952 Western Ave N · St. Paul, MN 55117

$179,900

3 bd · 1.5 ba · 1,060 sqft · SingleFamily public records · 99 Days on market

Built 1902 4,356 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 +29.8/30.0
• DSCR +10.0/10.0
• 1% rule +9.0/10.0
• ARV discount +7.5/15.0
• Rent growth +3.4/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

2 bed, 1 bath. Front and back porches. Off street parking. Affordable living!

Key facts

• Updated kitchen
• Ample cabinet space
• 4,356 sq ft lot

Tags

• UPDATED KITCHEN
• AMPLE CABINET SPACE
• FULLY FENCED BACKYARD

Property features AI

Exterior

• Parking: Asphalt parking
• Utilities: City water connected; City sewer connected; Natural gas
• Home design: Residential property; One and one-half stories; Block foundation
• Construction: Block foundation
• Exterior features: Vinyl exterior; Front porch; Rear porch; Storage shed; Light tree coverage; Located within 6 blocks of public transit; City street with curbs, paved streets and sidewalks

Interior

• Kitchen: Dishwasher; Range; Microwave; Refrigerator; Kitchen window
• Bedrooms: 2 bedrooms (one on upper level); Loft on upper level
• Flooring: Hardwood floors; Tile floors
• Bathrooms: 1 full bathroom (upper level); 1 three-quarter bathroom (basement)
• Heating & cooling: Forced air heating; Window cooling units
• Interior features: Ceiling fan(s); Hardwood floors; Kitchen window; Local area network; Porches (front and rear); Tile floors; Separate/formal dining room; Full basement
• Laundry & utility: Washer; Dryer located in basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $658 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $180k).
• Recommended offer: $164k (9.0% 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.
• Zoned schools: Paul & Sheila Wellstone Elementary (math 8% / reading 17%, grade F, #800 of 857 statewide, top 95%, 507 students, 85% FRL); Murray Middle School (math 19% / reading 40%, grade F, #204 of 258 statewide, top 80%, 538 students, 64% FRL); Como Park Senior High (math 8% / reading 42%, grade F, #375 of 471 statewide, top 81%, 1,078 students, 75% FRL).
• Market conditions: Rents rising (+3.6%/yr); 175 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 1,202 units permitted in Ramsey County in 2024 (880 in 5+ unit buildings).
• This rent runs 43% of the median local income ($71k/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 $5k 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 + 3.6% rent growth), your $50k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 99 days — a 9% lower offer ($164k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 32y ago; this cycle's ask has dropped $15k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $42k; list at $180k implies a 328% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1902 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $163,709 (9.0% below list)

Questions for the listing agent

1. It's been on market 99 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1902 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.40% ✓
• Cap rate: 10.68%
• Cash-on-cash: 15.67%
• DSCR: 1.70
• GRM: 6.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.6% rent growth · sell at horizon

5-year hold

• IRR: 7.2%
• Equity multiple: 1.28×
• Total profit: $14,351
• Equity at exit: $26,824

10-year hold

• IRR: 17.1%
• Equity multiple: 2.45×
• Total profit: $73,133
• Equity at exit: $15,554

Cash invested: $50,372 (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 55117

• Rents YoY: 3.6%
• Active inventory: 175
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $2,512 medium
• Mortgage (P&I): −$943
• Tax from tax record: −$308 /mo · $3,702/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$528
• Net cashflow: $658

Break-even live

Break-even rent $1,680

Max offer price $179,900

Occupancy floor 69%

Sensitivity live

Price	-10% $760	-5% $709	+0% $658	+5% $607	+10% $556
Rent	-10% $459	-5% $558	+0% $658	+5% $757	+10% $856
Rate	-1.0pp $748	-0.5pp $703	base $658	+0.5pp $611	+1.0pp $564

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: $44,975
• Closing costs: $5,397
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1443 Saint Albans St N Saint Paul, MN	4.0	2.0	1500	$2,700	$1.80	19d	1	1.20mi
255 Western Ave N Saint Paul, MN	3.0	1.0–2.0	1049	$3,700	$3.53	3d	23	1.45mi

Listing history 30 events

1. 2026-05-06
   status Pending
2. 2026-04-21
   historical Contingent - Inspection
3. 2026-03-17
   price $179,900
4. 2026-02-10
   price $189,900
5. 2026-01-27
   listed $194,900 Active
6. 2026-01-26
   historical
7. 2025-12-11
   price $199,000
8. 2025-11-13
   price $207,000
9. 2025-10-23
   listed $215,000 Active
10. 2014-10-10
    soldstatus $42,000 Sold 77-char remark

    Show marketing remark (77 chars)

    2 bed, 1 bath. Front and back porches. Off street parking. Affordable living!

11. 2014-10-10
    soldstatus $42,000

    Show marketing remark (77 chars)

    2 bed, 1 bath. Front and back porches. Off street parking. Affordable living!

12. 2014-10-10
    soldstatus $42,000

    Show marketing remark (77 chars)

    2 bed, 1 bath. Front and back porches. Off street parking. Affordable living!

13. 2014-09-24
    status Pending 77-char remark

    Show marketing remark (77 chars)

    2 bed, 1 bath. Front and back porches. Off street parking. Affordable living!

