1776 Maryland Ave E #106 · St. Paul, MN 55106

$119,900

1 bd · 1.0 ba · 800 sqft · Condo public records · 49 Days on market

Built 2006 ↓ 8% since listing

---

Why this score? — see what drove the F 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).

• ARV discount +7.5/15.0
• Cash flow +7.0/30.0
• 1% rule +5.1/10.0
• Rent growth +4.1/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• DSCR +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Affordable modern condo. South facing unit brings that extra dose of joy all season. 9' ceilings offer additional size and possibilities. In-unit laundry is so convenient! Wheelchair Accessible. Heated parking. Concrete ceiling & floors for additional privacy. Pet friendly, secure building, central location. Get in ahead of the spring market!

Key facts

• Garage
• Built 2006
• Listed 48 days

Property features AI

Finance

• Other: Lot listed with acreage (0.913 acres) and dimensions
• HOA & community: Northwoods Servicing HOA; Association fee $465 (includes hazard insurance, lawn care, grounds maintenance, parking, professional management, shared amenities, snow removal, water)

Exterior

• Parking: Attached underground garage; 1 garage space (19 total garage stalls in building)
• Utilities: City water connected; City sewer connected; Natural gas
• Home design: Residential attached property; One level
• Construction: Foundation area listed (780)
• Exterior features: Stone, stucco and other exterior finish; Accessible elevator installed

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Range; Refrigerator; Kitchen island; Eat-in kitchen
• Bedrooms: 1 bedroom (main level) — 13 x 9
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: All living facilities on one level; Main floor primary suite; Main floor bedroom; Main floor laundry; Eat-in kitchen / kitchen-dining room; Indoor sprinklers; Kitchen center island; Walk-in closet
• Laundry & utility: Washer; Dryer; Washer/Dryer hookup; Main floor laundry

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $120k.

Deal economics

• At list price, monthly cash flow is $-174 ($-2k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Recommended offer: $116k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade F — 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $829 of loan paydown is wiped out by about $4k 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

• It's been on market 49 days — a 3% lower offer ($116k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 19y 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: HOA is 27% of rent.

Recommended offer $116,303 (3.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 49 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 1.01% ✓
• Cap rate: 4.55%
• Cash-on-cash: -6.21%
• DSCR: 0.72
• GRM: 8.3

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: -21.7%
• Equity multiple: 0.22×
• Total profit: $-26,211
• Equity at exit: $17,877

10-year hold

• IRR: -7.2%
• Equity multiple: 0.45×
• Total profit: $-18,313
• Equity at exit: $10,367

Cash invested: $33,572 (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: 8.3×

Monthly cashflow live

• Estimated rent: $1,208 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$123 /mo · $1,478/yr
• Insurance: −$50
• HOA est. from 2 same-building comps: −$326
• Vacancy / Maint / Mgmt: −$254
• Net cashflow: $-174

Break-even live

Break-even rent $1,428

Max offer price $89,184

Occupancy floor —

Sensitivity live

Price	-10% $-106	-5% $-140	+0% $-174	+5% $-208	+10% $-242
Rent	-10% $-269	-5% $-222	+0% $-174	+5% $-126	+10% $-78
Rate	-1.0pp $-113	-0.5pp $-143	base $-174	+0.5pp $-205	+1.0pp $-237

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $0 · $0/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 50 events

1. 2026-06-18
   days on market $119,900 Active 49 DOM
2. 2026-06-17
   days on market $119,900 Active 48 DOM
3. 2026-06-16
   days on market $119,900 Active 47 DOM
4. 2026-06-15
   days on market $119,900 Active 46 DOM
5. 2026-06-13
   days on market $119,900 Active 44 DOM
6. 2026-06-09
   days on market $119,900 Active 40 DOM
7. 2026-06-08
   days on market $119,900 Active 39 DOM
8. 2026-06-07
   days on market $119,900 Active 38 DOM
9. 2026-06-04
   days on market $119,900 Active 35 DOM
10. 2026-06-03
    days on market $119,900 Active 34 DOM
11. 2026-06-02
    days on market $119,900 Active 33 DOM
12. 2026-06-01
    days on market $119,900 Active 32 DOM
13. 2026-05-31
    pricedays on market $119,900 Active 31 DOM
14. 2026-05-01
    listed $124,900 Active 456-char remark
15. 2026-04-29
    historical $124,900 456-char remark
16. 2024-03-06
    soldstatus $114,900
17. 2024-02-27
    soldstatus $114,900 Sold 351-char remark

    Show marketing remark (351 chars)

    Affordable modern condo. South facing unit brings that extra dose of joy all season. 9' ceilings offer additional size and possibilities. In-unit laundry is so convenient! Wheelchair Accessible. Heated parking. Concrete ceiling & floors for additional privacy. Pet friendly, secure building, central location. Get in ahead of the spring market!

18. 2024-01-17
    status Pending 351-char remark

    Show marketing remark (351 chars)

    Affordable modern condo. South facing unit brings that extra dose of joy all season. 9' ceilings offer additional size and possibilities. In-unit laundry is so convenient! Wheelchair Accessible. Heated parking. Concrete ceiling & floors for additional privacy. Pet friendly, secure building, central location. Get in ahead of the spring market!

19. 2024-01-08
    listed $114,900 Active 351-char remark

    Show marketing remark (351 chars)

    Affordable modern condo. South facing unit brings that extra dose of joy all season. 9' ceilings offer additional size and possibilities. In-unit laundry is so convenient! Wheelchair Accessible. Heated parking. Concrete ceiling & floors for additional privacy. Pet friendly, secure building, central location. Get in ahead of the spring market!

