929 Euclid St · St. Paul, MN 55106

$292,000

3 bd · 1.5 ba · 1,232 sqft · SingleFamily public records · 27 Days on market

Built 1885 5,357 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 +14.4/30.0
• ARV discount +7.5/15.0
• DSCR +4.4/10.0
• 1% rule +4.2/10.0
• 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

Move in. Not a SS/foreclosure. Updated windows, marble counter tops, ceramic tiles, wood kitchen cabinets, landscape work, 2 car garages & long driveway to fit plenty more. In a welcoming neighborhood by many conveniences. 24/hour notice 9-7:30PM.

Key facts

• 5,357 sq ft lot
• 2 garage spots
• Built 1885

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $292k.

Deal economics

• At list price, monthly cash flow is $57 ($684/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 $268k (8.1% below list).
• Recommended offer: $268k (8.1% 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; 6 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).
• At $2,684/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 $9k 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 27 days — a 2% lower offer ($288k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 32y 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 $92k; list at $292k implies a 217% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1885 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $268,429 (8.1% below list)

Questions for the listing agent

1. Built in 1885 — 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: 0.92% ✗
• Cap rate: 6.53%
• Cash-on-cash: 0.84%
• DSCR: 1.04
• GRM: 9.1

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: -11.3%
• Equity multiple: 0.58×
• Total profit: $-34,527
• Equity at exit: $43,538

10-year hold

• IRR: 2.2%
• Equity multiple: 1.18×
• Total profit: $14,783
• Equity at exit: $25,247

Cash invested: $81,760 (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: 9.1×

Monthly cashflow live

• Estimated rent: $2,684 high
• Mortgage (P&I): −$1,531
• Tax from tax record: −$411 /mo · $4,928/yr
• Insurance: −$122
• HOA: −$0
• Vacancy / Maint / Mgmt: −$564
• Net cashflow: $57

Break-even live

Break-even rent $2,612

Max offer price $292,000

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: $73,000
• Closing costs: $8,760
• Reserves months: —
• Total cash needed: —

Rent comps 6 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	3d	3	1.30mi
250 6th St E St Paul, MN	2.0	1.0–2.0	980	$2,868	$2.93	2d	16	1.33mi
240 5th St E St Paul, MN	2.0	1.0–2.0	949	$2,770	$2.92	2d	10	1.35mi
180 E Kellogg Blvd St Paul, MN	3.0	1.0–2.5	1436	$4,595	$3.20	2d	22	1.40mi
333 Sibley St Saint Paul, MN	3.0	1.0–2.0	1358	$3,269	$2.41	10d	10	1.41mi
141 4th St E Saint Paul, MN	2.0	1.0–2.0	811	$2,420	$2.98	20d	20	1.50mi

Listing history 29 events

1. 2026-04-23
   status Pending
2. 2026-03-26
   listed $292,000 Active
3. 2012-07-13
   soldstatus $92,000
4. 2012-07-13
   soldstatus $100,000
5. 2012-05-18
   soldstatus $100,000 251-char remark

   Show marketing remark (251 chars)

   Move in. Not a SS/foreclosure. Updated windows, marble counter tops, ceramic tiles, wood kitchen cabinets, landscape work, 2 car garages & long driveway to fit plenty more. In a welcoming neighborhood by many conveniences. 24/hour notice 9-7:30PM.

6. 2012-02-17
   historical 251-char remark

   Show marketing remark (251 chars)

   Move in. Not a SS/foreclosure. Updated windows, marble counter tops, ceramic tiles, wood kitchen cabinets, landscape work, 2 car garages & long driveway to fit plenty more. In a welcoming neighborhood by many conveniences. 24/hour notice 9-7:30PM.

7. 2011-09-27
   listed $109,900 251-char remark

   Show marketing remark (251 chars)

   Move in. Not a SS/foreclosure. Updated windows, marble counter tops, ceramic tiles, wood kitchen cabinets, landscape work, 2 car garages & long driveway to fit plenty more. In a welcoming neighborhood by many conveniences. 24/hour notice 9-7:30PM.

