856 Euclid St · St. Paul, MN 55106

$39,900

2 bd · 1.0 ba · 944 sqft · SingleFamily public records · 172 Days on market

Built 1884 2,482 sqft lot

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Why this score? — see what drove the D 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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Rent growth +4.1/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Located in the Dayton's Bluff Neighborhood! Natural woodwork and hardwood flooring. Eat-in kitchen. Picture window in the living room. Two bedrooms on the upper level. The basement has a walkout to the backyard. Back porch and deck. Just 1 block from the park.

Key facts

• Natural woodwork
• Hardwood flooring
• Picture window

Tags

• NATURAL WOODWORK
• HARDWOOD FLOORING
• EAT-IN KITCHEN
• PICTURE WINDOW
• WALKOUT TO THE BACKYARD
• BACK PORCH

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $40k.

Deal economics

• At list price, monthly cash flow is $2k ($18k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $40k).
• Recommended offer: $35k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade D — 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; 7 comparable units currently listed for rent nearby; rentals leasing fast (median 3d on market — plan ~1-2 weeks tenant-placement turnaround); 1,202 units permitted in Ramsey County in 2024 (880 in 5+ unit buildings).
• This rent runs 39% of the median local income ($70k/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 $276 of loan paydown is wiped out by about $1k 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 + 6.3% rent growth), your $11k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 172 days — a 12% lower offer ($35k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 34y ago; this cycle's ask has dropped $50k (56%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1884 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $35,112 (12.0% below list)

Questions for the listing agent

1. It's been on market 172 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 1884 — 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. 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?
6. 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.
7. 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.
8. 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: 5.69% ✓
• Cap rate: 51.96%
• Cash-on-cash: 163.10%
• DSCR: 8.26
• GRM: 1.5

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: —
• Equity multiple: 9.77×
• Total profit: $97,972
• Equity at exit: $5,949

10-year hold

• IRR: —
• Equity multiple: 22.82×
• Total profit: $243,738
• Equity at exit: $3,450

Cash invested: $11,172 (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: 1.5×

Monthly cashflow live

• Estimated rent: $2,271 high
• Mortgage (P&I): −$209
• Tax est. 1.5%: −$50 /mo · $598/yr
• Insurance: −$17
• HOA: −$0
• Vacancy / Maint / Mgmt: −$477
• Net cashflow: $1,518

Break-even live

Break-even rent $349

Max offer price $39,900

Occupancy floor 28%

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: $9,975
• Closing costs: $1,197
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
330 9th St E St Paul, MN	1.0–2.0	1.0	978	$2,495	$2.55	3d	3	1.15mi
250 6th St E St Paul, MN	2.0	1.0–2.0	980	$2,868	$2.93	2d	16	1.19mi
240 5th St E St Paul, MN	2.0	1.0–2.0	949	$2,770	$2.92	2d	10	1.21mi
180 E Kellogg Blvd St Paul, MN	3.0	1.0–2.5	1436	$3,467	$2.41	2d	22	1.27mi
333 Sibley St Saint Paul, MN	3.0	1.0–2.0	1358	$2,577	$1.90	10d	10	1.27mi
141 4th St E Saint Paul, MN	2.0	1.0–2.0	811	$2,420	$2.98	20d	20	1.36mi
111 Kellogg Blvd E Saint Paul, MN	3.0	1.0–2.0	1000	$2,266	$2.27	2d	20	1.42mi

Listing history 39 events

1. 2026-06-18
   days on market $39,900 Active 172 DOM
2. 2026-06-17
   days on market $39,900 Active 171 DOM
3. 2026-06-16
   days on market $39,900 Active 170 DOM
4. 2026-06-15
   days on market $39,900 Active 169 DOM
5. 2026-06-13
   days on market $39,900 Active 167 DOM
6. 2026-06-09
   days on market $39,900 Active 163 DOM
7. 2026-06-08
   days on market $39,900 Active 162 DOM
8. 2026-06-07
   days on market $39,900 Active 161 DOM
9. 2026-06-04
   days on market $39,900 Active 158 DOM
10. 2026-06-03
    days on market $39,900 Active 157 DOM
11. 2026-06-02
    days on market $39,900 Active 156 DOM
12. 2026-06-01
    days on market $39,900 Active 155 DOM
13. 2026-05-31
    days on market $39,900 Active 154 DOM
14. 2026-04-18
    price $59,900 260-char remark

    Show marketing remark (260 chars)

    Located in the Dayton's Bluff Neighborhood! Natural woodwork and hardwood flooring. Eat-in kitchen. Picture window in the living room. Two bedrooms on the upper level. The basement has a walkout to the backyard. Back porch and deck. Just 1 block from the park.

