111 Isabel St E · St. Paul, MN 55107

$260,000

3 bd · 1.5 ba · 1,402 sqft · SingleFamily public records · 1 Days on market

Built 1910 2,090 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 +17.2/30.0
• ARV discount +7.5/15.0
• DSCR +5.4/10.0
• 1% rule +5.3/10.0
• Rent growth +5.0/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Carefully restored turn of the century row house! NO Association fees! New furnace and A/C in 2012. New dishwasher in 2010. 3 large bedrooms on upper level. Remodeled kitchen with cherry cabinets and stainless steel appliances. Gorgeous original woodwork throughout. Back deck and darling front porch. Finished lower level with exposed brick wall. Minutes to downtown St. Paul, bike to Harriet Island Regional Park.

Key facts

• Remodeled kitchen
• Restored row home
• Original woodwork

Tags

• RESTORED ROW HOME
• NO HOA
• ORIGINAL WOODWORK
• EXPOSED BRICK ACCENTS
• REMODELED KITCHEN
• STAINLESS STEEL APPLIANCES

Property features AI

Exterior

• Parking: Open concrete parking
• Utilities: City water (connected); City sewer (connected); Natural gas
• Home design: Residential property; Two levels; Main entry on main level
• Construction: Stone foundation
• Exterior features: Stone, metal and vinyl exterior; Full chain-link fence; City street frontage; Lot dimensions approximately 17 x 125 (0.048 acres)

Interior

• Kitchen: Cooktop; Wall oven; Microwave; Dishwasher; Refrigerator; Stainless steel appliances; Exhaust fan
• Bedrooms: 3 bedrooms total; Primary bedroom on main level; additional bedrooms on upper level
• Bathrooms: Main floor full bath; Upper level 3/4 bath
• Heating & cooling: Forced air heat; Central air conditioning
• Interior features: Eat-in kitchen / kitchen-dining room layout; Full basement
• Laundry & utility: Washer and dryer; Laundry located on lower level

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $260k.

Deal economics

• At list price, monthly cash flow is $186 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $260k).

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 (+10.8%/yr); 64 active listings in the ZIP; 15 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 43% of the median local income ($75k/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 $2k of loan paydown is wiped out by about $8k 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 + 8.0% rent growth), your $73k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 18y ago; this cycle's ask is 16% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $200k; 30% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $260,000

Questions for the listing agent

1. Built in 1910 — 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. 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?
4. 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.
5. 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.
6. 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: 1.03% ✓
• Cap rate: 7.15%
• Cash-on-cash: 3.07%
• DSCR: 1.14
• GRM: 8.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -5.6%
• Equity multiple: 0.78×
• Total profit: $-15,975
• Equity at exit: $38,767

10-year hold

• IRR: 9.5%
• Equity multiple: 1.91×
• Total profit: $66,402
• Equity at exit: $22,480

Cash invested: $72,800 (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 55107

• Home prices YoY: -16.2%
• Rents YoY: 10.8%
• Active inventory: 64
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $2,684 high
• Mortgage (P&I): −$1,363
• Tax from tax record: −$462 /mo · $5,546/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$564
• Net cashflow: $186

Break-even live

Break-even rent $2,448

Max offer price $260,000

Occupancy floor 88%

Sensitivity live

Price	-10% $333	-5% $260	+0% $186	+5% $112	+10% $39
Rent	-10% $-26	-5% $80	+0% $186	+5% $292	+10% $398
Rate	-1.0pp $317	-0.5pp $252	base $186	+0.5pp $119	+1.0pp $50

