861 Burr St · St. Paul, MN 55130

$455,000

8 bd · 2.0 ba · 3,294 sqft · MultiFamily public records · 55 Days on market

Built 1884 6,577 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 +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: 3 units. confirmed

Listing remarks MLS

Unique Side by Side Duplez with 4 car garage. Fully renovated Historic duplex with extensive improvements. All systems attended to professionally. See scope of work document. Two other duplexes at 360 and 362 Maria are also available. Heritage Preservation Commission (HPC) This Project is in the Historic District of St. Paul’s Dayton’s Bluff was renovated with the attached guidelines.

Key facts

• 6,577 sq ft lot
• 4 garage spots
• Built 1884

Property features AI

Finance

• Other: Owner occupied: No; Fractional ownership: No
• Financial info: Designed as a 2-unit income property; Reported water/sewer expense: $11; Reported trash expense: $11; Reported insurance expense: $11; Reported maintenance expense: $11; Other reported expense: $11

Exterior

• Parking: Attached garage with 4 spaces (approx. 820 sq ft)
• Utilities: City water connected; City sewer connected; compost; Natural gas
• Home design: Residential income duplex (side-by-side); Two levels
• Construction: Roof older than 8 years; Foundation area approximately 1,748 (34 x 48)
• Exterior features: Porch; Wood exterior

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: Total of 8 bedrooms; Each unit contains 4 bedrooms (2 units)
• Bathrooms: Total bathrooms: 4 (per unit: 2; includes full and 3/4 baths)
• Heating & cooling: Forced air heating; Central air conditioning (per unit)
• Interior features: Full basement; Brick/mortar foundation

What this means for you Summary

Snapshot

• This is a 3 × 3-bed/?-bath units multifamily listed at $455k.

Deal economics

• At list price, monthly cash flow is $2k ($23k/yr) — positive. Per door: $642/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($8k rent vs $455k).
• Recommended offer: $441k (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 (+3.9%/yr); 58 active listings in the ZIP; 1,202 units permitted in Ramsey County in 2024 (880 in 5+ unit buildings).
• At $7,605/mo this rent would consume 169% 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 $3k of loan paydown is wiped out by about $14k 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 + 3.9% rent growth), your $127k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 55 days — a 3% lower offer ($441k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 33y 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 $360k; 26% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 4.0% of price; built in 1884 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $441,350 (3.0% below list)

Questions for the listing agent

1. It's been on market 55 days. Have you received any prior offers? Is the seller open to a 3% 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 1884 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 1.67% ✓
• Cap rate: 11.38%
• Cash-on-cash: 18.15%
• DSCR: 1.81
• GRM: 5.0

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: 11.1%
• Equity multiple: 1.45×
• Total profit: $56,950
• Equity at exit: $67,842

10-year hold

• IRR: 21.1%
• Equity multiple: 2.89×
• Total profit: $240,795
• Equity at exit: $39,340

Cash invested: $127,400 (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: 58
• Price-to-rent: 15.0×

Monthly cashflow live

• Estimated rent: $7,605 high
• Mortgage (P&I): −$2,386
• Tax from tax record: −$1,505 /mo · $18,064/yr
• Insurance: −$190
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,597
• Net cashflow: $1,927

Break-even live

Break-even rent $5,166

Max offer price $455,000

Occupancy floor 70%

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

Units	Beds	Baths	Est. rent
▸ 3× units	3	—	$7,605
Total (3 units)			$7,605

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: $113,750
• Closing costs: $13,650
• Reserves months: —
• Total cash needed: —

Listing history 30 events

1. 2026-06-18
   days on market $455,000 Active 55 DOM
2. 2026-06-17
   days on market $455,000 Active 54 DOM
3. 2026-06-16
   days on market $455,000 Active 53 DOM
4. 2026-06-15
   days on market $455,000 Active 52 DOM
5. 2026-06-13
   days on market $455,000 Active 50 DOM
6. 2026-06-09
   days on market $455,000 Active 46 DOM
7. 2026-06-08
   days on market $455,000 Active 45 DOM
8. 2026-06-07
   days on market $455,000 Active 44 DOM
9. 2026-06-04
   days on market $455,000 Active 41 DOM
10. 2026-06-03
    days on market $455,000 Active 40 DOM
11. 2026-06-02
    days on market $455,000 Active 39 DOM
12. 2026-06-01
    days on market $455,000 Active 38 DOM
13. 2026-05-31
    days on market $455,000 Active 37 DOM
14. 2026-05-16
    price $455,000 531-char remark
15. 2026-04-24
    listed $475,000 Active 531-char remark
16. 2023-01-03
    soldstatus $360,000 Sold 400-char remark

    Show marketing remark (400 chars)

    Unique Side by Side Duplez with 4 car garage. Fully renovated Historic duplex with extensive improvements. All systems attended to professionally. See scope of work document. Two other duplexes at 360 and 362 Maria are also available. Heritage Preservation Commission (HPC) This Project is in the Historic District of St. Paul’s Dayton’s Bluff was renovated with the attached guidelines.

