1092 Edgerton St · St. Paul, MN 55130

$274,900

6 bd · 2.0 ba · 2,188 sqft · MultiFamily public records · 100 Days on market

Built 1889 6,229 sqft lot

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Why this score? — see what drove the C- 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 +19.6/30.0
• ARV discount +7.5/15.0
• DSCR +6.2/10.0
• 1% rule +6.0/10.0
• Rent growth +3.5/5.0
• 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

Currently configured as a 2+2 duplex and fully occupied. Features a mechanic’s dream 5-car garage and numerous updates throughout. Loft/carriage house above the garage offers potential for a 1BR unit, plus attic space for a future primary suite. Basement provides additional expansion possibilities. Strong rental or owner-occupant opportunity with easy showings.

Key facts

• Attic space
• 5-car garage
• Basement expansion

Tags

• 5-CAR GARAGE
• LOFT ABOVE GARAGE
• ATTIC SPACE
• BASEMENT EXPANSION

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/1.0-bath units multifamily listed at $275k.

Deal economics

• At list price, monthly cash flow is $316 ($4k/yr) — positive. Per door: $158/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $275k).
• Recommended offer: $250k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade C — 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: Farnsworth Aerospace Lower (math 5% / reading 15%, grade F, #813 of 857 statewide, top 97%, 425 students, 83% FRL) — zoned schools average 83% FRL vs 64% district-wide (19 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 10% at this address vs 27% district-wide (-17 pts) — the specific schools serving this property underperform the St. Paul Public School District average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising (+3.9%/yr); 59 active listings in the ZIP; 1,202 units permitted in Ramsey County in 2024 (880 in 5+ unit buildings).
• At $3,012/mo this rent would consume 67% of the median local household income ($54k/yr) (locally 818% 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.

Negotiation context

• It's been on market 100 days — a 9% lower offer ($250k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 30y 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 $215k; 28% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1889 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $250,159 (9.0% below list)

Questions for the listing agent

1. It's been on market 100 days. Have you received any prior offers? Is the seller open to a 9% 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 1889 — 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: 1.10% ✓
• Cap rate: 7.67%
• Cash-on-cash: 4.93%
• DSCR: 1.22
• GRM: 7.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.94% rent growth · sell at horizon

5-year hold

• IRR: -7.4%
• Equity multiple: 0.72×
• Total profit: $-21,367
• Equity at exit: $40,988

10-year hold

• IRR: 3.4%
• Equity multiple: 1.26×
• Total profit: $19,970
• Equity at exit: $23,768

Cash invested: $76,972 (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 55130

• Home prices YoY: -17.6%
• Rents YoY: 3.9%
• Active inventory: 59
• Price-to-rent: 15.2×

Monthly cashflow live

• Estimated rent: $3,012 medium
• Mortgage (P&I): −$1,442
• Tax from tax record: −$507 /mo · $6,082/yr
• Insurance: −$115
• HOA: −$0
• Vacancy / Maint / Mgmt: −$633
• Net cashflow: $316

Break-even live

Break-even rent $2,611

Max offer price $274,900

Occupancy floor 84%

Sensitivity live

Price	-10% $472	-5% $394	+0% $316	+5% $239	+10% $161
Rent	-10% $79	-5% $198	+0% $316	+5% $435	+10% $554
Rate	-1.0pp $455	-0.5pp $386	base $316	+0.5pp $245	+1.0pp $173

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

Units	Beds	Baths	Est. rent
▸ 2× units	3	1	$3,012
Total (2 units)			$3,012

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: $68,725
• Closing costs: $8,247
• Reserves months: —
• Total cash needed: —

Listing history 37 events

1. 2026-06-21
   days on market $274,900 Active 100 DOM
2. 2026-06-18
   days on market $274,900 Active 97 DOM
3. 2026-06-17
   days on market $274,900 Active 96 DOM
4. 2026-06-16
   days on market $274,900 Active 95 DOM
5. 2026-06-15
   days on market $274,900 Active 94 DOM
6. 2026-06-13
   days on market $274,900 Active 92 DOM
7. 2026-06-09
   days on market $274,900 Active 88 DOM
8. 2026-06-08
   days on market $274,900 Active 87 DOM
9. 2026-06-07
   days on market $274,900 Active 86 DOM
10. 2026-06-04
    days on market $274,900 Active 83 DOM
11. 2026-06-03
    days on market $274,900 Active 82 DOM
12. 2026-06-02
    days on market $274,900 Active 81 DOM
13. 2026-06-01
    days on market $274,900 Active 80 DOM
14. 2026-05-31
    days on market $274,900 Active 79 DOM
15. 2026-02-12
    listed $274,900 Active 369-char remark

    Show marketing remark (369 chars)

    Currently configured as a 2+2 duplex and fully occupied. Features a mechanic’s dream 5-car garage and numerous updates throughout. Loft/carriage house above the garage offers potential for a 1BR unit, plus attic space for a future primary suite. Basement provides additional expansion possibilities. Strong rental or owner-occupant opportunity with easy showings.

