943 Wakefield Ave · St. Paul, MN 55106

$329,900

4 bd · 1.5 ba · 2,138 sqft · SingleFamily public records · 11 Days on market

Built 1916 4,922 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 +15.5/30.0
• ARV discount +7.5/15.0
• DSCR +4.8/10.0
• Rent growth +4.1/5.0
• 1% rule +4.0/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Lovingly maintained home in the heart of St. Paul updated from top to bottom. You'll enjoy the fenced in backyard with a vegetable garden and no maintenance turf lawn. Open concept floorplan with real oak wood floors and accents throughout the home. Close to major freeways, shopping, and downtown restaurants. July 1st or later closing is preferred. Basic home warranty for new owner.

Key facts

• 4,922 sq ft lot
• 2 garage spots
• Built 1916

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $330k.

Deal economics

• At list price, monthly cash flow is $69 ($830/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $299k (9.5% below list).
• Recommended offer: $299k (9.5% below list) — sets the bar for 1% rule.

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; 2 comparable units currently listed for rent nearby; 1,202 units permitted in Ramsey County in 2024 (880 in 5+ unit buildings).
• At $2,985/mo this rent would consume 51% 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 $10k 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 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 6y 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 $280k; 18% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1916 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $298,517 (9.5% below list)

Questions for the listing agent

1. Built in 1916 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 0.90% ✗
• Cap rate: 6.79%
• Cash-on-cash: 1.76%
• DSCR: 1.08
• GRM: 9.2

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: -11.2%
• Equity multiple: 0.58×
• Total profit: $-38,891
• Equity at exit: $49,189

10-year hold

• IRR: 2.2%
• Equity multiple: 1.18×
• Total profit: $16,383
• Equity at exit: $28,524

Cash invested: $92,372 (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: 9.2×

Monthly cashflow live

• Estimated rent: $2,985 medium
• Mortgage (P&I): −$1,730
• Tax from tax record: −$355 /mo · $4,262/yr
• Insurance: −$137
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$627
• Net cashflow: $69

Break-even live

Break-even rent $2,898

Max offer price $329,900

Occupancy floor 93%

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: $82,475
• Closing costs: $9,897
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
180 E Kellogg Blvd St Paul, MN	3.0	1.0–2.5	1436	$4,595	$3.20	2d	22	1.35mi
333 Sibley St Saint Paul, MN	3.0	1.0–2.0	1358	$3,269	$2.41	10d	10	1.37mi

Listing history 17 events

1. 2026-04-05
   status Pending
2. 2026-03-30
   historical Contingent - Inspection
3. 2026-03-26
   listed $329,900 Active
4. 2026-03-23
   historical $329,900
5. 2022-07-06
   soldstatus $280,000 Sold 385-char remark

   Show marketing remark (385 chars)

   Lovingly maintained home in the heart of St. Paul updated from top to bottom. You'll enjoy the fenced in backyard with a vegetable garden and no maintenance turf lawn. Open concept floorplan with real oak wood floors and accents throughout the home. Close to major freeways, shopping, and downtown restaurants. July 1st or later closing is preferred. Basic home warranty for new owner.

6. 2022-07-06
   soldstatus $280,000

   Show marketing remark (385 chars)

   Lovingly maintained home in the heart of St. Paul updated from top to bottom. You'll enjoy the fenced in backyard with a vegetable garden and no maintenance turf lawn. Open concept floorplan with real oak wood floors and accents throughout the home. Close to major freeways, shopping, and downtown restaurants. July 1st or later closing is preferred. Basic home warranty for new owner.

7. 2022-05-16
   status Pending 385-char remark

   Show marketing remark (385 chars)

   Lovingly maintained home in the heart of St. Paul updated from top to bottom. You'll enjoy the fenced in backyard with a vegetable garden and no maintenance turf lawn. Open concept floorplan with real oak wood floors and accents throughout the home. Close to major freeways, shopping, and downtown restaurants. July 1st or later closing is preferred. Basic home warranty for new owner.