17. 2022-11-18
    status Pending 400-char remark

    Show marketing remark (400 chars)

    Unique Side by Side Duplez with 4 car garage. Fully renovated Historic duplex with extensive improvements. All systems attended to professionally. See scope of work document. Two other duplexes at 360 and 362 Maria are also available. Heritage Preservation Commission (HPC) This Project is in the Historic District of St. Paul’s Dayton’s Bluff was renovated with the attached guidelines.

18. 2022-10-12
    status Active 400-char remark

    Show marketing remark (400 chars)

    Unique Side by Side Duplez with 4 car garage. Fully renovated Historic duplex with extensive improvements. All systems attended to professionally. See scope of work document. Two other duplexes at 360 and 362 Maria are also available. Heritage Preservation Commission (HPC) This Project is in the Historic District of St. Paul’s Dayton’s Bluff was renovated with the attached guidelines.

19. 2022-10-07
    historical Contingent - Inspection 400-char remark

    Show marketing remark (400 chars)

    Unique Side by Side Duplez with 4 car garage. Fully renovated Historic duplex with extensive improvements. All systems attended to professionally. See scope of work document. Two other duplexes at 360 and 362 Maria are also available. Heritage Preservation Commission (HPC) This Project is in the Historic District of St. Paul’s Dayton’s Bluff was renovated with the attached guidelines.

20. 2022-09-25
    listed $350,000 Active 400-char remark

    Show marketing remark (400 chars)

    Unique Side by Side Duplez with 4 car garage. Fully renovated Historic duplex with extensive improvements. All systems attended to professionally. See scope of work document. Two other duplexes at 360 and 362 Maria are also available. Heritage Preservation Commission (HPC) This Project is in the Historic District of St. Paul’s Dayton’s Bluff was renovated with the attached guidelines.

21. 2008-07-31
    soldstatus $97,500

    Show marketing remark (117 chars)

    Bank-owned-4 Unit-Sold as is-special addn req'd-city orders avail upon request-mold and water damage main floor unit.

22. 2008-07-03
    historical

    Show marketing remark (117 chars)

    Bank-owned-4 Unit-Sold as is-special addn req'd-city orders avail upon request-mold and water damage main floor unit.

23. 2007-12-06
    listed $114,900

    Show marketing remark (117 chars)

    Bank-owned-4 Unit-Sold as is-special addn req'd-city orders avail upon request-mold and water damage main floor unit.

24. 2007-01-18
    soldstatus $360,000
25. 2006-11-27
    historical
26. 2006-10-24
    listed $360,000
27. 1998-11-20
    soldstatus $83,000
28. 1994-01-05
    historical
29. 1993-08-17
    listed $104,900
30. 1989-02-06
    soldstatus $97,000

ⓘ 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: $18,064 · $1,505/mo
• Projected year-2 tax: $18,064 · $1,505/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: $91,260
• − Mortgage interest: −$25,487
• − Property taxes: −$18,064
• − Insurance: −$2,275
• − Repairs & maintenance: −$7,301
• − Management: −$7,301
• − Depreciation: −$13,236
• Taxable income: $17,596
• Est. tax owed @ 24.0%: −$4,223
• After-tax cash flow: $18,901/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

+369.1% since first listed

17 events — show timeline

• 2026-05-16 Price Changed $455,000 NORTHSTARMLS as Distributed by MLS Grid
• 2026-04-24 Listed $475,000 NORTHSTARMLS as Distributed by MLS Grid
• 2023-01-03 Sold (MLS) $360,000 NORTHSTARMLS as Distributed by MLS Grid
• 2022-11-18 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2022-10-12 Relisted — NORTHSTARMLS as Distributed by MLS Grid
• 2022-10-07 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2022-09-25 Listed $350,000 NORTHSTARMLS as Distributed by MLS Grid
• 2008-07-31 Sold (MLS) $97,500 NORTHSTARMLS as Distributed by MLS Grid
• 2008-07-03 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2007-12-06 Listed $114,900 NORTHSTARMLS as Distributed by MLS Grid
• 2007-01-18 Sold (Public Records) $360,000 Public Records
• 2006-11-27 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2006-10-24 Listed $360,000 NORTHSTARMLS as Distributed by MLS Grid
• 1998-11-20 Sold (Public Records) $83,000 Public Records
• 1994-01-05 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 1993-08-17 Listed $104,900 NORTHSTARMLS as Distributed by MLS Grid
• 1989-02-06 Sold (Public Records) $97,000 Public Records

Property tax history

+56.6%/yr

Latest (2025): $18,064 · +167.7% YoY. Source: county tax records.