697 Tuscarora Ave · St. Paul, MN 55102

$375,000

4 bd · 1.5 ba · 1,644 sqft · SingleFamily public records · 12 Days on market

Built 1900 4,748 sqft lot $228/sqft · at area comps Est $378k · at est.

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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 +15.7/30.0
• ARV discount +7.8/15.0
• DSCR +4.8/10.0
• 1% rule +4.0/10.0
• Rent growth +2.9/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks

Where Heritage Meets Modern Hip. Step into a masterfully renovated Victorian-inspired gem in the heart of St. Paul’s vibrant West Seventh. Every square inch of this 4-bedroom, 2-bath residence has been curated for the modern lifestyle while honoring its classic roots. From the brand-new mechanicals and gourmet kitchen to the fresh flooring and designer paint, there isn’t a finger left to lift. Retreat to the upper level featuring three spacious bedrooms and a full bath, or utilize the flexible main-floor bedroom and 3/4 bath—perfect for guests or a home office. Outside, your private sanctuary awaits. Sip your morning brew on the quintessential front porch, or host sunset d

Key facts

• 4,748 sq ft lot
• 2 garage spots
• Built 1900

Property features AI

Exterior

• Parking: Attached or detached 2-car garage
• Utilities: City water connected; City sewer connected; Natural gas
• Home design: Residential property; Two levels; Entry has front porch
• Construction: Pitched roof; Foundation: Other; Foundation area approximately 832 sq ft
• Exterior features: Covered, enclosed front and rear porches; Patio; Partial privacy fencing; Other fencing; Curbs, paved streets and sidewalks

Interior

• Kitchen: Kitchen with window; Range; Refrigerator
• Bedrooms: 4 bedrooms (three on upper level, one on main level); Primary bedroom approx. 19 x 13
• Bathrooms: One full bathroom and one half bathroom; Main floor 3/4 bath and upper level 3/4 bath
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Separate formal dining room; Covered and enclosed front and rear porches; Patio; Stone exterior accents; Full basement
• Laundry & utility: Washer and dryer included; Laundry located on lower level; Washer/Dryer hookup

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $375k.

Deal economics

• At list price, monthly cash flow is $166 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $338k (9.8% below list).
• Recommended offer: $338k (9.8% 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.
• 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 (+1.6%/yr); 145 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 1,202 units permitted in Ramsey County in 2024 (880 in 5+ unit buildings).
• At $3,381/mo this rent would consume 53% of the median local household income ($76k/yr) (locally 1116% 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 $11k 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.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts 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 $200k; list at $375k implies a 88% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $338,069 (9.8% below list)

Questions for the listing agent

1. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 0.90% ✗
• Cap rate: 6.83%
• Cash-on-cash: 1.90%
• DSCR: 1.08
• GRM: 9.2

CMA / ARV

• ARV (median comp): $377,778
• List price: $375,000
• Delta: -0.74%
• Verdict: FAIR
• Comps: 2 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 1.6% rent growth · sell at horizon

5-year hold

• IRR: -14.8%
• Equity multiple: 0.48×
• Total profit: $-54,875
• Equity at exit: $55,914

10-year hold

• IRR: -8.6%
• Equity multiple: 0.50×
• Total profit: $-52,894
• Equity at exit: $32,423

Cash invested: $105,000 (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 55102

• Rents YoY: 1.6%
• Active inventory: 145
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $3,381 medium
• Mortgage (P&I): −$1,967
• Tax from tax record: −$382 /mo · $4,580/yr
• Insurance: −$156
• HOA: −$0
• Vacancy / Maint / Mgmt: −$710
• Net cashflow: $166

Break-even live

Break-even rent $3,170

Max offer price $375,000

Occupancy floor 90%

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: $93,750
• Closing costs: $11,250
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
740 Victoria St S Saint Paul, MN	3.0	1.0–2.0	1076	$3,746	$3.48	2d	39	0.41mi
871 Sibley Memorial Hwy Saint Paul, MN	1.0–3.0	1.0–2.0	1207	$5,930	$4.91	2d	8	1.17mi