14. 2014-09-16
    historical Contingent - Inspection 77-char remark

    Show marketing remark (77 chars)

    2 bed, 1 bath. Front and back porches. Off street parking. Affordable living!

15. 2014-09-09
    status Active 77-char remark

    Show marketing remark (77 chars)

    2 bed, 1 bath. Front and back porches. Off street parking. Affordable living!

16. 2014-09-09
    price $49,300 77-char remark

    Show marketing remark (77 chars)

    2 bed, 1 bath. Front and back porches. Off street parking. Affordable living!

17. 2014-09-04
    historical Contingent - Inspection 77-char remark

    Show marketing remark (77 chars)

    2 bed, 1 bath. Front and back porches. Off street parking. Affordable living!

18. 2014-08-14
    status Active 77-char remark

    Show marketing remark (77 chars)

    2 bed, 1 bath. Front and back porches. Off street parking. Affordable living!

19. 2014-08-13
    historical Contingent - Inspection 77-char remark

    Show marketing remark (77 chars)

    2 bed, 1 bath. Front and back porches. Off street parking. Affordable living!

20. 2014-07-15
    listed $56,000 Active 77-char remark

    Show marketing remark (77 chars)

    2 bed, 1 bath. Front and back porches. Off street parking. Affordable living!

21. 2014-07-15
    listed $49,300

    Show marketing remark (77 chars)

    2 bed, 1 bath. Front and back porches. Off street parking. Affordable living!

22. 2014-07-15
    listed $49,300

    Show marketing remark (77 chars)

    2 bed, 1 bath. Front and back porches. Off street parking. Affordable living!

23. 2010-06-22
    soldstatus $64,000
24. 2010-06-16
    soldstatus $64,000
25. 2010-05-04
    historical
26. 2010-04-19
    listed $69,900
27. 2009-10-31
    historical
28. 2008-08-21
    listed $69,900
29. 1994-12-17
    historical
30. 1994-11-19
    listed $53,900

ⓘ 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: $3,702 · $308/mo
• Projected year-2 tax: $3,702 · $308/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: $30,145
• − Mortgage interest: −$10,077
• − Property taxes: −$3,702
• − Insurance: −$900
• − Repairs & maintenance: −$2,412
• − Management: −$2,412
• − Depreciation: −$5,233
• Taxable income: $5,410
• Est. tax owed @ 24.0%: −$1,298
• After-tax cash flow: $6,594/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): 44,697
• Household income: $70,771
• Rent vs Own: 38.7% rent · 61.3% own
• Severe rent burden: 1588.0

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 0.72)
• Race & ethnicity: White 44% Asian 24% Black 15% Hispanic / Latino 10% Two or more races 10%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Portuguese 6% Romanian 3% Lithuanian 2%
• Foreign-born: 21% · Canada, Philippines, India
• Languages at home: 68% English-only · Other Asian/Pacific 15% Spanish 8% Other Indo-European 2%

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: ▼ -308.56%
• Current HPI: 267.4216
• Rent YoY: ▲ 3.60%
• 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

+233.8% since first listed

30 events — show timeline

• 2026-05-06 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2026-04-21 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2026-03-17 Price Changed $179,900 NORTHSTARMLS as Distributed by MLS Grid
• 2026-02-10 Price Changed $189,900 NORTHSTARMLS as Distributed by MLS Grid
• 2026-01-27 Listed $194,900 NORTHSTARMLS as Distributed by MLS Grid
• 2026-01-26 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2025-12-11 Price Changed $199,000 NORTHSTARMLS as Distributed by MLS Grid
• 2025-11-13 Price Changed $207,000 NORTHSTARMLS as Distributed by MLS Grid
• 2025-10-23 Listed $215,000 NORTHSTARMLS as Distributed by MLS Grid
• 2014-10-10 Sold (MLS) $42,000 RASM
• 2014-10-10 Sold (MLS) $42,000 LSAR
• 2014-10-10 Sold (MLS) $42,000 NORTHSTARMLS as Distributed by MLS Grid
• 2014-09-24 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2014-09-16 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2014-09-09 Relisted — NORTHSTARMLS as Distributed by MLS Grid
• 2014-09-09 Price Changed $49,300 NORTHSTARMLS as Distributed by MLS Grid
• 2014-09-04 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2014-08-14 Relisted — NORTHSTARMLS as Distributed by MLS Grid
• 2014-08-13 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2014-07-15 Listed $56,000 NORTHSTARMLS as Distributed by MLS Grid
• 2014-07-15 Listed $49,300 RASM
• 2014-07-15 Listed $49,300 LSAR
• 2010-06-22 Sold (Public Records) $64,000 Public Records
• 2010-06-16 Sold (MLS) $64,000 NORTHSTARMLS as Distributed by MLS Grid
• 2010-05-04 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2010-04-19 Listed $69,900 NORTHSTARMLS as Distributed by MLS Grid
• 2009-10-31 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2008-08-21 Listed $69,900 NORTHSTARMLS as Distributed by MLS Grid
• 1994-12-17 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 1994-11-19 Listed $53,900 NORTHSTARMLS as Distributed by MLS Grid

Property tax history

+11.6%/yr

Latest (2025): $3,702 · +14.4% YoY. Source: county tax records.