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: $65,000
• Closing costs: $7,800
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
140 Belvidere St W Unit 1 St Paul, MN	2.0	1.0	1600	$1,650	$1.03	3d	1	0.94mi
180 E Kellogg Blvd St Paul, MN	3.0	1.0–2.5	1436	$4,595	$3.20	2d	22	1.00mi
111 Kellogg Blvd E Saint Paul, MN	3.0	1.0–2.0	1000	$2,783	$2.78	2d	20	1.00mi
141 4th St E Saint Paul, MN	2.0	1.0–2.0	811	$2,420	$2.98	20d	20	1.09mi
333 Sibley St Saint Paul, MN	3.0	1.0–2.0	1358	$3,269	$2.41	10d	10	1.14mi
240 5th St E St Paul, MN	2.0	1.0–2.0	949	$2,770	$2.92	2d	10	1.15mi
993 Robert St S Saint Paul, MN	2.0	2.0	1214	$1,765	$1.45	5d	1	1.15mi
250 6th St E St Paul, MN	2.0	1.0–2.0	980	$2,868	$2.93	2d	16	1.21mi
400 Spring St Saint Paul, MN	1.0–2.0	1.0–2.0	1205	$3,275	$2.72	3d	31	1.23mi
253 Kellogg Blvd W Saint Paul, MN	2.0	1.0–2.0	1208	$3,198	$2.65	3d	12	1.44mi
330 9th St E St Paul, MN	1.0–2.0	1.0	978	$2,495	$2.55	3d	3	1.45mi
422 Arion St E West St Paul, MN	2.0	1.0	1072	$1,395	$1.30	25d	1	1.46mi
421 Stanley St Unit 423 St Paul, MN	2.0	1.0	1350	$1,850	$1.37	5d	1	1.48mi
101 10th St E Saint Paul, MN	3.0	1.0–2.0	887	$2,490	$2.81	2d	25	1.48mi
45 Butler Ave E Saint Paul, MN	1.0–3.0	1.0–2.0	1040	$1,682	$1.62	2d	12	1.49mi

Listing history 2 events

1. 2026-06-19
   remarks 699-char remark
2. 2026-06-19
   listed $260,000 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: $5,546 · $462/mo
• Projected year-2 tax: $5,546 · $462/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 ≥100°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: $32,203
• − Mortgage interest: −$14,564
• − Property taxes: −$5,546
• − Insurance: −$1,300
• − Repairs & maintenance: −$2,576
• − Management: −$2,576
• − Depreciation: −$7,564
• Taxable loss: −$1,923
• Est. tax savings @ 24.0%: +$462
• After-tax cash flow: $2,694/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): 15,377
• Household income: $74,531
• Rent vs Own: 39.4% rent · 60.6% own
• Severe rent burden: 639.0

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 0.71)
• Race & ethnicity: White 47% Hispanic / Latino 23% Two or more races 16% Black 13% Asian 9% Native American 2%
• Hispanic origin (detail): Mexican 19%
• Common ancestry: Portuguese 7% Lithuanian 3% Romanian 2%
• Foreign-born: 18% · Canada, Philippines, Vietnam
• Languages at home: 72% English-only · Spanish 15% Other Asian/Pacific 4% Tagalog/Filipino 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: ▼ -57.70%
• Current HPI: 298.8714
• Rent YoY: ▲ 10.76%
• 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

+1030.4% since first listed

13 events — show timeline

• 2026-06-19 Coming Soon $260,000 NORTHSTARMLS as Distributed by MLS Grid
• 2017-04-14 Sold (MLS) $200,000 NORTHSTARMLS as Distributed by MLS Grid
• 2017-03-29 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2017-03-09 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2017-02-28 Price Changed $215,000 NORTHSTARMLS as Distributed by MLS Grid
• 2017-02-10 Listed $225,000 NORTHSTARMLS as Distributed by MLS Grid
• 2014-01-20 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2013-09-26 Listed $195,500 NORTHSTARMLS as Distributed by MLS Grid
• 2008-07-16 Sold (Public Records) $225,000 Public Records
• 2008-07-15 Sold (MLS) $225,000 NORTHSTARMLS as Distributed by MLS Grid
• 2008-06-25 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2008-05-19 Listed $249,900 NORTHSTARMLS as Distributed by MLS Grid
• 1990-05-25 Sold (Public Records) $23,000 Public Records

Property tax history

+8.0%/yr

Latest (2025): $5,546 · +11.5% YoY. Source: county tax records.