Listing history 26 events

1. 2026-06-04
   status $375,000 Pending 12 DOM
2. 2026-06-03
   days on market $375,000 Contingent - Inspection 12 DOM
3. 2026-06-02
   days on market $375,000 Contingent - Inspection 11 DOM
4. 2026-06-01
   days on market $375,000 Contingent - Inspection 10 DOM
5. 2026-05-31
   days on market $375,000 Contingent - Inspection 9 DOM
6. 2026-05-12
   historical $375,000 913-char remark
7. 2026-01-05
   historical
8. 2025-12-22
   status Active
9. 2025-12-11
   price $249,900
10. 2025-12-09
    historical Contingent - Inspection
11. 2025-12-05
    price $349,900
12. 2025-11-19
    listed $230,000 Active
13. 2025-11-19
    historical
14. 2025-11-13
    price $227,500
15. 2025-11-06
    price $229,000
16. 2025-10-22
    price $235,000
17. 2025-10-09
    price $242,000
18. 2025-09-26
    price $243,500
19. 2025-09-17
    price $244,900
20. 2025-09-10
    price $249,900
21. 2025-09-03
    price $254,900
22. 2025-08-13
    price $259,900
23. 2025-08-06
    price $264,900
24. 2025-07-31
    price $269,900
25. 2025-07-11
    listed $274,900 Active
26. 2025-06-24
    soldstatus $200,000

ⓘ 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: $4,580 · $382/mo
• Projected year-2 tax: $4,580 · $382/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 ≥100°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: $40,568
• − Mortgage interest: −$21,006
• − Property taxes: −$4,580
• − Insurance: −$1,875
• − Repairs & maintenance: −$3,245
• − Management: −$3,245
• − Depreciation: −$10,909
• Taxable loss: −$4,293
• Est. tax savings @ 24.0%: +$1,030
• After-tax cash flow: $3,026/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): 19,630
• Household income: $76,406
• Rent vs Own: 55.1% rent · 44.9% own
• Severe rent burden: 1116.0

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: Predominantly White (77%)
• Race & ethnicity: White 77% Black 10% Two or more races 6% Hispanic / Latino 5% Asian 3%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Portuguese 10% Lithuanian 5% Romanian 3%
• Foreign-born: 9% · Canada, South Korea
• Languages at home: 87% English-only · Spanish 4% Other Indo-European 1% German/W. Germanic 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: ▼ -217.83%
• Current HPI: 241.7112
• Rent YoY: ▲ 1.60%
• 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

+87.5% since first listed

24 events — show timeline

• 2026-06-03 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2026-05-27 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2026-05-23 Listed $375,000 NORTHSTARMLS as Distributed by MLS Grid
• 2026-05-12 Coming Soon $375,000 NORTHSTARMLS as Distributed by MLS Grid
• 2026-01-05 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2025-12-22 Relisted — NORTHSTARMLS as Distributed by MLS Grid
• 2025-12-11 Price Changed $249,900 NORTHSTARMLS as Distributed by MLS Grid
• 2025-12-09 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2025-12-05 Price Changed $349,900 NORTHSTARMLS as Distributed by MLS Grid
• 2025-11-19 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2025-11-19 Listed $230,000 NORTHSTARMLS as Distributed by MLS Grid
• 2025-11-13 Price Changed $227,500 NORTHSTARMLS as Distributed by MLS Grid
• 2025-11-06 Price Changed $229,000 NORTHSTARMLS as Distributed by MLS Grid
• 2025-10-22 Price Changed $235,000 NORTHSTARMLS as Distributed by MLS Grid
• 2025-10-09 Price Changed $242,000 NORTHSTARMLS as Distributed by MLS Grid
• 2025-09-26 Price Changed $243,500 NORTHSTARMLS as Distributed by MLS Grid
• 2025-09-17 Price Changed $244,900 NORTHSTARMLS as Distributed by MLS Grid
• 2025-09-10 Price Changed $249,900 NORTHSTARMLS as Distributed by MLS Grid
• 2025-09-03 Price Changed $254,900 NORTHSTARMLS as Distributed by MLS Grid
• 2025-08-13 Price Changed $259,900 NORTHSTARMLS as Distributed by MLS Grid
• 2025-08-06 Price Changed $264,900 NORTHSTARMLS as Distributed by MLS Grid
• 2025-07-31 Price Changed $269,900 NORTHSTARMLS as Distributed by MLS Grid
• 2025-07-11 Listed $274,900 NORTHSTARMLS as Distributed by MLS Grid
• 2025-06-24 Sold (Public Records) $200,000 Public Records

Property tax history

+3.4%/yr

Latest (2025): $4,580 · +5.7% YoY. Source: county tax records.