286 Van Buren Ave #6 · St. Paul, MN 55103

$79,900

1 bd · 1.0 ba · 661 sqft · Condo public records · 103 Days on market

Built 1926 $270/mo HOA · 16% of rent

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Why this score? — see what drove the B- 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Rent growth +3.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Come check out this condo in a cute 1926 brownstone building! The windows let in loads of sunlight, creating a warm and inviting atmosphere! The convenient location of this home offers easy access to St Paul's attractions! There are common gardens in the yard for residents to enjoy!

Key facts

• Easy access
• Common gardens
• Brownstone building

Tags

• BROWNSTONE BUILDING
• EASY ACCESS
• COMMON GARDENS

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $80k.

Deal economics

• At list price, monthly cash flow is $503 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $80k).
• Recommended offer: $73k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — 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: Capitol Hill Magnet/Rondo (math 53% / reading 68%, grade B-, #203 of 857 statewide, top 24%, 1,082 students, 44% FRL); Hidden River Middle School (math 21% / reading 39%, grade F, #199 of 258 statewide, top 78%, 559 students, 61% FRL); Central Senior High (math 52% / reading 67%, grade C+, #46 of 471 statewide, top 11%, 1,691 students, 49% FRL).
• Zoned-school proficiency averages 50% at this address vs 27% district-wide (+23 pts) — the actual schools serving this property are materially stronger than the St. Paul Public School District average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising fast (+4.0%/yr); 45 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals leasing fast (median 5d 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 42% of the median local income ($48k/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 $552 of loan paydown is wiped out by about $2k 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 + 4.0% rent growth), your $22k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 103 days — a 9% lower offer ($73k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 24y ago; this cycle's ask has dropped $5k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1926 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $72,709 (9.0% below list)

Questions for the listing agent

1. It's been on market 103 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1926 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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.
8. 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.
9. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 2.13% ✓
• Cap rate: 13.85%
• Cash-on-cash: 26.99%
• DSCR: 2.20
• GRM: 3.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 4.05% rent growth · sell at horizon

5-year hold

• IRR: 22.6%
• Equity multiple: 1.94×
• Total profit: $21,126
• Equity at exit: $11,913

10-year hold

• IRR: 31.5%
• Equity multiple: 4.04×
• Total profit: $68,110
• Equity at exit: $6,908

Cash invested: $22,372 (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 55103

• Home prices YoY: -9.0%
• Rents YoY: 4.0%
• Active inventory: 45
• Price-to-rent: 3.9×

Monthly cashflow live

• Estimated rent: $1,702 high
• Mortgage (P&I): −$419
• Tax from tax record: −$119 /mo · $1,424/yr
• Insurance: −$33
• HOA: −$270
• Vacancy / Maint / Mgmt: −$357
• Net cashflow: $503

Break-even live

Break-even rent $1,065

Max offer price $79,900

Occupancy floor 65%

Sensitivity live

Price	-10% $548	-5% $526	+0% $503	+5% $481	+10% $458
Rent	-10% $369	-5% $436	+0% $503	+5% $570	+10% $638
Rate	-1.0pp $544	-0.5pp $524	base $503	+0.5pp $483	+1.0pp $462

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
255 Western Ave N Saint Paul, MN	3.0	1.0–2.0	1049	$2,181	$2.08	3d	23	0.93mi
101 10th St E Saint Paul, MN	2.0	1.0–2.0	853	$1,924	$2.25	1d	20	1.09mi
253 Kellogg Blvd W Saint Paul, MN	2.0	1.0–2.0	1208	$2,226	$1.84	4d	12	1.20mi
330 9th St E St Paul, MN	1.0–2.0	1.0	978	$1,445	$1.48	4d	3	1.35mi
250 6th St E St Paul, MN	2.0	1.0–2.0	980	$2,098	$2.14	1d	17	1.49mi
333 Sibley St Saint Paul, MN	3.0	1.0–2.0	1358	$1,884	$1.39	11d	10	1.50mi

HOA detail condo

• Monthly dues: $270 · $3,240/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 32 events