15. 2026-03-17
    price $64,900 260-char remark

    Show marketing remark (260 chars)

    Located in the Dayton's Bluff Neighborhood! Natural woodwork and hardwood flooring. Eat-in kitchen. Picture window in the living room. Two bedrooms on the upper level. The basement has a walkout to the backyard. Back porch and deck. Just 1 block from the park.

16. 2026-02-09
    price $74,900 260-char remark

    Show marketing remark (260 chars)

    Located in the Dayton's Bluff Neighborhood! Natural woodwork and hardwood flooring. Eat-in kitchen. Picture window in the living room. Two bedrooms on the upper level. The basement has a walkout to the backyard. Back porch and deck. Just 1 block from the park.

17. 2025-12-28
    listed $89,900 Active 260-char remark

    Show marketing remark (260 chars)

    Located in the Dayton's Bluff Neighborhood! Natural woodwork and hardwood flooring. Eat-in kitchen. Picture window in the living room. Two bedrooms on the upper level. The basement has a walkout to the backyard. Back porch and deck. Just 1 block from the park.

18. 2023-06-02
    historical
19. 2023-02-17
    listed $189,900 Active
20. 2018-10-26
    soldstatus $94,050
21. 2018-09-27
    soldstatus $94,050 Sold
22. 2018-08-26
    status Pending
23. 2018-08-17
    historical Contingent - Inspection
24. 2018-08-01
    price $99,900
25. 2018-07-02
    status Active
26. 2018-06-25
    historical Contingent - Inspection
27. 2018-06-14
    listed $115,000 Active
28. 2005-02-04
    historical
29. 2004-12-22
    listed $115,000
30. 1995-10-24
    soldstatus $9,000
31. 1995-08-25
    soldstatus $630
32. 1995-08-18
    historical
33. 1995-07-20
    listed $19,900
34. 1995-05-04
    historical
35. 1995-04-04
    listed $19,900
36. 1994-12-30
    historical
37. 1993-06-28
    listed $21,000
38. 1993-03-08
    historical
39. 1992-07-08
    listed $24,900

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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: $27,253
• − Mortgage interest: −$2,235
• − Property taxes: −$598
• − Insurance: −$200
• − Repairs & maintenance: −$2,180
• − Management: −$2,180
• − Depreciation: −$1,161
• Taxable income: $18,699
• Est. tax owed @ 24.0%: −$4,488
• After-tax cash flow: $13,734/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

+140.6% since first listed

26 events — show timeline

• 2026-04-18 Price Changed $59,900 NORTHSTARMLS as Distributed by MLS Grid
• 2026-03-17 Price Changed $64,900 NORTHSTARMLS as Distributed by MLS Grid
• 2026-02-09 Price Changed $74,900 NORTHSTARMLS as Distributed by MLS Grid
• 2025-12-28 Listed $89,900 NORTHSTARMLS as Distributed by MLS Grid
• 2023-06-02 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2023-02-17 Listed $189,900 NORTHSTARMLS as Distributed by MLS Grid
• 2018-10-26 Sold (Public Records) $94,050 Public Records
• 2018-09-27 Sold (MLS) $94,050 NORTHSTARMLS as Distributed by MLS Grid
• 2018-08-26 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2018-08-17 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2018-08-01 Price Changed $99,900 NORTHSTARMLS as Distributed by MLS Grid
• 2018-07-02 Relisted — NORTHSTARMLS as Distributed by MLS Grid
• 2018-06-25 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2018-06-14 Listed $115,000 NORTHSTARMLS as Distributed by MLS Grid
• 2005-02-04 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2004-12-22 Listed $115,000 NORTHSTARMLS as Distributed by MLS Grid
• 1995-10-24 Sold (Public Records) $9,000 Public Records
• 1995-08-25 Sold (MLS) $630 NORTHSTARMLS as Distributed by MLS Grid
• 1995-08-18 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 1995-07-20 Listed $19,900 NORTHSTARMLS as Distributed by MLS Grid
• 1995-05-04 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 1995-04-04 Listed $19,900 NORTHSTARMLS as Distributed by MLS Grid
• 1994-12-30 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 1993-06-28 Listed $21,000 NORTHSTARMLS as Distributed by MLS Grid
• 1993-03-08 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 1992-07-08 Listed $24,900 NORTHSTARMLS as Distributed by MLS Grid

Property tax history

+21.4%/yr

Latest (2025): $5,926 · +87.9% YoY. Source: county tax records.