666 Sims Ave · St. Paul, MN 55106

$299,999

4 bd · 2.0 ba · 2,143 sqft · MultiFamily public records · 97 Days on market

Built 1888 4,965 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

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 3 units. confirmed

Listing remarks MLS

Great opportunity to own a well-maintained triplex with value-add potential. The property features three units plus an unfinished basement offering future expansion or additional storage opportunities. Units 1 and 3 are currently leased through 02/28/2027, providing stable income, while Unit 2 is vacant, creating an ideal opportunity for owner-occupancy or immediate rental upside. Unit 1 (main floor) is a 2-bedroom, 1-bath unit featuring LVP flooring, a full bathroom, and a spacious living room. Unit 2 is currently vacant and ready to rent or occupy, with some cosmetic improvements offering additional value-add potential. Unit 3 is an attic-style 1-bedroom, 1-bath unit with a full bathroom, newly installed bathroom flooring, a large living room, and additional storage space. The building is forced-air heated with additional baseboard heaters and includes a front porch, partially fenced yard, and a gravel parking area with four off-street spaces accessible from the alley. Tenants pay electricity, cooking gas, and a $45/month trash fee, while the owner currently covers water, sewer, lawn care, and snow removal. Excellent opportunity for an investor seeking stable income or an owner-occupant looking to offset housing costs with rental income. This property is currently managed by Housing Hub LLC.

Key facts

• Gravel parking area
• Unfinished basement
• Front porch

Tags

• UNFINISHED BASEMENT
• GRAVEL PARKING AREA
• PARTIALLY FENCED YARD
• FRONT PORCH

What this means for you Summary

Snapshot

• This is a 1×2bd/1ba + 1×1bd/1ba + 1×5bd/3ba units multifamily listed at $300k.

Deal economics

• At list price, monthly cash flow is $1k ($17k/yr) — positive. Per door: $481/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $300k).
• Recommended offer: $273k (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.
• Market conditions: Rents rising fast (+6.3%/yr); 255 active listings in the ZIP; 1,202 units permitted in Ramsey County in 2024 (880 in 5+ unit buildings).
• At $4,567/mo this rent would consume 78% 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 $2k of loan paydown is wiped out by about $9k 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 $84k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 97 days — a 9% lower offer ($273k) is reasonable based on typical stale-listing flexibility.
• 14 sale attempts since 34y 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 $145k; list at $300k implies a 107% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1888 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $272,999 (9.0% below list)

Questions for the listing agent

1. It's been on market 97 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 1888 — 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: 1.52% ✓
• Cap rate: 12.07%
• Cash-on-cash: 20.62%
• DSCR: 1.92
• GRM: 5.5

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: 16.7%
• Equity multiple: 1.70×
• Total profit: $58,931
• Equity at exit: $44,731

10-year hold

• IRR: 27.6%
• Equity multiple: 3.83×
• Total profit: $238,104
• Equity at exit: $25,938

Cash invested: $84,000 (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: 16.2×

Monthly cashflow live

• Estimated rent: $4,567 medium
• Mortgage (P&I): −$1,573
• Tax from tax record: −$466 /mo · $5,592/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$959
• Net cashflow: $1,444

Break-even live

Break-even rent $2,740

Max offer price $299,999

Occupancy floor 63%

Sensitivity live

Price	-10% $1,614	-5% $1,529	+0% $1,444	+5% $1,359	+10% $1,274
Rent	-10% $1,083	-5% $1,263	+0% $1,444	+5% $1,624	+10% $1,804
Rate	-1.0pp $1,595	-0.5pp $1,520	base $1,444	+0.5pp $1,366	+1.0pp $1,287

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

Units	Beds	Baths	Est. rent
1× unit	2	1	$1,540
1× unit	1	1	$1,246
1× unit	5	3	$1,781
Total (3 units)			$4,567

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: $75,000
• Closing costs: $9,000
• Reserves months: —
• Total cash needed: —

Listing history 50 events

1. 2026-06-18
   days on market $299,999 Active 97 DOM
2. 2026-06-17
   days on market $299,999 Active 96 DOM
3. 2026-06-16
   days on market $299,999 Active 95 DOM
4. 2026-06-15
   days on market $299,999 Active 94 DOM
5. 2026-06-13
   days on market $299,999 Active 92 DOM
6. 2026-06-09
   days on market $299,999 Active 88 DOM
7. 2026-06-08
   days on market $299,999 Active 87 DOM
8. 2026-06-07
   days on market $299,999 Active 86 DOM
9. 2026-06-04
   days on market $299,999 Active 83 DOM
10. 2026-06-03
    days on market $299,999 Active 82 DOM
11. 2026-06-02
    days on market $299,999 Active 81 DOM
12. 2026-06-01
    days on market $299,999 Active 80 DOM
13. 2026-05-31
    days on market $299,999 Active 79 DOM
14. 2026-03-13
    listed $299,999 Active 1318-char remark

    Show marketing remark (1318 chars)

    Great opportunity to own a well-maintained triplex with value-add potential. The property features three units plus an unfinished basement offering future expansion or additional storage opportunities. Units 1 and 3 are currently leased through 02/28/2027, providing stable income, while Unit 2 is vacant, creating an ideal opportunity for owner-occupancy or immediate rental upside. Unit 1 (main floor) is a 2-bedroom, 1-bath unit featuring LVP flooring, a full bathroom, and a spacious living room. Unit 2 is currently vacant and ready to rent or occupy, with some cosmetic improvements offering additional value-add potential. Unit 3 is an attic-style 1-bedroom, 1-bath unit with a full bathroom, newly installed bathroom flooring, a large living room, and additional storage space. The building is forced-air heated with additional baseboard heaters and includes a front porch, partially fenced yard, and a gravel parking area with four off-street spaces accessible from the alley. Tenants pay electricity, cooking gas, and a $45/month trash fee, while the owner currently covers water, sewer, lawn care, and snow removal. Excellent opportunity for an investor seeking stable income or an owner-occupant looking to offset housing costs with rental income. This property is currently managed by Housing Hub LLC.

