879 Conway St · St. Paul, MN 55106

$219,900

3 bd · 1.0 ba · 1,423 sqft · SingleFamily public records · 45 Days on market

Built 1900 5,314 sqft lot

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Why this score? — see what drove the C+ 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 +27.6/30.0
• DSCR +9.7/10.0
• ARV discount +7.5/15.0
• 1% rule +7.3/10.0
• 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

One an a half story home, corner lot near downtown St Paul and easy access to highway 94. Three beds, one bath, plenty of yard space to build a garage in the back. Previously used as a rental, ideal for an investor or can make a nice starter home for first time homebuyers.

Key facts

• 5,314 sq ft lot
• Built 1900
• Listed 45 days

Property features AI

Finance

• Other: Directions: Take 61 south to 3rd St, go east to Conway, then south on Conway to property
• Financial info: Tax information available (not included per instructions)

Exterior

• Parking: Gravel parking
• Utilities: City water connected; City sewer connected (in street); Natural gas
• Home design: Residential property; One-and-a-half story
• Construction: Block foundation; Approximately 1,100 above-ground finished square feet; Main level finished area about 800 sq ft
• Exterior features: Lot of about 0.122 acres (approximately 5,227 sq ft)

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; No central cooling
• Interior features: Basement with block foundation

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $220k.

Deal economics

• At list price, monthly cash flow is $659 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $220k).
• Recommended offer: $213k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade C — 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.
• Zoned schools: American Indian Magnet School (math 8% / reading 17%, grade F, #800 of 857 statewide, top 95%, 524 students, 88% FRL); Battle Creek Middle (math 4% / reading 14%, grade F, #252 of 258 statewide, top 98%, 693 students, 85% FRL); Harding Senior High (math 12% / reading 27%, grade F, #424 of 471 statewide, top 90%, 1,717 students, 79% FRL) — zoned schools average 84% FRL vs 64% district-wide (20 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 14% at this address vs 27% district-wide (-13 pts) — the specific schools serving this property underperform the St. Paul Public School District average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising fast (+6.3%/yr); 254 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals leasing fast (median 4d on market — plan ~1-2 weeks tenant-placement turnaround); 1,202 units permitted in Ramsey County in 2024 (880 in 5+ unit buildings).
• At $2,708/mo this rent would consume 46% of the median local household income ($70k/yr) (locally 2046% 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 + 6.3% rent growth), your $62k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 45 days — a 3% lower offer ($213k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 27y 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 $55k; list at $220k implies a 300% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $213,303 (3.0% below list)

Questions for the listing agent

1. It's been on market 45 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — 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. 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: 1.23% ✓
• Cap rate: 9.89%
• Cash-on-cash: 12.85%
• DSCR: 1.57
• GRM: 6.8

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: 6.3%
• Equity multiple: 1.25×
• Total profit: $15,535
• Equity at exit: $32,788

10-year hold

• IRR: 18.3%
• Equity multiple: 2.75×
• Total profit: $107,894
• Equity at exit: $19,013

Cash invested: $61,572 (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: 254
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $2,708 high
• Mortgage (P&I): −$1,153
• Tax from tax record: −$235 /mo · $2,820/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$569
• Net cashflow: $659

Break-even live

Break-even rent $1,873

Max offer price $219,900

Occupancy floor 71%

Sensitivity live

Price	-10% $784	-5% $721	+0% $659	+5% $597	+10% $535
Rent	-10% $445	-5% $552	+0% $659	+5% $766	+10% $873
Rate	-1.0pp $770	-0.5pp $715	base $659	+0.5pp $602	+1.0pp $544

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: $54,975
• Closing costs: $6,597
• 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	4d	3	1.21mi
250 6th St E St Paul, MN	2.0	1.0–2.0	980	$2,868	$2.93	1d	17	1.26mi
240 5th St E St Paul, MN	2.0	1.0–2.0	949	$2,775	$2.92	0d	9	1.28mi
333 Sibley St Saint Paul, MN	3.0	1.0–2.0	1358	$3,269	$2.41	11d	10	1.34mi
180 E Kellogg Blvd St Paul, MN	3.0	1.0–2.5	1436	$4,595	$3.20	0d	21	1.35mi
141 4th St E Saint Paul, MN	2.0	1.0–2.0	811	$2,420	$2.98	21d	20	1.43mi
111 Kellogg Blvd E Saint Paul, MN	3.0	1.0–2.0	1000	$2,783	$2.78	3d	20	1.50mi

Listing history 39 events

1. 2026-06-21
   days on market $219,900 Active 45 DOM
2. 2026-06-18
   days on market $219,900 Active 42 DOM
3. 2026-06-17
   days on market $219,900 Active 41 DOM
4. 2026-06-16
   days on market $219,900 Active 40 DOM
5. 2026-06-15
   days on market $219,900 Active 39 DOM
6. 2026-06-13
   days on market $219,900 Active 37 DOM
7. 2026-06-09
   days on market $219,900 Active 33 DOM
8. 2026-06-08
   days on market $219,900 Active 32 DOM
9. 2026-06-07
   days on market $219,900 Active 31 DOM
10. 2026-06-04
    days on market $219,900 Active 28 DOM
11. 2026-06-03
    days on market $219,900 Active 27 DOM
12. 2026-06-02
    days on market $219,900 Active 26 DOM
13. 2026-06-01
    days on market $219,900 Active 25 DOM
14. 2026-05-31
    days on market $219,900 Active 24 DOM
15. 2026-05-07
    listed $219,900 Active 162-char remark
16. 2022-08-27
    historical
17. 2022-08-25
    status Active
18. 2022-07-21
    status Pending
19. 2022-07-21
    status Active
20. 2022-07-18
    status Pending
21. 2022-06-21
    listed $214,900 Active
22. 2017-03-22
    soldstatus $55,009
23. 2017-03-03
    soldstatus $55,008 Sold

