607 Topping St · St. Paul, MN 55103

$254,900

4 bd · 1.5 ba · 1,920 sqft · SingleFamily public records · 100 Days on market

Built 1900 5,357 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 +21.2/30.0
• ARV discount +7.5/15.0
• DSCR +6.8/10.0
• 1% rule +5.7/10.0
• 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

Welcome to this beautifully maintained, spacious turn of the century home where old world charm abounds! This home features 4 proper bedrooms on the upper level + an office, beautiful hardwood floors on both levels and a beautifully updated center island kitchen. Kitchen is generous and very functional with a bounty of cabinets and plenty of counter space. Such a wonderful floor plan including large rooms, 4 bedrooms on one level and a convenient half bath on the main. Per remarks from a previous listing, it stated the windows, roof, boiler, stucco, kitchen and baths were all updated in 2005. There is great storage in the clean and spacious lower level as well as the 2+ car garage! Enjoy easy access to both downtowns, all that Como Park has to offer and so many great shops and restaurants within a short walk or drive!

Key facts

• Generous cabinets
• Brand new roof
• New flooring

Tags

• NEW FLOORING
• BRAND NEW ROOF
• GENEROUS CABINETS
• GREAT GRANITE COUNTER SPACE
• CORNER LOT
• SPACIOUS DRIVEWAY

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $255k.

Deal economics

• At list price, monthly cash flow is $368 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $255k).
• Recommended offer: $232k (9.0% 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.
• Market conditions: Rents rising fast (+4.0%/yr); 44 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 18d on market — plan ~3-4 weeks tenant-placement turnaround); 1,202 units permitted in Ramsey County in 2024 (880 in 5+ unit buildings).
• At $2,725/mo this rent would consume 68% of the median local household income ($48k/yr) (locally 787% 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 $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.

Negotiation context

• It's been on market 100 days — a 9% lower offer ($232k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 22y 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.

Risks & watch-outs

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

Recommended offer $231,959 (9.0% below list)

Questions for the listing agent

1. It's been on market 100 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 1900 — 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. 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: 1.07% ✓
• Cap rate: 8.03%
• Cash-on-cash: 6.19%
• DSCR: 1.28
• GRM: 7.8

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: -5.5%
• Equity multiple: 0.79×
• Total profit: $-14,893
• Equity at exit: $38,006

10-year hold

• IRR: 5.4%
• Equity multiple: 1.42×
• Total profit: $29,642
• Equity at exit: $22,039

Cash invested: $71,372 (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: 44
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $2,725 medium
• Mortgage (P&I): −$1,337
• Tax from tax record: −$342 /mo · $4,098/yr
• Insurance: −$106
• HOA: −$0
• Vacancy / Maint / Mgmt: −$572
• Net cashflow: $368

Break-even live

Break-even rent $2,259

Max offer price $254,900

Occupancy floor 81%

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: $63,725
• Closing costs: $7,647
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
585 Cottage Ave W Saint Paul, MN	4.0	2.0	1940	$2,995	$1.54	20d	1	1.04mi
1443 Saint Albans St N Saint Paul, MN	4.0	2.0	1500	$2,700	$1.80	18d	1	1.17mi
255 Western Ave N Saint Paul, MN	3.0	1.0–2.0	1049	$3,700	$3.53	1d	23	1.39mi

Listing history 27 events

1. 2026-04-28
   status Pending
2. 2026-03-30
   status Active
3. 2026-03-11
   status Active
4. 2026-02-16
   status Active
5. 2026-02-07
   status Active
6. 2026-02-05
   historical Contingent - Inspection
7. 2026-02-02
   status Active
8. 2026-01-28
   historical Contingent - Inspection
9. 2026-01-07
   listed $254,900 Active
10. 2021-12-01
    soldstatus $237,068
11. 2021-11-29
    soldstatus $237,067 Sold 833-char remark

    Show marketing remark (833 chars)

    Welcome to this beautifully maintained, spacious turn of the century home where old world charm abounds! This home features 4 proper bedrooms on the upper level + an office, beautiful hardwood floors on both levels and a beautifully updated center island kitchen. Kitchen is generous and very functional with a bounty of cabinets and plenty of counter space. Such a wonderful floor plan including large rooms, 4 bedrooms on one level and a convenient half bath on the main. Per remarks from a previous listing, it stated the windows, roof, boiler, stucco, kitchen and baths were all updated in 2005. There is great storage in the clean and spacious lower level as well as the 2+ car garage! Enjoy easy access to both downtowns, all that Como Park has to offer and so many great shops and restaurants within a short walk or drive!