15. 2025-12-26
    historical $1,250
16. 2025-12-24
    listed $1,250
17. 2024-04-01
    historical $849
18. 2024-03-13
    price $849
19. 2024-01-12
    price $899
20. 2023-12-19
    listed $925
21. 2017-08-28
    soldstatus $145,000
22. 2017-08-18
    soldstatus $145,000 Sold
23. 2017-07-05
    status Pending
24. 2017-06-28
    listed $165,000 Active
25. 2011-02-07
    soldstatus $144,000
26. 2010-10-14
    soldstatus $43,000
27. 2010-10-06
    historical
28. 2010-10-06
    listed $46,000
29. 2010-10-03
    historical
30. 2010-06-03
    listed $46,000
31. 2007-12-30
    historical
32. 2007-05-15
    listed $246,000
33. 2004-07-13
    soldstatus $185,000
34. 2004-05-26
    soldstatus $185,000
35. 2004-05-11
    historical
36. 2003-10-29
    listed $185,000
37. 2001-01-17
    soldstatus $121,000
38. 1998-07-13
    soldstatus $60,000
39. 1998-06-09
    soldstatus $60,000
40. 1998-06-09
    soldstatus $60,000
41. 1998-04-20
    historical
42. 1998-04-20
    historical
43. 1997-06-17
    listed $63,400
44. 1997-06-17
    listed $63,400
45. 1997-03-21
    historical
46. 1997-02-07
    listed $57,500
47. 1996-10-31
    historical
48. 1996-07-05
    listed $56,000
49. 1993-09-30
    historical
50. 1992-12-07
    listed $66,900

ⓘ 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: $5,592 · $466/mo
• Projected year-2 tax: $5,592 · $466/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: $54,804
• − Mortgage interest: −$16,805
• − Property taxes: −$5,592
• − Insurance: −$1,500
• − Repairs & maintenance: −$4,384
• − Management: −$4,384
• − Depreciation: −$8,727
• Taxable income: $13,412
• Est. tax owed @ 24.0%: −$3,219
• After-tax cash flow: $14,106/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

+348.4% since first listed

39 events — show timeline

• 2026-03-13 Listed $299,999 NORTHSTARMLS as Distributed by MLS Grid
• 2025-12-26 Rental Removed $1,250 RENTALBEAST
• 2025-12-24 Listed for Rent $1,250 RENTALBEAST
• 2024-04-01 Rental Removed $849 APPFOLIO
• 2024-03-13 Price Changed $849 APPFOLIO
• 2024-01-12 Price Changed $899 APPFOLIO
• 2023-12-19 Listed for Rent $925 APPFOLIO
• 2017-08-28 Sold (Public Records) $145,000 Public Records
• 2017-08-18 Sold (MLS) $145,000 NORTHSTARMLS as Distributed by MLS Grid
• 2017-07-05 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2017-06-28 Listed $165,000 NORTHSTARMLS as Distributed by MLS Grid
• 2011-02-07 Sold (Public Records) $144,000 Public Records
• 2010-10-14 Sold (MLS) $43,000 NORTHSTARMLS as Distributed by MLS Grid
• 2010-10-06 Listed $46,000 NORTHSTARMLS as Distributed by MLS Grid
• 2010-10-06 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2010-10-03 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2010-06-03 Listed $46,000 NORTHSTARMLS as Distributed by MLS Grid
• 2007-12-30 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2007-05-15 Listed $246,000 NORTHSTARMLS as Distributed by MLS Grid
• 2004-07-13 Sold (Public Records) $185,000 Public Records
• 2004-05-26 Sold (MLS) $185,000 NORTHSTARMLS as Distributed by MLS Grid
• 2004-05-11 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2003-10-29 Listed $185,000 NORTHSTARMLS as Distributed by MLS Grid
• 2001-01-17 Sold (Public Records) $121,000 Public Records
• 1998-07-13 Sold (Public Records) $60,000 Public Records
• 1998-06-09 Sold (MLS) $60,000 NORTHSTARMLS as Distributed by MLS Grid
• 1998-06-09 Sold (MLS) $60,000 NORTHSTARMLS as Distributed by MLS Grid
• 1998-04-20 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 1998-04-20 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 1997-06-17 Listed $63,400 NORTHSTARMLS as Distributed by MLS Grid
• 1997-06-17 Listed $63,400 NORTHSTARMLS as Distributed by MLS Grid
• 1997-03-21 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 1997-02-07 Listed $57,500 NORTHSTARMLS as Distributed by MLS Grid
• 1996-10-31 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 1996-07-05 Listed $56,000 NORTHSTARMLS as Distributed by MLS Grid
• 1993-09-30 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 1992-12-07 Listed $66,900 NORTHSTARMLS as Distributed by MLS Grid
• 1992-11-04 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 1992-04-13 Listed $66,900 NORTHSTARMLS as Distributed by MLS Grid

Property tax history

+7.6%/yr

Latest (2025): $5,592 · +9.6% YoY. Source: county tax records.