222 Fisk St · St. Paul, MN 55104

$299,900

2 bd · 2.0 ba · 1,260 sqft · SingleFamily public records · 2 Days on market

Built 1921 5,706 sqft lot

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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 +5.3/30.0
• Rent growth +3.1/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• 1% rule +1.0/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Home is much larger than it looks and has been completely remodeled! Simply move in & enjoy! Large backyard w/patio. Space in LL is currently used as a large master suite. Walk to Selby and Grand Avenues.

Key facts

• Natural woodwork
• Bonus room
• Finished basement

Tags

• NATURAL WOODWORK
• HARDWOOD FLOORS
• BONUS ROOM
• FINISHED BASEMENT
• NEW ROOF
• CENTRAL AIR CONDITIONING

Property features AI

Exterior

• Parking: 1-car garage
• Utilities: City water connected; City sewer connected; Natural gas
• Home design: Residential property; One story; Block foundation
• Construction: Block foundation
• Exterior features: Stucco exterior

Interior

• Kitchen: Kitchen on main level
• Bedrooms: Three bedrooms (two on main level, one on lower level)
• Bathrooms: Two full bathrooms
• Heating & cooling: Forced air heat; No central air
• Interior features: Finished full basement; Den; Dining room; Family room; Living room

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $300k.

Deal economics

• At list price, monthly cash flow is $-661 ($-8k/yr) — negative.
• To cash-flow at today's rent, offer at most $183k (39.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $179k (40.4% below list).
• Recommended offer: $179k (40.4% below list) — sets the bar for 1% rule.

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 (+2.5%/yr); 191 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k 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 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 sale attempts since 26y ago; this cycle's ask is 100% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $145k; list at $300k implies a 107% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1921 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $178,802 (40.4% 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. Built in 1921 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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 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: 0.60% ✗
• Cap rate: 3.65%
• Cash-on-cash: -9.45%
• DSCR: 0.58
• GRM: 14.0

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: -33.7%
• Equity multiple: -0.09×
• Total profit: $-91,593
• Equity at exit: $44,716

10-year hold

• IRR: -44.9%
• Equity multiple: -0.64×
• Total profit: $-137,528
• Equity at exit: $25,930

Cash invested: $83,972 (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: 191
• Price-to-rent: 14.0×

Monthly cashflow live

• Estimated rent: $1,788 medium
• Mortgage (P&I): −$1,573
• Tax from tax record: −$376 /mo · $4,516/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$375
• Net cashflow: $-661

Break-even live

Break-even rent $2,625

Max offer price $183,050

Occupancy floor —

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: $74,975
• Closing costs: $8,997
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
695 Grand Ave Saint Paul, MN	1.0–2.0	1.0–2.0	1130	$5,795	$5.13	18d	10	0.60mi
255 Western Ave N Saint Paul, MN	3.0	1.0–2.0	1049	$2,940	$2.80	2d	23	0.89mi

Listing history 3 events

1. 2026-06-18
   days on market $299,900 Coming Soon 2 DOM
2. 2026-06-17
   remarks 687-char remark
3. 2026-06-17
   listed $299,900 Coming Soon 1 DOM

ⓘ 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: $4,516 · $376/mo
• Projected year-2 tax: $4,516 · $376/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: $21,456
• − Mortgage interest: −$16,799
• − Property taxes: −$4,516
• − Insurance: −$1,500
• − Repairs & maintenance: −$1,716
• − Management: −$1,716
• − Depreciation: −$8,724
• Taxable loss: −$13,516
• Est. tax savings @ 24.0%: +$3,244
• After-tax cash flow: $-4,694/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

+282.0% since first listed

19 events — show timeline

• 2026-06-16 Coming Soon $299,900 NORTHSTARMLS as Distributed by MLS Grid
• 2012-06-29 Sold (Public Records) $145,000 Public Records
• 2012-06-15 Sold (MLS) $145,000 NORTHSTARMLS as Distributed by MLS Grid
• 2012-05-03 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2012-04-16 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2012-04-16 Listed $149,900 NORTHSTARMLS as Distributed by MLS Grid
• 2011-11-28 Listed $149,900 NORTHSTARMLS as Distributed by MLS Grid
• 2007-02-05 Sold (Public Records) $159,900 Public Records
• 2007-01-25 Sold (MLS) $159,900 NORTHSTARMLS as Distributed by MLS Grid
• 2007-01-23 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2006-10-02 Listed $159,900 NORTHSTARMLS as Distributed by MLS Grid
• 2006-09-30 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2006-08-01 Listed $169,900 NORTHSTARMLS as Distributed by MLS Grid
• 2006-07-31 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2006-04-25 Listed $174,000 NORTHSTARMLS as Distributed by MLS Grid
• 2005-08-15 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2005-08-03 Listed $144,000 NORTHSTARMLS as Distributed by MLS Grid
• 2000-11-09 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2000-08-09 Listed $78,500 NORTHSTARMLS as Distributed by MLS Grid

Property tax history

+9.1%/yr

Latest (2025): $4,516 · +11.9% YoY. Source: county tax records.