12. 2021-10-31
    status Pending 833-char remark

    Show marketing remark (833 chars)

    Welcome to this beautifully maintained, spacious turn of the century home where old world charm abounds! This home features 4 proper bedrooms on the upper level + an office, beautiful hardwood floors on both levels and a beautifully updated center island kitchen. Kitchen is generous and very functional with a bounty of cabinets and plenty of counter space. Such a wonderful floor plan including large rooms, 4 bedrooms on one level and a convenient half bath on the main. Per remarks from a previous listing, it stated the windows, roof, boiler, stucco, kitchen and baths were all updated in 2005. There is great storage in the clean and spacious lower level as well as the 2+ car garage! Enjoy easy access to both downtowns, all that Como Park has to offer and so many great shops and restaurants within a short walk or drive!

13. 2021-10-26
    historical Contingent - Inspection 833-char remark

    Show marketing remark (833 chars)

    Welcome to this beautifully maintained, spacious turn of the century home where old world charm abounds! This home features 4 proper bedrooms on the upper level + an office, beautiful hardwood floors on both levels and a beautifully updated center island kitchen. Kitchen is generous and very functional with a bounty of cabinets and plenty of counter space. Such a wonderful floor plan including large rooms, 4 bedrooms on one level and a convenient half bath on the main. Per remarks from a previous listing, it stated the windows, roof, boiler, stucco, kitchen and baths were all updated in 2005. There is great storage in the clean and spacious lower level as well as the 2+ car garage! Enjoy easy access to both downtowns, all that Como Park has to offer and so many great shops and restaurants within a short walk or drive!

14. 2021-10-07
    price $229,900 833-char remark

    Show marketing remark (833 chars)

    Welcome to this beautifully maintained, spacious turn of the century home where old world charm abounds! This home features 4 proper bedrooms on the upper level + an office, beautiful hardwood floors on both levels and a beautifully updated center island kitchen. Kitchen is generous and very functional with a bounty of cabinets and plenty of counter space. Such a wonderful floor plan including large rooms, 4 bedrooms on one level and a convenient half bath on the main. Per remarks from a previous listing, it stated the windows, roof, boiler, stucco, kitchen and baths were all updated in 2005. There is great storage in the clean and spacious lower level as well as the 2+ car garage! Enjoy easy access to both downtowns, all that Como Park has to offer and so many great shops and restaurants within a short walk or drive!

15. 2021-09-30
    listed $239,900 Active 833-char remark

    Show marketing remark (833 chars)

    Welcome to this beautifully maintained, spacious turn of the century home where old world charm abounds! This home features 4 proper bedrooms on the upper level + an office, beautiful hardwood floors on both levels and a beautifully updated center island kitchen. Kitchen is generous and very functional with a bounty of cabinets and plenty of counter space. Such a wonderful floor plan including large rooms, 4 bedrooms on one level and a convenient half bath on the main. Per remarks from a previous listing, it stated the windows, roof, boiler, stucco, kitchen and baths were all updated in 2005. There is great storage in the clean and spacious lower level as well as the 2+ car garage! Enjoy easy access to both downtowns, all that Como Park has to offer and so many great shops and restaurants within a short walk or drive!

16. 2016-01-13
    soldstatus $160,000
17. 2016-01-07
    soldstatus $160,000 Sold 397-char remark

    Show marketing remark (397 chars)

    Spacious turn of the century home. This home features hardwood floors, 4 bedrooms on one level and a large updated kitchen. You will notice the charm as soon you see the wonderful staircase and the original woodwork. The home provides easy access to downtown St. Paul and is close to Como Park, Lake, Zoo and golf course. There are also many great shops and restaurants with in just a short drive.

18. 2015-11-13
    status Pending 397-char remark

    Show marketing remark (397 chars)

    Spacious turn of the century home. This home features hardwood floors, 4 bedrooms on one level and a large updated kitchen. You will notice the charm as soon you see the wonderful staircase and the original woodwork. The home provides easy access to downtown St. Paul and is close to Como Park, Lake, Zoo and golf course. There are also many great shops and restaurants with in just a short drive.

