1859 Hoyt Ave E · St. Paul, MN 55119

$190,000

4 bd · 2.0 ba · 1,418 sqft · SingleFamily public records · 20 Days on market

Built 1952 6,098 sqft lot

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Why this score? — see what drove the D+ 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 +18.5/30.0
• ARV discount +7.5/15.0
• 1% rule +6.2/10.0
• DSCR +5.8/10.0
• Rent growth +3.0/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

FABULOUS RENOVATION! 4BR 2 BATH W/UPDATED KIT & NEW SS APPL. 2 UPDATED BATHS! ALL NEW C/TILE. HUGE REFINISHED MBR UP.REMODELED FAM RM, 4TH BR + 3/4 BATH DOWN. 1812 FSF! NEW FLOORING & REF HW FLRS.NEW PLMB, FRESH PAINT, NEW W & D. UPDATED HEATING & ELEC.

Key facts

• 6,098 sq ft lot
• Garage
• Built 1952

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $181 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $190k).
• Recommended offer: $187k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade D — 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: Hazel Park Preparatory Academy (math 8% / reading 17%, grade F, #800 of 857 statewide, top 95%, 388 students, 94% FRL); Parkway Montessori/Community Middle (math 8% / reading 22%); Johnson Senior High (math 30% / reading 30%, grade F, #345 of 471 statewide, top 74%, 1,144 students, 83% FRL) — zoned schools average 89% FRL vs 64% district-wide (25 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+2.0%/yr); 92 active listings in the ZIP; solid renter incomes; 1,202 units permitted in Ramsey County in 2024 (880 in 5+ unit buildings).
• This rent runs 31% of the median local income ($82k/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 $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.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($187k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 34y 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 $112k; list at $190k implies a 70% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price; built in 1952 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $187,150 (1.5% below list)

Questions for the listing agent

1. Built in 1952 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 1.12% ✓
• Cap rate: 7.44%
• Cash-on-cash: 4.09%
• DSCR: 1.18
• GRM: 7.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.96% rent growth · sell at horizon

5-year hold

• IRR: -11.1%
• Equity multiple: 0.60×
• Total profit: $-21,297
• Equity at exit: $28,330

10-year hold

• IRR: -3.5%
• Equity multiple: 0.78×
• Total profit: $-11,928
• Equity at exit: $16,428

Cash invested: $53,200 (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 55119

• Rents YoY: 2.0%
• Active inventory: 92
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $2,123 medium
• Mortgage (P&I): −$996
• Tax from tax record: −$421 /mo · $5,048/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$446
• Net cashflow: $181

Break-even live

Break-even rent $1,894

Max offer price $190,000

Occupancy floor 86%

Sensitivity live

Price	-10% $289	-5% $235	+0% $181	+5% $128	+10% $74
Rent	-10% $14	-5% $97	+0% $181	+5% $265	+10% $349
Rate	-1.0pp $277	-0.5pp $230	base $181	+0.5pp $132	+1.0pp $82

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: $47,500
• Closing costs: $5,700
• Reserves months: —
• Total cash needed: —

Listing history 26 events

1. 2026-04-18
   status Pending
2. 2026-04-06
   historical Contingent - Inspection
3. 2026-03-30
   listed $190,000 Active
4. 2026-03-20
   historical $190,000
5. 2011-09-14
   soldstatus $112,000
6. 2011-08-17
   soldstatus $112,000 269-char remark

   Show marketing remark (269 chars)

   FABULOUS RENOVATION! 4BR 2 BATH W/UPDATED KIT & NEW SS APPL. 2 UPDATED BATHS! ALL NEW C/TILE. HUGE REFINISHED MBR UP.REMODELED FAM RM, 4TH BR + 3/4 BATH DOWN. 1812 FSF! NEW FLOORING & REF HW FLRS.NEW PLMB, FRESH PAINT, NEW W & D. UPDATED HEATING & ELEC.

7. 2011-07-19
   historical 269-char remark

   Show marketing remark (269 chars)

   FABULOUS RENOVATION! 4BR 2 BATH W/UPDATED KIT & NEW SS APPL. 2 UPDATED BATHS! ALL NEW C/TILE. HUGE REFINISHED MBR UP.REMODELED FAM RM, 4TH BR + 3/4 BATH DOWN. 1812 FSF! NEW FLOORING & REF HW FLRS.NEW PLMB, FRESH PAINT, NEW W & D. UPDATED HEATING & ELEC.

8. 2011-04-07
   listed $117,500 269-char remark

   Show marketing remark (269 chars)

   FABULOUS RENOVATION! 4BR 2 BATH W/UPDATED KIT & NEW SS APPL. 2 UPDATED BATHS! ALL NEW C/TILE. HUGE REFINISHED MBR UP.REMODELED FAM RM, 4TH BR + 3/4 BATH DOWN. 1812 FSF! NEW FLOORING & REF HW FLRS.NEW PLMB, FRESH PAINT, NEW W & D. UPDATED HEATING & ELEC.