    Show marketing remark (275 chars)

    One an a half story home, corner lot near downtown St Paul and easy access to highway 94. Three beds, one bath, plenty of yard space to build a garage in the back. Previously used as a rental, ideal for an investor or can make a nice starter home for first time homebuyers.

24. 2017-02-23
    status Pending

    Show marketing remark (275 chars)

    One an a half story home, corner lot near downtown St Paul and easy access to highway 94. Three beds, one bath, plenty of yard space to build a garage in the back. Previously used as a rental, ideal for an investor or can make a nice starter home for first time homebuyers.

25. 2017-02-13
    status Active

    Show marketing remark (275 chars)

    One an a half story home, corner lot near downtown St Paul and easy access to highway 94. Three beds, one bath, plenty of yard space to build a garage in the back. Previously used as a rental, ideal for an investor or can make a nice starter home for first time homebuyers.

26. 2017-02-08
    historical

    Show marketing remark (275 chars)

    One an a half story home, corner lot near downtown St Paul and easy access to highway 94. Three beds, one bath, plenty of yard space to build a garage in the back. Previously used as a rental, ideal for an investor or can make a nice starter home for first time homebuyers.

27. 2017-01-02
    price $74,900

    Show marketing remark (275 chars)

    One an a half story home, corner lot near downtown St Paul and easy access to highway 94. Three beds, one bath, plenty of yard space to build a garage in the back. Previously used as a rental, ideal for an investor or can make a nice starter home for first time homebuyers.

28. 2016-12-23
    listed $89,900 Active

    Show marketing remark (275 chars)

    One an a half story home, corner lot near downtown St Paul and easy access to highway 94. Three beds, one bath, plenty of yard space to build a garage in the back. Previously used as a rental, ideal for an investor or can make a nice starter home for first time homebuyers.

29. 2012-06-04
    soldstatus $32,000
30. 2012-05-15
    historical
31. 2012-02-23
    listed $36,900
32. 2002-08-09
    soldstatus $115,000
33. 2002-06-14
    soldstatus $115,000
34. 2002-04-23
    historical
35. 2002-04-09
    listed $115,000
36. 1999-11-18
    soldstatus $68,500
37. 1999-08-31
    soldstatus $68,400
38. 1999-07-15
    historical
39. 1999-07-12
    listed $64,900

ⓘ 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: $2,820 · $235/mo
• Projected year-2 tax: $2,820 · $235/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: $32,490
• − Mortgage interest: −$12,318
• − Property taxes: −$2,820
• − Insurance: −$1,100
• − Repairs & maintenance: −$2,599
• − Management: −$2,599
• − Depreciation: −$6,397
• Taxable income: $4,657
• Est. tax owed @ 24.0%: −$1,118
• After-tax cash flow: $6,792/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

+238.8% since first listed

25 events — show timeline

• 2026-05-07 Listed $219,900 NORTHSTARMLS as Distributed by MLS Grid
• 2022-08-27 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2022-08-25 Relisted — NORTHSTARMLS as Distributed by MLS Grid
• 2022-07-21 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2022-07-21 Relisted — NORTHSTARMLS as Distributed by MLS Grid
• 2022-07-18 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2022-06-21 Listed $214,900 NORTHSTARMLS as Distributed by MLS Grid
• 2017-03-22 Sold (Public Records) $55,009 Public Records
• 2017-03-03 Sold (MLS) $55,008 NORTHSTARMLS as Distributed by MLS Grid
• 2017-02-23 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2017-02-13 Relisted — NORTHSTARMLS as Distributed by MLS Grid
• 2017-02-08 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2017-01-02 Price Changed $74,900 NORTHSTARMLS as Distributed by MLS Grid
• 2016-12-23 Listed $89,900 NORTHSTARMLS as Distributed by MLS Grid
• 2012-06-04 Sold (MLS) $32,000 NORTHSTARMLS as Distributed by MLS Grid
• 2012-05-15 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2012-02-23 Listed $36,900 NORTHSTARMLS as Distributed by MLS Grid
• 2002-08-09 Sold (Public Records) $115,000 Public Records
• 2002-06-14 Sold (MLS) $115,000 NORTHSTARMLS as Distributed by MLS Grid
• 2002-04-23 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2002-04-09 Listed $115,000 NORTHSTARMLS as Distributed by MLS Grid
• 1999-11-18 Sold (Public Records) $68,500 Public Records
• 1999-08-31 Sold (MLS) $68,400 NORTHSTARMLS as Distributed by MLS Grid
• 1999-07-15 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 1999-07-12 Listed $64,900 NORTHSTARMLS as Distributed by MLS Grid

Property tax history

+8.2%/yr

Latest (2025): $2,820 · +10.8% YoY. Source: county tax records.