955 Burr St · St. Paul, MN 55130

$220,000

5 bd · 2.0 ba · 1,812 sqft · MultiFamily public records · 263 Days on market

Built 1879 3,920 sqft lot

---

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 +3.5/5.0
• 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: 1 unit. estimate disagrees with records

Listing remarks MLS

Welcome to 955 Burr St, Saint Paul, MN 55130! This spacious home offers 5 bedrooms and 2 bathrooms with the convenience of a 1-car garage. The upper unit includes 2 bedrooms, 1 bathroom, and laundry, providing comfortable everyday living. The lower level features 3 additional bedrooms and another full bathroom, giving you plenty of room for family, guests, or flexible use. With separate living spaces upstairs and down, this property offers versatility for a variety of living arrangements.

Key facts

• 3,920 sq ft lot
• Garage
• Built 1879

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath multifamily listed at $220k.

Deal economics

• At list price, monthly cash flow is $2k ($23k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $220k).
• Recommended offer: $194k (12.0% 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 (+3.9%/yr); 59 active listings in the ZIP; 1,202 units permitted in Ramsey County in 2024 (880 in 5+ unit buildings).
• At $4,513/mo this rent would consume 100% of the median local household income ($54k/yr) (locally 818% 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 + 3.9% rent growth), your $62k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 263 days — a 12% lower offer ($194k) is reasonable based on typical stale-listing flexibility.
• 13 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.

Risks & watch-outs

• Watch-outs: built in 1879 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $193,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 263 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1879 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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.
6. 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.
7. 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: 2.05% ✓
• Cap rate: 16.57%
• Cash-on-cash: 36.72%
• DSCR: 2.63
• GRM: 4.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.94% rent growth · sell at horizon

5-year hold

• IRR: 33.7%
• Equity multiple: 2.44×
• Total profit: $88,875
• Equity at exit: $32,803

10-year hold

• IRR: 41.2%
• Equity multiple: 5.07×
• Total profit: $250,671
• Equity at exit: $19,022

Cash invested: $61,600 (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 55130

• Home prices YoY: -17.6%
• Rents YoY: 3.9%
• Active inventory: 59
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $4,513 medium
• Mortgage (P&I): −$1,154
• Tax from tax record: −$435 /mo · $5,220/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$948
• Net cashflow: $1,885

Break-even live

Break-even rent $2,127

Max offer price $220,000

Occupancy floor 53%

Sensitivity live

Price	-10% $2,009	-5% $1,947	+0% $1,885	+5% $1,823	+10% $1,760
Rent	-10% $1,528	-5% $1,707	+0% $1,885	+5% $2,063	+10% $2,241
Rate	-1.0pp $1,996	-0.5pp $1,941	base $1,885	+0.5pp $1,828	+1.0pp $1,770

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

Units	Beds	Baths	Est. rent
1× unit	2	1	$2,204
1× unit	3	1	$2,309
Total (2 units)			$4,513

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: $55,000
• Closing costs: $6,600
• Reserves months: —
• Total cash needed: —

Listing history 45 events

1. 2026-06-17
   days on market $220,000 Active 263 DOM
2. 2026-06-16
   days on market $220,000 Active 262 DOM
3. 2026-06-15
   days on market $220,000 Active 261 DOM
4. 2026-06-13
   days on market $220,000 Active 259 DOM
5. 2026-06-09
   days on market $220,000 Active 255 DOM
6. 2026-06-08
   days on market $220,000 Active 254 DOM
7. 2026-06-07
   days on market $220,000 Active 253 DOM
8. 2026-06-04
   days on market $220,000 Active 250 DOM
9. 2026-06-03
   days on market $220,000 Active 249 DOM
10. 2026-06-02
    days on market $220,000 Active 248 DOM
11. 2026-06-01
    days on market $220,000 Active 247 DOM
12. 2026-05-31
    days on market $220,000 Active 246 DOM
13. 2025-09-27
    listed $220,000 Active 493-char remark

    Show marketing remark (493 chars)

    Welcome to 955 Burr St, Saint Paul, MN 55130! This spacious home offers 5 bedrooms and 2 bathrooms with the convenience of a 1-car garage. The upper unit includes 2 bedrooms, 1 bathroom, and laundry, providing comfortable everyday living. The lower level features 3 additional bedrooms and another full bathroom, giving you plenty of room for family, guests, or flexible use. With separate living spaces upstairs and down, this property offers versatility for a variety of living arrangements.