20. 2024-01-05
    historical $114,900 351-char remark

    Show marketing remark (351 chars)

    Affordable modern condo. South facing unit brings that extra dose of joy all season. 9' ceilings offer additional size and possibilities. In-unit laundry is so convenient! Wheelchair Accessible. Heated parking. Concrete ceiling & floors for additional privacy. Pet friendly, secure building, central location. Get in ahead of the spring market!

21. 2017-10-09
    historical
22. 2017-10-06
    price $79,900
23. 2017-09-21
    price $82,500
24. 2017-09-13
    status Active
25. 2017-08-21
    status Pending
26. 2017-08-07
    historical Contingent - Inspection
27. 2017-07-25
    price $84,900
28. 2017-07-14
    price $87,500
29. 2017-07-05
    price $89,900
30. 2017-06-24
    price $92,500
31. 2017-06-13
    price $94,900
32. 2017-04-25
    price $99,900
33. 2017-04-01
    price $109,900
34. 2017-03-31
    price $104,900
35. 2017-03-24
    listed $109,900 Active
36. 2017-03-16
    soldstatus $59,000
37. 2017-03-14
    status Pending
38. 2017-03-13
    listed $44,000 Active
39. 2017-03-13
    status Pending
40. 2017-03-10
    soldstatus $59,000 Sold
41. 2017-03-10
    soldstatus $59,000 Sold
42. 2016-11-11
    price $44,000
43. 2016-11-10
    historical Contingent - Third Party Approval
44. 2016-10-11
    price $69,900
45. 2016-09-06
    status Active
46. 2016-09-02
    historical
47. 2016-07-27
    status Active
48. 2016-07-27
    listed $79,900 Active
49. 2016-07-27
    historical
50. 2007-05-11
    soldstatus $134,000

ⓘ 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: $1,478 · $123/mo
• Projected year-2 tax: $1,478 · $123/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 3/10 Moderate 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,491
• − Mortgage interest: −$6,716
• − Property taxes: −$1,478
• − Insurance: −$600
• − Repairs & maintenance: −$1,159
• − Management: −$1,159
• − HOA: −$3,912
• − Depreciation: −$3,488
• Taxable loss: −$4,021
• Est. tax savings @ 24.0%: +$965
• After-tax cash flow: $-1,121/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

-7.7% since first listed

41 events — show timeline

• 2026-05-30 Price Changed $119,900 NORTHSTARMLS as Distributed by MLS Grid
• 2026-05-01 Listed $124,900 NORTHSTARMLS as Distributed by MLS Grid
• 2026-04-29 Coming Soon $124,900 NORTHSTARMLS as Distributed by MLS Grid
• 2024-03-06 Sold (Public Records) $114,900 Public Records
• 2024-02-27 Sold (MLS) $114,900 NORTHSTARMLS as Distributed by MLS Grid
• 2024-01-17 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2024-01-08 Listed $114,900 NORTHSTARMLS as Distributed by MLS Grid
• 2024-01-05 Coming Soon $114,900 NORTHSTARMLS as Distributed by MLS Grid
• 2017-10-09 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2017-10-06 Price Changed $79,900 NORTHSTARMLS as Distributed by MLS Grid
• 2017-09-21 Price Changed $82,500 NORTHSTARMLS as Distributed by MLS Grid
• 2017-09-13 Relisted — NORTHSTARMLS as Distributed by MLS Grid
• 2017-08-21 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2017-08-07 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2017-07-25 Price Changed $84,900 NORTHSTARMLS as Distributed by MLS Grid
• 2017-07-14 Price Changed $87,500 NORTHSTARMLS as Distributed by MLS Grid
• 2017-07-05 Price Changed $89,900 NORTHSTARMLS as Distributed by MLS Grid
• 2017-06-24 Price Changed $92,500 NORTHSTARMLS as Distributed by MLS Grid
• 2017-06-13 Price Changed $94,900 NORTHSTARMLS as Distributed by MLS Grid
• 2017-04-25 Price Changed $99,900 NORTHSTARMLS as Distributed by MLS Grid
• 2017-04-01 Price Changed $109,900 NORTHSTARMLS as Distributed by MLS Grid
• 2017-03-31 Price Changed $104,900 NORTHSTARMLS as Distributed by MLS Grid
• 2017-03-24 Listed $109,900 NORTHSTARMLS as Distributed by MLS Grid
• 2017-03-16 Sold (Public Records) $59,000 Public Records
• 2017-03-14 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2017-03-13 Listed $44,000 NORTHSTARMLS as Distributed by MLS Grid
• 2017-03-13 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2017-03-10 Sold (MLS) $59,000 NORTHSTARMLS as Distributed by MLS Grid
• 2017-03-10 Sold (MLS) $59,000 NORTHSTARMLS as Distributed by MLS Grid
• 2016-11-11 Price Changed $44,000 NORTHSTARMLS as Distributed by MLS Grid
• 2016-11-10 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2016-10-11 Price Changed $69,900 NORTHSTARMLS as Distributed by MLS Grid
• 2016-09-06 Relisted — NORTHSTARMLS as Distributed by MLS Grid
• 2016-09-02 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2016-07-27 Relisted — NORTHSTARMLS as Distributed by MLS Grid
• 2016-07-27 Listed $79,900 NORTHSTARMLS as Distributed by MLS Grid
• 2016-07-27 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2007-05-11 Sold (MLS) $134,000 NORTHSTARMLS as Distributed by MLS Grid
• 2007-05-11 Sold (MLS) $134,000 NORTHSTARMLS as Distributed by MLS Grid
• 2007-03-07 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2007-03-07 Listed $129,900 NORTHSTARMLS as Distributed by MLS Grid

Property tax history

+1.0%/yr

Latest (2025): $1,478 · -18.3% YoY. Source: county tax records.