345 Maple St · St. Paul, MN 55106

$109,900

4 bd · 1.5 ba · 2,076 sqft · SingleFamily public records · 42 Days on market

Built 1890 5,837 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

Listing remarks MLS

Investor special in the heart of St. Paul! This 1890 two-story home offers incredible potential with classic architecture and a Unique curved wrap-around deck. Property requires a complete renovation—ideal for experienced investors or rehabbers looking to restore a historic home. Great opportunity to build equity in a desirable area. Sold as-is.

Key facts

• Complete renovation
• Classic architecture
• Historic home

Tags

• CURVED WRAP-AROUND DECK
• CLASSIC ARCHITECTURE
• COMPLETE RENOVATION
• HISTORIC HOME
• DESIRABLE AREA

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $2k ($20k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $110k).
• Recommended offer: $107k (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; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 2d on market — plan ~1-2 weeks tenant-placement turnaround); 1,202 units permitted in Ramsey County in 2024 (880 in 5+ unit buildings).
• At $3,169/mo this rent would consume 54% 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 $760 of loan paydown is wiped out by about $3k 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 $31k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 42 days — a 3% lower offer ($107k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 15y ago; this cycle's ask has dropped $30k (21%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $85k; 29% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 2.5% of price; built in 1890 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $106,603 (3.0% below list)

Questions for the listing agent

1. It's been on market 42 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1890 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 2.88% ✓
• Cap rate: 24.32%
• Cash-on-cash: 64.37%
• DSCR: 3.86
• GRM: 2.9

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: 67.3%
• Equity multiple: 4.19×
• Total profit: $98,159
• Equity at exit: $16,386

10-year hold

• IRR: 72.6%
• Equity multiple: 9.72×
• Total profit: $268,379
• Equity at exit: $9,502

Cash invested: $30,772 (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: 2.9×

Monthly cashflow live

• Estimated rent: $3,169 medium
• Mortgage (P&I): −$576
• Tax from tax record: −$231 /mo · $2,774/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$666
• Net cashflow: $1,651

Break-even live

Break-even rent $1,080

Max offer price $109,900

Occupancy floor 43%

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: $27,475
• Closing costs: $3,297
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
333 Sibley St Saint Paul, MN	3.0	1.0–2.0	1358	$3,269	$2.41	10d	10	1.19mi
180 E Kellogg Blvd St Paul, MN	3.0	1.0–2.5	1436	$4,595	$3.20	2d	22	1.22mi
111 Kellogg Blvd E Saint Paul, MN	3.0	1.0–2.0	1000	$2,783	$2.78	2d	20	1.37mi

Listing history 13 events

1. 2026-05-14
   status Pending 353-char remark

   Show marketing remark (353 chars)

   Investor special in the heart of St. Paul! This 1890 two-story home offers incredible potential with classic architecture and a Unique curved wrap-around deck. Property requires a complete renovation—ideal for experienced investors or rehabbers looking to restore a historic home. Great opportunity to build equity in a desirable area. Sold as-is.

2. 2026-05-07
   price $109,900 353-char remark

   Show marketing remark (353 chars)

   Investor special in the heart of St. Paul! This 1890 two-story home offers incredible potential with classic architecture and a Unique curved wrap-around deck. Property requires a complete renovation—ideal for experienced investors or rehabbers looking to restore a historic home. Great opportunity to build equity in a desirable area. Sold as-is.

3. 2026-05-01
   price $114,900 353-char remark

   Show marketing remark (353 chars)

   Investor special in the heart of St. Paul! This 1890 two-story home offers incredible potential with classic architecture and a Unique curved wrap-around deck. Property requires a complete renovation—ideal for experienced investors or rehabbers looking to restore a historic home. Great opportunity to build equity in a desirable area. Sold as-is.

4. 2026-04-23
   price $119,900 353-char remark

   Show marketing remark (353 chars)

   Investor special in the heart of St. Paul! This 1890 two-story home offers incredible potential with classic architecture and a Unique curved wrap-around deck. Property requires a complete renovation—ideal for experienced investors or rehabbers looking to restore a historic home. Great opportunity to build equity in a desirable area. Sold as-is.

5. 2026-04-16
   price $129,900 353-char remark

   Show marketing remark (353 chars)

   Investor special in the heart of St. Paul! This 1890 two-story home offers incredible potential with classic architecture and a Unique curved wrap-around deck. Property requires a complete renovation—ideal for experienced investors or rehabbers looking to restore a historic home. Great opportunity to build equity in a desirable area. Sold as-is.

6. 2026-04-09
   price $134,900 353-char remark

   Show marketing remark (353 chars)

   Investor special in the heart of St. Paul! This 1890 two-story home offers incredible potential with classic architecture and a Unique curved wrap-around deck. Property requires a complete renovation—ideal for experienced investors or rehabbers looking to restore a historic home. Great opportunity to build equity in a desirable area. Sold as-is.

7. 2026-04-01
   listed $139,900 Active 353-char remark

   Show marketing remark (353 chars)

   Investor special in the heart of St. Paul! This 1890 two-story home offers incredible potential with classic architecture and a Unique curved wrap-around deck. Property requires a complete renovation—ideal for experienced investors or rehabbers looking to restore a historic home. Great opportunity to build equity in a desirable area. Sold as-is.

8. 2026-03-25
   soldstatus $85,000
9. 2014-04-18
   soldstatus $130,100
10. 2013-10-12
    historical
11. 2013-09-07
    listed $130,000 Active
12. 2011-03-15
    historical
13. 2011-01-10
    listed $1,110

ⓘ 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: $2,774 · $231/mo
• Projected year-2 tax: $2,774 · $231/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: $38,034
• − Mortgage interest: −$6,156
• − Property taxes: −$2,774
• − Insurance: −$550
• − Repairs & maintenance: −$3,043
• − Management: −$3,043
• − Depreciation: −$3,197
• Taxable income: $19,271
• Est. tax owed @ 24.0%: −$4,625
• After-tax cash flow: $15,182/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

+9800.9% since first listed

13 events — show timeline

• 2026-05-14 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2026-05-07 Price Changed $109,900 NORTHSTARMLS as Distributed by MLS Grid
• 2026-05-01 Price Changed $114,900 NORTHSTARMLS as Distributed by MLS Grid
• 2026-04-23 Price Changed $119,900 NORTHSTARMLS as Distributed by MLS Grid
• 2026-04-16 Price Changed $129,900 NORTHSTARMLS as Distributed by MLS Grid
• 2026-04-09 Price Changed $134,900 NORTHSTARMLS as Distributed by MLS Grid
• 2026-04-01 Listed $139,900 NORTHSTARMLS as Distributed by MLS Grid
• 2026-03-25 Sold (Public Records) $85,000 Public Records
• 2014-04-18 Sold (Public Records) $130,100 Public Records
• 2013-10-12 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2013-09-07 Listed $130,000 NORTHSTARMLS as Distributed by MLS Grid
• 2011-03-15 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2011-01-10 Listed $1,110 NORTHSTARMLS as Distributed by MLS Grid

Property tax history

+3.0%/yr

Latest (2025): $2,774 · +7.7% YoY. Source: county tax records.