details provided

What this means for you Summary

Snapshot

• This is a 4 × 4-bed/?-bath units multifamily listed at $350k.

Deal economics

• At list price, monthly cash flow is $6k ($76k/yr) — positive. Per door: $2k/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($11k rent vs $350k).
• Recommended offer: $340k (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; 1,202 units permitted in Ramsey County in 2024 (880 in 5+ unit buildings).
• At $11,450/mo this rent would consume 196% 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 $10k 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 $98k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 51 days — a 3% lower offer ($340k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 23y 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 $240k; 46% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1870 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $339,500 (3.0% below list)

Questions for the listing agent

1. It's been on market 51 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 1870 — 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: 3.27% ✓
• Cap rate: 28.04%
• Cash-on-cash: 77.66%
• DSCR: 4.46
• GRM: 2.5

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: 81.5%
• Equity multiple: 4.94×
• Total profit: $386,366
• Equity at exit: $52,186

10-year hold

• IRR: 85.7%
• Equity multiple: 11.49×
• Total profit: $1,028,186
• Equity at exit: $30,262

Cash invested: $98,000 (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: 10.2×

Monthly cashflow live

• Estimated rent: $11,450 medium
• Mortgage (P&I): −$1,835
• Tax from tax record: −$722 /mo · $8,662/yr
• Insurance: −$146
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,404
• Net cashflow: $6,342

Break-even live

Break-even rent $3,422

Max offer price $350,000

Occupancy floor 40%

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

Units	Beds	Baths	Est. rent
▸ 4× units	4	—	$11,452
Total (4 units)			$11,450

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: $87,500
• Closing costs: $10,500
• Reserves months: —
• Total cash needed: —

Listing history 27 events

1. 2026-06-18
   days on market $350,000 Active 51 DOM
2. 2026-06-17
   days on market $350,000 Active 50 DOM
3. 2026-06-16
   days on market $350,000 Active 49 DOM
4. 2026-06-15
   days on market $350,000 Active 48 DOM
5. 2026-06-13
   days on market $350,000 Active 46 DOM
6. 2026-06-09
   days on market $350,000 Active 42 DOM
7. 2026-06-08
   days on market $350,000 Active 41 DOM
8. 2026-06-07
   days on market $350,000 Active 40 DOM
9. 2026-06-04
   days on market $350,000 Active 37 DOM
10. 2026-06-03
    days on market $350,000 Active 36 DOM
11. 2026-06-02
    days on market $350,000 Active 35 DOM
12. 2026-06-01
    days on market $350,000 Active 34 DOM
13. 2026-05-31
    days on market $350,000 Active 33 DOM
14. 2026-04-27
    listed $350,000 Active 2085-char remark
15. 2026-04-17
    historical
16. 2026-04-15
    price $350,000
17. 2026-03-08
    price $375,000
18. 2026-01-15
    price $390,000
19. 2025-11-10
    listed $400,000 Active
20. 2025-11-09
    historical
21. 2025-08-18
    historical
22. 2025-06-18
    price $400,000
23. 2025-05-01
    listed $450,000 Active
24. 2004-03-25
    soldstatus $240,000
25. 2003-11-12
    soldstatus $240,000
26. 2003-08-26
    historical
27. 2003-06-23
    listed $243,900

ⓘ 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: $8,662 · $722/mo
• Projected year-2 tax: $8,662 · $722/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: $137,400
• − Mortgage interest: −$19,605
• − Property taxes: −$8,662
• − Insurance: −$1,750
• − Repairs & maintenance: −$10,992
• − Management: −$10,992
• − Depreciation: −$10,182
• Taxable income: $75,217
• Est. tax owed @ 24.0%: −$18,052
• After-tax cash flow: $58,057/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

+43.5% since first listed

14 events — show timeline

• 2026-04-27 Listed $350,000 NORTHSTARMLS as Distributed by MLS Grid
• 2026-04-17 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2026-04-15 Price Changed $350,000 NORTHSTARMLS as Distributed by MLS Grid
• 2026-03-08 Price Changed $375,000 NORTHSTARMLS as Distributed by MLS Grid
• 2026-01-15 Price Changed $390,000 NORTHSTARMLS as Distributed by MLS Grid
• 2025-11-10 Listed $400,000 NORTHSTARMLS as Distributed by MLS Grid
• 2025-11-09 Coming Soon — NORTHSTARMLS as Distributed by MLS Grid
• 2025-08-18 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2025-06-18 Price Changed $400,000 NORTHSTARMLS as Distributed by MLS Grid
• 2025-05-01 Listed $450,000 NORTHSTARMLS as Distributed by MLS Grid
• 2004-03-25 Sold (Public Records) $240,000 Public Records
• 2003-11-12 Sold (MLS) $240,000 NORTHSTARMLS as Distributed by MLS Grid
• 2003-08-26 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2003-06-23 Listed $243,900 NORTHSTARMLS as Distributed by MLS Grid

Property tax history

+4.1%/yr

Latest (2025): $8,662 · +1.0% YoY. Source: county tax records.