1. 2026-06-21
   days on market $79,900 Active 103 DOM
2. 2026-06-18
   days on market $79,900 Active 100 DOM
3. 2026-06-17
   days on market $79,900 Active 99 DOM
4. 2026-06-16
   days on market $79,900 Active 98 DOM
5. 2026-06-15
   days on market $79,900 Active 97 DOM
6. 2026-06-13
   days on market $79,900 Active 95 DOM
7. 2026-06-09
   days on market $79,900 Active 91 DOM
8. 2026-06-08
   days on market $79,900 Active 90 DOM
9. 2026-06-07
   days on market $79,900 Active 89 DOM
10. 2026-06-04
    days on market $79,900 Active 86 DOM
11. 2026-06-03
    days on market $79,900 Active 85 DOM
12. 2026-06-02
    days on market $79,900 Active 84 DOM
13. 2026-06-01
    days on market $79,900 Active 83 DOM
14. 2026-05-31
    days on market $79,900 Active 82 DOM
15. 2026-03-10
    listed $84,900 Active 283-char remark

    Show marketing remark (283 chars)

    Come check out this condo in a cute 1926 brownstone building! The windows let in loads of sunlight, creating a warm and inviting atmosphere! The convenient location of this home offers easy access to St Paul's attractions! There are common gardens in the yard for residents to enjoy!

16. 2020-12-09
    soldstatus $76,000
17. 2020-10-15
    soldstatus $76,000 Sold 506-char remark

    Show marketing remark (506 chars)

    Clean, bright, freshly painted & updated top floor condo, move-in ready, that you can own for less than rent! This 1920’s brick building & unit has tons of character with the built-ins, hardwood floors (under carpet), lots of newer windows, so plenty of daylight comes thru the unit. Association fee covers all utilities except elec & phone, free laundry in bsmt. Some off street parking available. Convenient St Paul location, near bus & light rail. Check out before it’s gone!

18. 2020-09-25
    status Pending 506-char remark

    Show marketing remark (506 chars)

    Clean, bright, freshly painted & updated top floor condo, move-in ready, that you can own for less than rent! This 1920’s brick building & unit has tons of character with the built-ins, hardwood floors (under carpet), lots of newer windows, so plenty of daylight comes thru the unit. Association fee covers all utilities except elec & phone, free laundry in bsmt. Some off street parking available. Convenient St Paul location, near bus & light rail. Check out before it’s gone!

19. 2020-09-14
    historical Contingent - Inspection 506-char remark

    Show marketing remark (506 chars)

    Clean, bright, freshly painted & updated top floor condo, move-in ready, that you can own for less than rent! This 1920’s brick building & unit has tons of character with the built-ins, hardwood floors (under carpet), lots of newer windows, so plenty of daylight comes thru the unit. Association fee covers all utilities except elec & phone, free laundry in bsmt. Some off street parking available. Convenient St Paul location, near bus & light rail. Check out before it’s gone!

20. 2020-08-28
    status Active 506-char remark

    Show marketing remark (506 chars)

    Clean, bright, freshly painted & updated top floor condo, move-in ready, that you can own for less than rent! This 1920’s brick building & unit has tons of character with the built-ins, hardwood floors (under carpet), lots of newer windows, so plenty of daylight comes thru the unit. Association fee covers all utilities except elec & phone, free laundry in bsmt. Some off street parking available. Convenient St Paul location, near bus & light rail. Check out before it’s gone!

21. 2020-06-25
    status Pending 506-char remark

    Show marketing remark (506 chars)

    Clean, bright, freshly painted & updated top floor condo, move-in ready, that you can own for less than rent! This 1920’s brick building & unit has tons of character with the built-ins, hardwood floors (under carpet), lots of newer windows, so plenty of daylight comes thru the unit. Association fee covers all utilities except elec & phone, free laundry in bsmt. Some off street parking available. Convenient St Paul location, near bus & light rail. Check out before it’s gone!

22. 2020-06-11
    historical Contingent - Inspection 506-char remark

    Show marketing remark (506 chars)

    Clean, bright, freshly painted & updated top floor condo, move-in ready, that you can own for less than rent! This 1920’s brick building & unit has tons of character with the built-ins, hardwood floors (under carpet), lots of newer windows, so plenty of daylight comes thru the unit. Association fee covers all utilities except elec & phone, free laundry in bsmt. Some off street parking available. Convenient St Paul location, near bus & light rail. Check out before it’s gone!