8. 2022-05-12
   listed $260,000 Active 385-char remark

   Show marketing remark (385 chars)

   Lovingly maintained home in the heart of St. Paul updated from top to bottom. You'll enjoy the fenced in backyard with a vegetable garden and no maintenance turf lawn. Open concept floorplan with real oak wood floors and accents throughout the home. Close to major freeways, shopping, and downtown restaurants. July 1st or later closing is preferred. Basic home warranty for new owner.

9. 2022-05-06
   historical $260,000 385-char remark

   Show marketing remark (385 chars)

   Lovingly maintained home in the heart of St. Paul updated from top to bottom. You'll enjoy the fenced in backyard with a vegetable garden and no maintenance turf lawn. Open concept floorplan with real oak wood floors and accents throughout the home. Close to major freeways, shopping, and downtown restaurants. July 1st or later closing is preferred. Basic home warranty for new owner.

10. 2020-04-30
    soldstatus $243,000 Sold 758-char remark

    Show marketing remark (758 chars)

    Lovingly maintained home in the heart of St. Paul. Do nothing but move in and enjoy! Updated from top to bottom! Close to all major freeways, shopping and downtown restaurants. Nice size front porch! Large 2 car garage with opener, fenced yard! Updated kitchen, cupboards, granite counters stainless steel appliances and d?cor, cute mudroom/back porch off informal eating area. Open concept floor plain, main floor den or office area, formal dining area and half bath. Oak floors and staircase. Four bedrooms up with updated bath. Hard to find finished lower level with beautiful gas fireplace! Maintenance free siding, many of the windows have been replaced, wall air-conditioning on main level, updated roof and boiler. Basic home warranty for new owner.

11. 2020-04-13
    status Pending 758-char remark

    Show marketing remark (758 chars)

    Lovingly maintained home in the heart of St. Paul. Do nothing but move in and enjoy! Updated from top to bottom! Close to all major freeways, shopping and downtown restaurants. Nice size front porch! Large 2 car garage with opener, fenced yard! Updated kitchen, cupboards, granite counters stainless steel appliances and d?cor, cute mudroom/back porch off informal eating area. Open concept floor plain, main floor den or office area, formal dining area and half bath. Oak floors and staircase. Four bedrooms up with updated bath. Hard to find finished lower level with beautiful gas fireplace! Maintenance free siding, many of the windows have been replaced, wall air-conditioning on main level, updated roof and boiler. Basic home warranty for new owner.

12. 2020-04-05
    historical Contingent - Inspection 758-char remark

    Show marketing remark (758 chars)

    Lovingly maintained home in the heart of St. Paul. Do nothing but move in and enjoy! Updated from top to bottom! Close to all major freeways, shopping and downtown restaurants. Nice size front porch! Large 2 car garage with opener, fenced yard! Updated kitchen, cupboards, granite counters stainless steel appliances and d?cor, cute mudroom/back porch off informal eating area. Open concept floor plain, main floor den or office area, formal dining area and half bath. Oak floors and staircase. Four bedrooms up with updated bath. Hard to find finished lower level with beautiful gas fireplace! Maintenance free siding, many of the windows have been replaced, wall air-conditioning on main level, updated roof and boiler. Basic home warranty for new owner.

13. 2020-04-01
    status Active 758-char remark

    Show marketing remark (758 chars)

    Lovingly maintained home in the heart of St. Paul. Do nothing but move in and enjoy! Updated from top to bottom! Close to all major freeways, shopping and downtown restaurants. Nice size front porch! Large 2 car garage with opener, fenced yard! Updated kitchen, cupboards, granite counters stainless steel appliances and d?cor, cute mudroom/back porch off informal eating area. Open concept floor plain, main floor den or office area, formal dining area and half bath. Oak floors and staircase. Four bedrooms up with updated bath. Hard to find finished lower level with beautiful gas fireplace! Maintenance free siding, many of the windows have been replaced, wall air-conditioning on main level, updated roof and boiler. Basic home warranty for new owner.