19. 2015-10-27
    historical Contingent - Inspection 397-char remark

    Show marketing remark (397 chars)

    Spacious turn of the century home. This home features hardwood floors, 4 bedrooms on one level and a large updated kitchen. You will notice the charm as soon you see the wonderful staircase and the original woodwork. The home provides easy access to downtown St. Paul and is close to Como Park, Lake, Zoo and golf course. There are also many great shops and restaurants with in just a short drive.

20. 2015-10-15
    price $169,900 397-char remark

    Show marketing remark (397 chars)

    Spacious turn of the century home. This home features hardwood floors, 4 bedrooms on one level and a large updated kitchen. You will notice the charm as soon you see the wonderful staircase and the original woodwork. The home provides easy access to downtown St. Paul and is close to Como Park, Lake, Zoo and golf course. There are also many great shops and restaurants with in just a short drive.

21. 2015-09-24
    listed $174,900 Active 397-char remark

    Show marketing remark (397 chars)

    Spacious turn of the century home. This home features hardwood floors, 4 bedrooms on one level and a large updated kitchen. You will notice the charm as soon you see the wonderful staircase and the original woodwork. The home provides easy access to downtown St. Paul and is close to Como Park, Lake, Zoo and golf course. There are also many great shops and restaurants with in just a short drive.

22. 2005-07-25
    soldstatus $189,900
23. 2005-07-08
    historical
24. 2005-03-29
    historical
25. 2005-03-28
    listed $189,900
26. 2004-11-09
    listed $189,900
27. 2004-03-08
    soldstatus $85,000

ⓘ 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: $4,098 · $342/mo
• Projected year-2 tax: $4,098 · $342/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: $32,697
• − Mortgage interest: −$14,278
• − Property taxes: −$4,098
• − Insurance: −$1,274
• − Repairs & maintenance: −$2,616
• − Management: −$2,616
• − Depreciation: −$7,415
• Taxable income: $400
• Est. tax owed @ 24.0%: −$96
• After-tax cash flow: $4,322/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

+199.9% since first listed

27 events — show timeline

• 2026-04-28 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2026-03-30 Relisted — NORTHSTARMLS as Distributed by MLS Grid
• 2026-03-11 Relisted — NORTHSTARMLS as Distributed by MLS Grid
• 2026-02-16 Relisted — NORTHSTARMLS as Distributed by MLS Grid
• 2026-02-07 Relisted — NORTHSTARMLS as Distributed by MLS Grid
• 2026-02-05 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2026-02-02 Relisted — NORTHSTARMLS as Distributed by MLS Grid
• 2026-01-28 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2026-01-07 Listed $254,900 NORTHSTARMLS as Distributed by MLS Grid
• 2021-12-01 Sold (Public Records) $237,068 Public Records
• 2021-11-29 Sold (MLS) $237,067 NORTHSTARMLS as Distributed by MLS Grid
• 2021-10-31 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2021-10-26 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2021-10-07 Price Changed $229,900 NORTHSTARMLS as Distributed by MLS Grid
• 2021-09-30 Listed $239,900 NORTHSTARMLS as Distributed by MLS Grid
• 2016-01-13 Sold (Public Records) $160,000 Public Records
• 2016-01-07 Sold (MLS) $160,000 NORTHSTARMLS as Distributed by MLS Grid
• 2015-11-13 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2015-10-27 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2015-10-15 Price Changed $169,900 NORTHSTARMLS as Distributed by MLS Grid
• 2015-09-24 Listed $174,900 NORTHSTARMLS as Distributed by MLS Grid
• 2005-07-25 Sold (MLS) $189,900 NORTHSTARMLS as Distributed by MLS Grid
• 2005-07-08 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2005-03-29 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2005-03-28 Listed $189,900 NORTHSTARMLS as Distributed by MLS Grid
• 2004-11-09 Listed $189,900 NORTHSTARMLS as Distributed by MLS Grid
• 2004-03-08 Sold (Public Records) $85,000 Public Records

Property tax history

+9.7%/yr

Latest (2025): $4,098 · +14.8% YoY. Source: county tax records.