16. 2019-05-30
    soldstatus $215,000 Sold
17. 2019-05-04
    status Pending
18. 2019-04-18
    listed $215,000 Active
19. 2010-11-29
    soldstatus $54,976
20. 2010-10-26
    historical
21. 2010-10-12
    listed $44,900
22. 2004-08-25
    soldstatus $228,500
23. 2004-04-07
    soldstatus $228,500
24. 2004-03-05
    historical
25. 2004-02-04
    listed $224,900
26. 2004-01-29
    historical
27. 2003-10-29
    listed $225,000
28. 2003-10-28
    historical
29. 2003-08-13
    listed $232,900
30. 2003-04-17
    soldstatus $202,021
31. 2002-09-27
    soldstatus $202,020
32. 2002-08-22
    historical
33. 2002-08-14
    listed $189,900
34. 1997-01-29
    soldstatus $75,000
35. 1996-09-27
    soldstatus $75,000
36. 1996-08-12
    historical
37. 1996-07-03
    listed $78,900

ⓘ 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: $6,082 · $507/mo
• Projected year-2 tax: $6,082 · $507/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: $36,144
• − Mortgage interest: −$15,399
• − Property taxes: −$6,082
• − Insurance: −$1,374
• − Repairs & maintenance: −$2,892
• − Management: −$2,892
• − Depreciation: −$7,997
• Taxable loss: −$491
• Est. tax savings @ 24.0%: +$118
• After-tax cash flow: $3,916/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): 17,775
• Household income: $54,130
• Rent vs Own: 54.0% rent · 46.0% own
• Severe rent burden: 818.0

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: Diverse neighborhood (Simpson 0.69)
• Race & ethnicity: Asian 47% Black 22% White 19% Hispanic / Latino 9% Two or more races 4%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Portuguese 3% Swedish 2% Romanian 1%
• Foreign-born: 33% · Philippines, Canada, Vietnam
• Languages at home: 44% English-only · Other Asian/Pacific 37% Spanish 7% Other Indo-European 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: ▼ -60.12%
• Current HPI: 281.2507
• Rent YoY: ▲ 3.94%
• 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

+248.4% since first listed

23 events — show timeline

• 2026-02-12 Listed $274,900 NORTHSTARMLS as Distributed by MLS Grid
• 2019-05-30 Sold (MLS) $215,000 NORTHSTARMLS as Distributed by MLS Grid
• 2019-05-04 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2019-04-18 Listed $215,000 NORTHSTARMLS as Distributed by MLS Grid
• 2010-11-29 Sold (MLS) $54,976 NORTHSTARMLS as Distributed by MLS Grid
• 2010-10-26 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2010-10-12 Listed $44,900 NORTHSTARMLS as Distributed by MLS Grid
• 2004-08-25 Sold (Public Records) $228,500 Public Records
• 2004-04-07 Sold (MLS) $228,500 NORTHSTARMLS as Distributed by MLS Grid
• 2004-03-05 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2004-02-04 Listed $224,900 NORTHSTARMLS as Distributed by MLS Grid
• 2004-01-29 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2003-10-29 Listed $225,000 NORTHSTARMLS as Distributed by MLS Grid
• 2003-10-28 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2003-08-13 Listed $232,900 NORTHSTARMLS as Distributed by MLS Grid
• 2003-04-17 Sold (Public Records) $202,021 Public Records
• 2002-09-27 Sold (MLS) $202,020 NORTHSTARMLS as Distributed by MLS Grid
• 2002-08-22 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2002-08-14 Listed $189,900 NORTHSTARMLS as Distributed by MLS Grid
• 1997-01-29 Sold (Public Records) $75,000 Public Records
• 1996-09-27 Sold (MLS) $75,000 NORTHSTARMLS as Distributed by MLS Grid
• 1996-08-12 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 1996-07-03 Listed $78,900 NORTHSTARMLS as Distributed by MLS Grid

Property tax history

+10.1%/yr

Latest (2025): $6,082 · +9.6% YoY. Source: county tax records.