1363 Thomas Ave · St. Paul, MN 55104

$225,000

3 bd · 1.0 ba · 1,056 sqft · SingleFamily public records · 12 Days on market

Built 1915 4,922 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
• DSCR +10.0/10.0
• 1% rule +9.4/10.0
• ARV discount +7.5/15.0
• Rent growth +3.1/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great investment opportunity! This home has the charm of hardwood floors and natural woodwork, stained glass windows, a sunny front porch, open feel on the main floor, a back mudroom off the kitchen, and opportunity to add finished attic space. Best garden on the block to enjoy from you deck and patio! Driveway parking with a one car garage. Convenient to Groundswell coffee shop, Hamline University, area grade schools, public transit and light rail, bike paths, parks, and all the shopping that Midway, Roseville, and Grand Ave have to offer! Property being sold as is.

Key facts

• 4,922 sq ft lot
• Garage
• Built 1915

Property features AI

Exterior

• Parking: One-car garage
• Utilities: City water connected; City sewer connected; Natural gas
• Home design: Residential property; More than 2 stories; Porch entry
• Construction: Block foundation; Asphalt roof (age 8 years or less); Foundation area approximately 556
• Exterior features: Front porch (screened); Chain link full fencing; Other exterior features

Interior

• Kitchen: Range; Refrigerator; Kitchen approx. 9 x 12.5 (main level)
• Bedrooms: Three bedrooms (two smaller bedrooms and one larger primary bedroom on the upper level); Bedroom dimensions include approximately 12.5 x 12, 9 x 9, and 9 x 9
• Flooring: Hardwood floors
• Bathrooms: One full bathroom (upper level, approx. 5 x 11)
• Heating & cooling: Radiant heat; No central air
• Interior features: Hardwood floors; Natural woodwork; Front screened porch; Mud room
• Laundry & utility: Washer (laundry located in basement)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $997 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $225k).

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: Galtier Elementary School (math 5% / reading 15%); 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 (+2.5%/yr); 187 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 $3,247/mo this rent would consume 51% of the median local household income ($76k/yr) (locally 2116% 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 $7k 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 + 2.5% rent growth), your $63k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 4y 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.

Risks & watch-outs

• Watch-outs: built in 1915 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $225,000

Questions for the listing agent

1. Built in 1915 — 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. 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.
4. 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.
5. 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: 1.44% ✓
• Cap rate: 11.61%
• Cash-on-cash: 18.98%
• DSCR: 1.84
• GRM: 5.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.5% rent growth · sell at horizon

5-year hold

• IRR: 10.3%
• Equity multiple: 1.40×
• Total profit: $25,451
• Equity at exit: $33,548

10-year hold

• IRR: 19.0%
• Equity multiple: 2.55×
• Total profit: $97,531
• Equity at exit: $19,454

Cash invested: $63,000 (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 55104

• Rents YoY: 2.5%
• Active inventory: 187
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $3,247 medium
• Mortgage (P&I): −$1,180
• Tax from tax record: −$295 /mo · $3,542/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$682
• Net cashflow: $997

Break-even live

Break-even rent $1,986

Max offer price $225,000

Occupancy floor 64%

Sensitivity live

Price	-10% $1,124	-5% $1,060	+0% $997	+5% $933	+10% $869
Rent	-10% $740	-5% $868	+0% $997	+5% $1,125	+10% $1,253
Rate	-1.0pp $1,110	-0.5pp $1,054	base $997	+0.5pp $938	+1.0pp $879

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1555 Selby Ave Saint Paul, MN	3.0	1.0–2.5	1506	$6,444	$4.28	0d	8	0.97mi
150 Snelling Ave N St Paul, MN	2.0	1.0–2.0	741	$2,598	$3.51	3d	8	1.06mi

Listing history 9 events

1. 2026-06-01
   statusdays on market $225,000 Pending 12 DOM
2. 2026-05-31
   days on market $225,000 Contingent - Inspection 11 DOM
3. 2026-05-21
   listed $225,000 Active
4. 2026-05-19
   historical $225,000
5. 2022-05-26
   soldstatus $205,000
6. 2022-05-23
   soldstatus $205,000 Sold 573-char remark

   Show marketing remark (573 chars)

   Great investment opportunity! This home has the charm of hardwood floors and natural woodwork, stained glass windows, a sunny front porch, open feel on the main floor, a back mudroom off the kitchen, and opportunity to add finished attic space. Best garden on the block to enjoy from you deck and patio! Driveway parking with a one car garage. Convenient to Groundswell coffee shop, Hamline University, area grade schools, public transit and light rail, bike paths, parks, and all the shopping that Midway, Roseville, and Grand Ave have to offer! Property being sold as is.