14. 2020-03-25
    status Pending 758-char remark

    Show marketing remark (758 chars)

    Lovingly maintained home in the heart of St. Paul. Do nothing but move in and enjoy! Updated from top to bottom! Close to all major freeways, shopping and downtown restaurants. Nice size front porch! Large 2 car garage with opener, fenced yard! Updated kitchen, cupboards, granite counters stainless steel appliances and d?cor, cute mudroom/back porch off informal eating area. Open concept floor plain, main floor den or office area, formal dining area and half bath. Oak floors and staircase. Four bedrooms up with updated bath. Hard to find finished lower level with beautiful gas fireplace! Maintenance free siding, many of the windows have been replaced, wall air-conditioning on main level, updated roof and boiler. Basic home warranty for new owner.

15. 2020-03-16
    historical Contingent - Inspection 758-char remark

    Show marketing remark (758 chars)

    Lovingly maintained home in the heart of St. Paul. Do nothing but move in and enjoy! Updated from top to bottom! Close to all major freeways, shopping and downtown restaurants. Nice size front porch! Large 2 car garage with opener, fenced yard! Updated kitchen, cupboards, granite counters stainless steel appliances and d?cor, cute mudroom/back porch off informal eating area. Open concept floor plain, main floor den or office area, formal dining area and half bath. Oak floors and staircase. Four bedrooms up with updated bath. Hard to find finished lower level with beautiful gas fireplace! Maintenance free siding, many of the windows have been replaced, wall air-conditioning on main level, updated roof and boiler. Basic home warranty for new owner.

16. 2020-03-12
    listed $234,929 Active 758-char remark

    Show marketing remark (758 chars)

    Lovingly maintained home in the heart of St. Paul. Do nothing but move in and enjoy! Updated from top to bottom! Close to all major freeways, shopping and downtown restaurants. Nice size front porch! Large 2 car garage with opener, fenced yard! Updated kitchen, cupboards, granite counters stainless steel appliances and d?cor, cute mudroom/back porch off informal eating area. Open concept floor plain, main floor den or office area, formal dining area and half bath. Oak floors and staircase. Four bedrooms up with updated bath. Hard to find finished lower level with beautiful gas fireplace! Maintenance free siding, many of the windows have been replaced, wall air-conditioning on main level, updated roof and boiler. Basic home warranty for new owner.

17. 1991-11-26
    soldstatus $69,900

ⓘ 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: $4,262 · $355/mo
• Projected year-2 tax: $4,262 · $355/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 7/10 Severe FEMA zone X (unshaded) · 76% 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: $35,822
• − Mortgage interest: −$18,480
• − Property taxes: −$4,262
• − Insurance: −$2,447
• − Repairs & maintenance: −$2,866
• − Management: −$2,866
• − Depreciation: −$9,597
• Taxable loss: −$4,695
• Est. tax savings @ 24.0%: +$1,127
• After-tax cash flow: $1,957/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

+372.0% since first listed

17 events — show timeline

• 2026-04-05 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2026-03-30 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2026-03-26 Listed $329,900 NORTHSTARMLS as Distributed by MLS Grid
• 2026-03-23 Coming Soon $329,900 NORTHSTARMLS as Distributed by MLS Grid
• 2022-07-06 Sold (Public Records) $280,000 Public Records
• 2022-07-06 Sold (MLS) $280,000 NORTHSTARMLS as Distributed by MLS Grid
• 2022-05-16 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2022-05-12 Listed $260,000 NORTHSTARMLS as Distributed by MLS Grid
• 2022-05-06 Coming Soon $260,000 NORTHSTARMLS as Distributed by MLS Grid
• 2020-04-30 Sold (MLS) $243,000 NORTHSTARMLS as Distributed by MLS Grid
• 2020-04-13 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2020-04-05 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2020-04-01 Relisted — NORTHSTARMLS as Distributed by MLS Grid
• 2020-03-25 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2020-03-16 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2020-03-12 Listed $234,929 NORTHSTARMLS as Distributed by MLS Grid
• 1991-11-26 Sold (Public Records) $69,900 Public Records

Property tax history

+11.3%/yr

Latest (2025): $4,262 · +3.4% YoY. Source: county tax records.