9. 2011-01-27
   soldstatus $64,500 224-char remark

   Show marketing remark (224 chars)

   3 BR/1 Full Bath Bungalow Located in St. Paul. Nice Sized Yard With Some Fencing. 1 Car Detached Garage. Large Upper Level Bedroom. Lower Level Family Room and Bedroom. Hardwood & Ceramic Tile Floors. Needs a Little TLC.

10. 2011-01-05
    historical 224-char remark

    Show marketing remark (224 chars)

    3 BR/1 Full Bath Bungalow Located in St. Paul. Nice Sized Yard With Some Fencing. 1 Car Detached Garage. Large Upper Level Bedroom. Lower Level Family Room and Bedroom. Hardwood & Ceramic Tile Floors. Needs a Little TLC.

11. 2010-11-30
    listed $64,900 224-char remark

    Show marketing remark (224 chars)

    3 BR/1 Full Bath Bungalow Located in St. Paul. Nice Sized Yard With Some Fencing. 1 Car Detached Garage. Large Upper Level Bedroom. Lower Level Family Room and Bedroom. Hardwood & Ceramic Tile Floors. Needs a Little TLC.

12. 2010-11-17
    historical
13. 2010-05-26
    listed $75,000
14. 2004-11-03
    soldstatus $193,800
15. 2004-09-21
    soldstatus $193,800
16. 2004-08-24
    historical
17. 2004-08-13
    listed $189,900
18. 2004-07-30
    historical
19. 2004-07-16
    soldstatus $120,000
20. 2004-04-07
    listed $189,900
21. 2003-12-16
    soldstatus $135,000
22. 1994-06-30
    historical
23. 1994-02-28
    soldstatus $69,900
24. 1994-02-25
    listed $69,900
25. 1992-08-12
    soldstatus $69,900
26. 1992-06-01
    listed $69,900

ⓘ 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: $5,048 · $421/mo
• Projected year-2 tax: $5,048 · $421/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 6/10 Major FEMA zone X (unshaded) · 72% 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 3/10 Moderate 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,481
• − Mortgage interest: −$10,643
• − Property taxes: −$5,048
• − Insurance: −$950
• − Repairs & maintenance: −$2,038
• − Management: −$2,038
• − Depreciation: −$5,527
• Taxable loss: −$764
• Est. tax savings @ 24.0%: +$183
• After-tax cash flow: $2,359/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): 44,567
• Household income: $81,865
• Rent vs Own: 34.6% rent · 65.4% own
• Severe rent burden: 1638.0

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 0.73)
• Race & ethnicity: White 41% Asian 21% Black 20% Hispanic / Latino 14% Two or more races 6%
• Hispanic origin (detail): Mexican 9%
• Common ancestry: Portuguese 4% Romanian 3% Lithuanian 2%
• Foreign-born: 24% · Canada, China, Philippines
• Languages at home: 62% English-only · Other Asian/Pacific 16% Spanish 12% 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: ▼ -233.92%
• Current HPI: 248.3431
• Rent YoY: ▲ 1.96%
• 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

+171.8% since first listed

26 events — show timeline

• 2026-04-18 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2026-04-06 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2026-03-30 Listed $190,000 NORTHSTARMLS as Distributed by MLS Grid
• 2026-03-20 Coming Soon $190,000 NORTHSTARMLS as Distributed by MLS Grid
• 2011-09-14 Sold (Public Records) $112,000 Public Records
• 2011-08-17 Sold (MLS) $112,000 NORTHSTARMLS as Distributed by MLS Grid
• 2011-07-19 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2011-04-07 Listed $117,500 NORTHSTARMLS as Distributed by MLS Grid
• 2011-01-27 Sold (MLS) $64,500 NORTHSTARMLS as Distributed by MLS Grid
• 2011-01-05 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2010-11-30 Listed $64,900 NORTHSTARMLS as Distributed by MLS Grid
• 2010-11-17 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2010-05-26 Listed $75,000 NORTHSTARMLS as Distributed by MLS Grid
• 2004-11-03 Sold (Public Records) $193,800 Public Records
• 2004-09-21 Sold (MLS) $193,800 NORTHSTARMLS as Distributed by MLS Grid
• 2004-08-24 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2004-08-13 Listed $189,900 NORTHSTARMLS as Distributed by MLS Grid
• 2004-07-30 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2004-07-16 Sold (Public Records) $120,000 Public Records
• 2004-04-07 Listed $189,900 NORTHSTARMLS as Distributed by MLS Grid
• 2003-12-16 Sold (Public Records) $135,000 Public Records
• 1994-06-30 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 1994-02-28 Sold (Public Records) $69,900 Public Records
• 1994-02-25 Listed $69,900 NORTHSTARMLS as Distributed by MLS Grid
• 1992-08-12 Sold (MLS) $69,900 NORTHSTARMLS as Distributed by MLS Grid
• 1992-06-01 Listed $69,900 NORTHSTARMLS as Distributed by MLS Grid

Property tax history

+8.1%/yr

Latest (2025): $5,048 · +23.5% YoY. Source: county tax records.