1020 Mccammon Ave · St. Paul Park, MN 55071

$287,000

3 bd · 1.0 ba · 1,266 sqft · SingleFamily public records · 2 Days on market

Built 1950 0.25 ac 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 +10.0/30.0
• ARV discount +7.5/15.0
• Schools +5.2/10.0
• DSCR +2.9/10.0
• 1% rule +2.6/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Offered for the first time in nearly 70 years, this cherished South St. Paul home is ready for its next chapter. Filled with memories and opportunity, this is your chance to build equity while creating a home that reflects your personal style. The main floor features two comfortable bedrooms with original hardwood floors beneath, ready for refinishing to their former beauty; a full bathroom; and an eat-in kitchen ready for your vision. Whether you choose a simple refresh or a complete remodel, the layout provides a solid foundation for modern updates. Upstairs, the finished expansion attic offers a spacious third bedroom, perfect for a private retreat, guest room, or home office. Downstairs

Key facts

• Retro-style rec room
• Spacious flat yard
• Eat-in kitchen

Tags

• ORIGINAL HARDWOOD FLOORS
• EAT-IN KITCHEN
• FINISHED EXPANSION ATTIC
• RETRO-STYLE REC ROOM
• WOOD-BURNING FIREPLACE
• SPACIOUS FLAT YARD

Property features AI

Finance

• Financial info: Conventional financing available

Exterior

• Parking: Attached insulated garage with garage door opener; 4-car garage (garage dimensions approx. 40 x 22, 8' door height)
• Utilities: City water connected; City sewer connected; Natural gas; Electric with circuit breakers (100 amp service)
• Home design: Residential property; One-and-a-half-story layout; Block foundation
• Construction: Asphalt pitched roof (over 8 years old); Block foundation
• Exterior features: Vinyl and stone exterior; Patio; Chain-link partial fencing; Storage shed; Medium tree coverage; Curbed, paved street frontage

Interior

• Kitchen: Kitchen window; Range; Refrigerator; Dishwasher
• Bedrooms: 3 bedrooms (one main-floor bedroom, one upper-level bedroom, and one in the lower level/family area)
• Flooring: Hardwood floors
• Bathrooms: Main-floor full bathroom; Lower-level 3/4 bathroom
• Heating & cooling: Forced-air heating; Central air conditioning
• Interior features: Ceiling fans; Hardwood floors; Main floor primary bedroom; Eat-in kitchen; Washer/dryer hookups; Grab bars in bathroom; Finished, partially finished daylight/ look-out basement with block foundation; Wood-burning fireplace in family room (1)
• Laundry & utility: Washer and dryer hookups in basement; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $287k.

Deal economics

• At list price, monthly cash flow is $-173 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $256k (10.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $219k (23.9% below list).
• Recommended offer: $219k (23.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• South Washington County School District (suburban): math 52% / reading 61% proficiency, ranked #40 of 301 in MN (top 13%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 14% free/reduced lunch — higher-income household profile.
• Zoned schools: Nuevas Fronteras Spanish Immersion (math 47% / reading 47%, grade D-, #492 of 857 statewide, top 61%, 499 students, 16% FRL); Oltman Middle School (math 36% / reading 54%, grade D, #113 of 258 statewide, top 45%, 969 students, 36% FRL); Park High School (math 39% / reading 63%, grade D+, #127 of 471 statewide, top 27%, 1,938 students, 33% FRL).
• Market conditions: 22 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 20d on market — plan ~3-4 weeks tenant-placement turnaround); 1,405 units permitted in Washington County in 2024 (121 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k of value loss. Plan a longer hold.
• Washington County population projected at +16% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $218,542 (23.9% 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 1950 — 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: 0.76% ✗
• Cap rate: 5.57%
• Cash-on-cash: -2.58%
• DSCR: 0.89
• GRM: 10.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -20.6%
• Equity multiple: 0.28×
• Total profit: $-57,532
• Equity at exit: $42,793

10-year hold

• IRR: -13.8%
• Equity multiple: 0.20×
• Total profit: $-64,347
• Equity at exit: $24,815

Cash invested: $80,360 (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 55071