23. 2020-05-21
    price $80,000 506-char remark

    Show marketing remark (506 chars)

    Clean, bright, freshly painted & updated top floor condo, move-in ready, that you can own for less than rent! This 1920’s brick building & unit has tons of character with the built-ins, hardwood floors (under carpet), lots of newer windows, so plenty of daylight comes thru the unit. Association fee covers all utilities except elec & phone, free laundry in bsmt. Some off street parking available. Convenient St Paul location, near bus & light rail. Check out before it’s gone!

24. 2020-05-07
    listed $85,000 Active 506-char remark

    Show marketing remark (506 chars)

    Clean, bright, freshly painted & updated top floor condo, move-in ready, that you can own for less than rent! This 1920’s brick building & unit has tons of character with the built-ins, hardwood floors (under carpet), lots of newer windows, so plenty of daylight comes thru the unit. Association fee covers all utilities except elec & phone, free laundry in bsmt. Some off street parking available. Convenient St Paul location, near bus & light rail. Check out before it’s gone!

25. 2005-07-28
    soldstatus $62,900
26. 2005-07-28
    soldstatus $62,900
27. 2005-07-01
    historical
28. 2005-02-16
    listed $62,900
29. 2004-08-16
    soldstatus $64,000
30. 2002-05-03
    soldstatus $63,500
31. 2002-03-25
    historical
32. 2002-03-21
    listed $62,500

ⓘ 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: $1,424 · $119/mo
• Projected year-2 tax: $1,424 · $119/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 6/10 Major FEMA zone X (unshaded) · 70% 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: $20,419
• − Mortgage interest: −$4,476
• − Property taxes: −$1,424
• − Insurance: −$400
• − Repairs & maintenance: −$1,633
• − Management: −$1,633
• − HOA: −$3,240
• − Depreciation: −$2,324
• Taxable income: $5,288
• Est. tax owed @ 24.0%: −$1,269
• After-tax cash flow: $4,770/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): 13,125
• Household income: $48,390
• Rent vs Own: 58.3% rent · 41.7% own
• Severe rent burden: 787.0

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: White 34% Black 28% Asian 22% Hispanic / Latino 12% Two or more races 9% Native American 1%
• Hispanic origin (detail): Mexican 6% Cuban 4%
• Common ancestry: Portuguese 6% Lithuanian 2% Romanian 2%
• Foreign-born: 26% · Vietnam, Canada, Philippines
• Languages at home: 63% English-only · Other Asian/Pacific 16% Spanish 5% Vietnamese 3%

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: ▼ -32.28%
• Current HPI: 327.7672
• Rent YoY: ▲ 4.05%
• 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

+35.8% since first listed

18 events — show timeline

• 2026-03-10 Listed $84,900 NORTHSTARMLS as Distributed by MLS Grid
• 2020-12-09 Sold (Public Records) $76,000 Public Records
• 2020-10-15 Sold (MLS) $76,000 NORTHSTARMLS as Distributed by MLS Grid
• 2020-09-25 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2020-09-14 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2020-08-28 Relisted — NORTHSTARMLS as Distributed by MLS Grid
• 2020-06-25 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2020-06-11 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2020-05-21 Price Changed $80,000 NORTHSTARMLS as Distributed by MLS Grid
• 2020-05-07 Listed $85,000 NORTHSTARMLS as Distributed by MLS Grid
• 2005-07-28 Sold (Public Records) $62,900 Public Records
• 2005-07-28 Sold (MLS) $62,900 NORTHSTARMLS as Distributed by MLS Grid
• 2005-07-01 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2005-02-16 Listed $62,900 NORTHSTARMLS as Distributed by MLS Grid
• 2004-08-16 Sold (Public Records) $64,000 Public Records
• 2002-05-03 Sold (MLS) $63,500 NORTHSTARMLS as Distributed by MLS Grid
• 2002-03-25 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2002-03-21 Listed $62,500 NORTHSTARMLS as Distributed by MLS Grid

Property tax history

+5.7%/yr

Latest (2025): $1,424 · +11.1% YoY. Source: county tax records.