930 Albemarle St · St. Paul, MN 55117

$160,000

4 bd · 2.0 ba · 1,492 sqft · SingleFamily public records · 26 Days on market

Built 1886 4,922 sqft lot $107/sqft · 54% below area

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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 +3.4/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This is a great start home, just need little love. 4 bedrooms and 2 full bath. very unique which has one bedroom on the main level which have access to a full bathroom, giving it a convenience. It has it's own dinning area.

Key facts

• 4,922 sq ft lot
• Built 1886
• Listed 26 days

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $744 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $158k (1.5% 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 (+3.6%/yr); 177 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 1,202 units permitted in Ramsey County in 2024 (880 in 5+ unit buildings).
• This rent runs 42% of the median local income ($71k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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 + 3.6% rent growth), your $45k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 26 days — a 2% lower offer ($158k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 22y 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 $111k; 44% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1886 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $157,600 (1.5% below list)

Questions for the listing agent

1. Built in 1886 — 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: 1.54% ✓
• Cap rate: 11.88%
• Cash-on-cash: 19.94%
• DSCR: 1.89
• GRM: 5.4

CMA / ARV

• ARV (median comp): $350,000
• List price: $160,000
• Delta: -54.29%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.6% rent growth · sell at horizon

5-year hold

• IRR: 12.8%
• Equity multiple: 1.51×
• Total profit: $23,063
• Equity at exit: $23,857

10-year hold

• IRR: 22.2%
• Equity multiple: 2.96×
• Total profit: $87,698
• Equity at exit: $13,834

Cash invested: $44,800 (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 55117

• Rents YoY: 3.6%
• Active inventory: 177
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $2,456 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$290 /mo · $3,486/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$516
• Net cashflow: $744

Break-even live

Break-even rent $1,514

Max offer price $160,000

Occupancy floor 65%

Sensitivity live

Price	-10% $835	-5% $790	+0% $744	+5% $699	+10% $654
Rent	-10% $550	-5% $647	+0% $744	+5% $841	+10% $938
Rate	-1.0pp $825	-0.5pp $785	base $744	+0.5pp $703	+1.0pp $661

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
255 Western Ave N Saint Paul, MN	3.0	1.0–2.0	1049	$3,700	$3.53	3d	23	1.46mi

Listing history 15 events

1. 2026-05-05
   status Pending 223-char remark

   Show marketing remark (223 chars)

   This is a great start home, just need little love. 4 bedrooms and 2 full bath. very unique which has one bedroom on the main level which have access to a full bathroom, giving it a convenience. It has it's own dinning area.

2. 2026-04-25
   status Active 223-char remark

   Show marketing remark (223 chars)

   This is a great start home, just need little love. 4 bedrooms and 2 full bath. very unique which has one bedroom on the main level which have access to a full bathroom, giving it a convenience. It has it's own dinning area.

3. 2026-04-20
   historical Contingent - Inspection 223-char remark

   Show marketing remark (223 chars)

   This is a great start home, just need little love. 4 bedrooms and 2 full bath. very unique which has one bedroom on the main level which have access to a full bathroom, giving it a convenience. It has it's own dinning area.

4. 2026-04-04
   listed $160,000 Active 223-char remark

   Show marketing remark (223 chars)

   This is a great start home, just need little love. 4 bedrooms and 2 full bath. very unique which has one bedroom on the main level which have access to a full bathroom, giving it a convenience. It has it's own dinning area.

5. 2023-02-15
   soldstatus $111,000
6. 2012-03-07
   soldstatus $34,000 214-char remark

   Show marketing remark (214 chars)

   Per prior MLS roof was new in 98 and siding in 00. Furnace and many windows also appear to be newer. Last house on the street no neighbor to the south. House needs some updates and repairs, but overall solid shape.

7. 2012-02-23
   historical 214-char remark

   Show marketing remark (214 chars)

   Per prior MLS roof was new in 98 and siding in 00. Furnace and many windows also appear to be newer. Last house on the street no neighbor to the south. House needs some updates and repairs, but overall solid shape.

8. 2012-01-19
   listed $39,900 214-char remark

   Show marketing remark (214 chars)

   Per prior MLS roof was new in 98 and siding in 00. Furnace and many windows also appear to be newer. Last house on the street no neighbor to the south. House needs some updates and repairs, but overall solid shape.

9. 2005-10-17
   historical
10. 2005-07-16
    listed $169,900
11. 2004-10-12
    soldstatus $125,500
12. 2004-08-29
    historical
13. 2004-08-22
    listed $127,900
14. 1999-11-18
    soldstatus $53,000
15. 1990-12-07
    soldstatus $26,151

ⓘ 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: $3,486 · $290/mo
• Projected year-2 tax: $3,486 · $290/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: $29,476
• − Mortgage interest: −$8,962
• − Property taxes: −$3,486
• − Insurance: −$800
• − Repairs & maintenance: −$2,358
• − Management: −$2,358
• − Depreciation: −$4,655
• Taxable income: $6,857
• Est. tax owed @ 24.0%: −$1,646
• After-tax cash flow: $7,286/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): 44,697
• Household income: $70,771
• Rent vs Own: 38.7% rent · 61.3% own
• Severe rent burden: 1588.0

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 0.72)
• Race & ethnicity: White 44% Asian 24% Black 15% Hispanic / Latino 10% Two or more races 10%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Portuguese 6% Romanian 3% Lithuanian 2%
• Foreign-born: 21% · Canada, Philippines, India
• Languages at home: 68% English-only · Other Asian/Pacific 15% Spanish 8% Other Indo-European 2%

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: ▼ -308.56%
• Current HPI: 267.4216
• Rent YoY: ▲ 3.60%
• 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

+511.8% since first listed

15 events — show timeline

• 2026-05-05 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2026-04-25 Relisted — NORTHSTARMLS as Distributed by MLS Grid
• 2026-04-20 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2026-04-04 Listed $160,000 NORTHSTARMLS as Distributed by MLS Grid
• 2023-02-15 Sold (Public Records) $111,000 Public Records
• 2012-03-07 Sold (MLS) $34,000 NORTHSTARMLS as Distributed by MLS Grid
• 2012-02-23 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2012-01-19 Listed $39,900 NORTHSTARMLS as Distributed by MLS Grid
• 2005-10-17 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2005-07-16 Listed $169,900 NORTHSTARMLS as Distributed by MLS Grid
• 2004-10-12 Sold (MLS) $125,500 NORTHSTARMLS as Distributed by MLS Grid
• 2004-08-29 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2004-08-22 Listed $127,900 NORTHSTARMLS as Distributed by MLS Grid
• 1999-11-18 Sold (Public Records) $53,000 Public Records
• 1990-12-07 Sold (Public Records) $26,151 Public Records

Property tax history

+11.5%/yr

Latest (2025): $3,486 · +39.2% YoY. Source: county tax records.