• Home prices YoY: -22.7%
• Active inventory: 22
• Price-to-rent: 10.9×

Monthly cashflow live

• Estimated rent: $2,185 high
• Mortgage (P&I): −$1,505
• Tax from tax record: −$275 /mo · $3,296/yr
• Insurance: −$120
• HOA: −$0
• Vacancy / Maint / Mgmt: −$459
• Net cashflow: $-173

Break-even live

Break-even rent $2,404

Max offer price $256,471

Occupancy floor —

Sensitivity live

Price	-10% $-10	-5% $-92	+0% $-173	+5% $-254	+10% $-335
Rent	-10% $-345	-5% $-259	+0% $-173	+5% $-86	+10% $0
Rate	-1.0pp $-28	-0.5pp $-100	base $-173	+0.5pp $-247	+1.0pp $-323

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: $71,750
• Closing costs: $8,610
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7689 Hardwood Ave S Cottage Grove, MN	1.0–3.0	1.0–2.0	1039	$2,852	$2.74	0d	15	0.86mi
1305 6th St Saint Paul Park, MN	2.0	1.0	950	$1,500	$1.58	45d	1	0.86mi
464 Pullman Ave Unit 6 St Paul Park, MN	2.0	1.0	900	$1,375	$1.53	45d	1	0.89mi
1241 Mullan Ct Saint Paul Park, MN	3.0	3.0	1864	$2,700	$1.45	18d	1	1.23mi
6642 Pine Crest Trl S Cottage Grove, MN	3.0	3.0	1636	$2,395	$1.46	20d	1	1.25mi
7550 80th St S Cottage Grove, MN	3.0	1.0–2.0	993	$2,700	$2.72	0d	11	1.27mi
7604 79th St S Cottage Grove, MN	2.0	2.0	1222	$1,995	$1.63	45d	1	1.31mi
7750 Hinton Ave S Cottage Grove, MN	1.0–3.0	1.0–2.0	1001	$2,209	$2.21	0d	15	1.36mi

Listing history 2 events

1. 2026-06-21
   remarks 699-char remark
2. 2026-06-21
   listed $287,000 Coming Soon 2 DOM

ⓘ 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: $3,296 · $275/mo
• Projected year-2 tax: $3,296 · $275/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 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,225
• − Mortgage interest: −$16,076
• − Property taxes: −$3,296
• − Insurance: −$1,435
• − Repairs & maintenance: −$2,098
• − Management: −$2,098
• − Depreciation: −$8,349
• Taxable loss: −$7,127
• Est. tax savings @ 24.0%: +$1,711
• After-tax cash flow: $-363/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: South Washington County School District
• NCES district ID: 2733810
• Math proficiency: 52% ▼ -13.00%
• Reading proficiency: 61% ▼ -7.00%
• Median HH income: $88,285
• Composite: 51.8/100
• National rank: #1670
• State rank: #40 of 301 in MN

Livability — St. Paul Park

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: St. Paul Park, MN
• Population (ZIP): 5,807

Population outlook (Washington County) Hauer SSP2

• Today (2025): 278,554 people
• By 2030: 290,465 · +4.3%
• By 2040: 310,014 · +11.3%
• By 2050: 324,118 · +16.4%
• By 2075: 362,697 · +30.2%
• By 2100: 381,491 · +37.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (78%)
• Race & ethnicity: White 78% Hispanic / Latino 12% Two or more races 9% Asian 6% Black 3%
• Hispanic origin (detail): Mexican 11%
• Common ancestry: Portuguese 13% Romanian 7% Lithuanian 2%
• Foreign-born: 4% · Canada, Jamaica
• Languages at home: 91% English-only · Spanish 6% Other Asian/Pacific 2% French/Haitian/Cajun 1%

Political lean MEDSL · Washington

• 2024 margin: Lean D (+8.9) · D 53.5% · R 44.6% · Other 1.9%
• 2008→2024 swing: +4.6pp toward D · 2008: 4.3pp · 2024: 8.9pp
• All cycles: 2024: D+8.9 2020: D+9.2 2016: D+1.9 2012: D+0.8 2008: D+4.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -71.53%
• Current HPI: 243.5518
• Rent YoY: —
• Metro: —
• 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

1 event — show timeline

• 2026-06-20 Coming Soon $287,000 NORTHSTARMLS as Distributed by MLS Grid

Property tax history

+5.1%/yr

Latest (2025): $3,296 · +4.8% YoY. Source: county tax records.