8. 2010-07-23
   historical
9. 2010-07-13
   listed $112,900
10. 2010-07-12
    historical
11. 2010-06-23
    soldstatus $92,000
12. 2010-05-09
    listed $112,900
13. 2008-07-23
    soldstatus $60,000
14. 2008-06-13
    historical
15. 2008-06-05
    listed $39,900
16. 1999-11-24
    soldstatus $60,000
17. 1999-11-24
    soldstatus $65,000
18. 1998-05-27
    soldstatus $64,900
19. 1998-03-23
    historical
20. 1998-02-16
    listed $64,900
21. 1997-11-30
    historical
22. 1996-12-24
    soldstatus $59,900
23. 1996-11-20
    listed $64,900
24. 1996-08-01
    soldstatus $59,900
25. 1996-07-17
    historical
26. 1995-12-20
    listed $59,900
27. 1994-06-17
    soldstatus $59,900
28. 1994-06-16
    historical
29. 1994-04-11
    listed $59,900

ⓘ 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: $4,928 · $411/mo
• Projected year-2 tax: $4,928 · $411/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 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥99°F today · 13 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: $32,211
• − Mortgage interest: −$16,357
• − Property taxes: −$4,928
• − Insurance: −$1,460
• − Repairs & maintenance: −$2,577
• − Management: −$2,577
• − Depreciation: −$8,495
• Taxable loss: −$4,181
• Est. tax savings @ 24.0%: +$1,004
• After-tax cash flow: $1,687/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

+387.5% since first listed

29 events — show timeline

• 2026-04-23 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2026-03-26 Listed $292,000 NORTHSTARMLS as Distributed by MLS Grid
• 2012-07-13 Sold (Public Records) $100,000 Public Records
• 2012-07-13 Sold (Public Records) $92,000 Public Records
• 2012-05-18 Sold (MLS) $100,000 NORTHSTARMLS as Distributed by MLS Grid
• 2012-02-17 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2011-09-27 Listed $109,900 NORTHSTARMLS as Distributed by MLS Grid
• 2010-07-23 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2010-07-13 Listed $112,900 NORTHSTARMLS as Distributed by MLS Grid
• 2010-07-12 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2010-06-23 Sold (Public Records) $92,000 Public Records
• 2010-05-09 Listed $112,900 NORTHSTARMLS as Distributed by MLS Grid
• 2008-07-23 Sold (MLS) $60,000 NORTHSTARMLS as Distributed by MLS Grid
• 2008-06-13 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2008-06-05 Listed $39,900 NORTHSTARMLS as Distributed by MLS Grid
• 1999-11-24 Sold (Public Records) $65,000 Public Records
• 1999-11-24 Sold (Public Records) $60,000 Public Records
• 1998-05-27 Sold (MLS) $64,900 NORTHSTARMLS as Distributed by MLS Grid
• 1998-03-23 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 1998-02-16 Listed $64,900 NORTHSTARMLS as Distributed by MLS Grid
• 1997-11-30 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 1996-12-24 Sold (Public Records) $59,900 Public Records
• 1996-11-20 Listed $64,900 NORTHSTARMLS as Distributed by MLS Grid
• 1996-08-01 Sold (MLS) $59,900 NORTHSTARMLS as Distributed by MLS Grid
• 1996-07-17 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 1995-12-20 Listed $59,900 NORTHSTARMLS as Distributed by MLS Grid
• 1994-06-17 Sold (MLS) $59,900 NORTHSTARMLS as Distributed by MLS Grid
• 1994-06-16 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 1994-04-11 Listed $59,900 NORTHSTARMLS as Distributed by MLS Grid

Property tax history

+6.8%/yr

Latest (2025): $4,928 · +1.4% YoY. Source: county tax records.