14. 2024-08-27
    soldstatus $217,800
15. 2024-07-09
    soldstatus $1,800,000
16. 2024-06-08
    historical $1,395
17. 2024-04-10
    listed $1,395
18. 2024-04-10
    historical $1,395
19. 2024-03-13
    listed $1,395
20. 2022-11-14
    historical $1,350
21. 2022-02-06
    price $1,350
22. 2017-02-10
    soldstatus $115,000
23. 2010-10-15
    historical
24. 2010-04-21
    listed $99,900
25. 2009-12-25
    historical
26. 2009-06-25
    listed $104,500
27. 2008-01-22
    soldstatus $26,450
28. 2007-12-21
    historical
29. 2007-03-26
    listed $49,900
30. 2006-01-31
    historical
31. 2005-11-15
    listed $154,900
32. 2005-11-14
    historical
33. 2005-04-28
    historical
34. 2005-03-18
    listed $164,900
35. 2005-03-16
    historical
36. 2004-11-19
    listed $174,900
37. 2004-02-26
    listed $319,900
38. 1998-06-18
    soldstatus $35,000
39. 1997-08-19
    historical
40. 1997-06-11
    listed $39,500
41. 1994-10-20
    soldstatus $44,000
42. 1994-09-20
    historical
43. 1994-07-19
    listed $46,900
44. 1993-04-15
    historical
45. 1992-10-15
    listed $47,500

ⓘ 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: $5,220 · $435/mo
• Projected year-2 tax: $5,220 · $435/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: $54,156
• − Mortgage interest: −$12,323
• − Property taxes: −$5,220
• − Insurance: −$1,100
• − Repairs & maintenance: −$4,332
• − Management: −$4,332
• − Depreciation: −$6,400
• Taxable income: $20,448
• Est. tax owed @ 24.0%: −$4,907
• After-tax cash flow: $17,711/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): 17,775
• Household income: $54,130
• Rent vs Own: 54.0% rent · 46.0% own
• Severe rent burden: 818.0

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 0.69)
• Race & ethnicity: Asian 47% Black 22% White 19% Hispanic / Latino 9% Two or more races 4%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Portuguese 3% Swedish 2% Romanian 1%
• Foreign-born: 33% · Philippines, Canada, Vietnam
• Languages at home: 44% English-only · Other Asian/Pacific 37% Spanish 7% Other Indo-European 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: ▼ -60.12%
• Current HPI: 281.2507
• Rent YoY: ▲ 3.94%
• 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

+363.2% since first listed

33 events — show timeline

• 2025-09-27 Listed $220,000 NORTHSTARMLS as Distributed by MLS Grid
• 2024-08-27 Sold (Public Records) $217,800 Public Records
• 2024-07-09 Sold (Public Records) $1,800,000 Public Records
• 2024-06-08 Rental Removed $1,395 APPFOLIO
• 2024-04-10 Listed for Rent $1,395 APPFOLIO
• 2024-04-10 Rental Removed $1,395 APPFOLIO
• 2024-03-13 Listed for Rent $1,395 APPFOLIO
• 2022-11-14 Rental Removed $1,350 RENT.
• 2022-02-06 Price Changed $1,350 APPFOLIO
• 2017-02-10 Sold (Public Records) $115,000 Public Records
• 2010-10-15 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2010-04-21 Listed $99,900 NORTHSTARMLS as Distributed by MLS Grid
• 2009-12-25 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2009-06-25 Listed $104,500 NORTHSTARMLS as Distributed by MLS Grid
• 2008-01-22 Sold (MLS) $26,450 NORTHSTARMLS as Distributed by MLS Grid
• 2007-12-21 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2007-03-26 Listed $49,900 NORTHSTARMLS as Distributed by MLS Grid
• 2006-01-31 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2005-11-15 Listed $154,900 NORTHSTARMLS as Distributed by MLS Grid
• 2005-11-14 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2005-04-28 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2005-03-18 Listed $164,900 NORTHSTARMLS as Distributed by MLS Grid
• 2005-03-16 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2004-11-19 Listed $174,900 NORTHSTARMLS as Distributed by MLS Grid
• 2004-02-26 Listed $319,900 NORTHSTARMLS as Distributed by MLS Grid
• 1998-06-18 Sold (Public Records) $35,000 Public Records
• 1997-08-19 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 1997-06-11 Listed $39,500 NORTHSTARMLS as Distributed by MLS Grid
• 1994-10-20 Sold (MLS) $44,000 NORTHSTARMLS as Distributed by MLS Grid
• 1994-09-20 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 1994-07-19 Listed $46,900 NORTHSTARMLS as Distributed by MLS Grid
• 1993-04-15 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 1992-10-15 Listed $47,500 NORTHSTARMLS as Distributed by MLS Grid

Property tax history

+9.8%/yr

Latest (2025): $5,220 · +25.1% YoY. Source: county tax records.