7. 2022-04-13
   status Pending 573-char remark

   Show marketing remark (573 chars)

   Great investment opportunity! This home has the charm of hardwood floors and natural woodwork, stained glass windows, a sunny front porch, open feel on the main floor, a back mudroom off the kitchen, and opportunity to add finished attic space. Best garden on the block to enjoy from you deck and patio! Driveway parking with a one car garage. Convenient to Groundswell coffee shop, Hamline University, area grade schools, public transit and light rail, bike paths, parks, and all the shopping that Midway, Roseville, and Grand Ave have to offer! Property being sold as is.

8. 2022-04-08
   listed $185,000 Active 573-char remark

   Show marketing remark (573 chars)

   Great investment opportunity! This home has the charm of hardwood floors and natural woodwork, stained glass windows, a sunny front porch, open feel on the main floor, a back mudroom off the kitchen, and opportunity to add finished attic space. Best garden on the block to enjoy from you deck and patio! Driveway parking with a one car garage. Convenient to Groundswell coffee shop, Hamline University, area grade schools, public transit and light rail, bike paths, parks, and all the shopping that Midway, Roseville, and Grand Ave have to offer! Property being sold as is.

9. 2022-04-06
   historical $185,000 573-char remark

   Show marketing remark (573 chars)

   Great investment opportunity! This home has the charm of hardwood floors and natural woodwork, stained glass windows, a sunny front porch, open feel on the main floor, a back mudroom off the kitchen, and opportunity to add finished attic space. Best garden on the block to enjoy from you deck and patio! Driveway parking with a one car garage. Convenient to Groundswell coffee shop, Hamline University, area grade schools, public transit and light rail, bike paths, parks, and all the shopping that Midway, Roseville, and Grand Ave have to offer! Property being sold as is.

ⓘ 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: $3,542 · $295/mo
• Projected year-2 tax: $3,542 · $295/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: $38,970
• − Mortgage interest: −$12,603
• − Property taxes: −$3,542
• − Insurance: −$1,125
• − Repairs & maintenance: −$3,118
• − Management: −$3,118
• − Depreciation: −$6,545
• Taxable income: $8,919
• Est. tax owed @ 24.0%: −$2,140
• After-tax cash flow: $9,820/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): 45,762
• Household income: $75,712
• Rent vs Own: 46.9% rent · 53.1% own
• Severe rent burden: 2116.0

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 0.60)
• Race & ethnicity: White 60% Black 19% Two or more races 10% Asian 7% Hispanic / Latino 7%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Portuguese 8% Romanian 3% Lithuanian 3%
• Foreign-born: 12% · Canada, Vietnam, China
• Languages at home: 83% English-only · Spanish 4% Other Asian/Pacific 4% 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: ▼ -532.26%
• Current HPI: 245.6146
• Rent YoY: ▲ 2.50%
• 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

+21.6% since first listed

7 events — show timeline

• 2026-05-21 Listed $225,000 NORTHSTARMLS as Distributed by MLS Grid
• 2026-05-19 Coming Soon $225,000 NORTHSTARMLS as Distributed by MLS Grid
• 2022-05-26 Sold (Public Records) $205,000 Public Records
• 2022-05-23 Sold (MLS) $205,000 NORTHSTARMLS as Distributed by MLS Grid
• 2022-04-13 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2022-04-08 Listed $185,000 NORTHSTARMLS as Distributed by MLS Grid
• 2022-04-06 Coming Soon $185,000 NORTHSTARMLS as Distributed by MLS Grid

Property tax history

+2.9%/yr

Latest (2025): $3,542 · +12.0% YoY. Source: county tax records.