1883 Saint Clair Ave · St. Paul, MN 55105

$495,000

6 bd · 2.0 ba · 2,344 sqft · MultiFamily public records · 11 Days on market

Built 1924 6,098 sqft lot

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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 +3.3/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

Classic up and down duplex in great location. 3 bedrooms in each unit. off street parking. Would be perfect owner occupied or investment. Units have separate utilities. A great value, don't miss this one!

Key facts

• Natural woodwork
• Separate utilities
• New boilers

Tags

• HISTORIC BUILT INS
• GLEAMING HARDWOOD FLOORS
• NATURAL WOODWORK
• NEW BOILERS
• SEPARATE UTILITIES
• BLOCKS FROM MACALASTER COLLEGE

Property features AI

Finance

• Financial info: Rental license: Standard (licensed)

Exterior

• Parking: Detached 2-car garage
• Utilities: City water; City sewer; Natural gas; Electricity by Xcel Energy
• Home design: Duplex (up-and-down); Two levels; Residential income property; Owner not occupied
• Construction: Block foundation; Asphalt roof (over 8 years old); Built area includes 2,344 above-grade finished and 1,172 below-grade
• Exterior features: Stone and stucco exterior; Chain link fencing; City street frontage (50 x 123 lot)

Interior

• Kitchen: Kitchen window
• Bedrooms: 6 total bedrooms (configured as two 3-bedroom units)
• Flooring: Hardwood floors
• Bathrooms: 2 full bathrooms (one in each unit)
• Heating & cooling: Hot water heating; Window cooling units
• Interior features: Full basement; Hardwood floors
• Laundry & utility: Washer/Dryer hookup in unit; Shared laundry in basement (in basement)

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/1.0-bath units multifamily listed at $495k.

Deal economics

• At list price, monthly cash flow is $2k ($28k/yr) — positive. Per door: $1k/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($8k rent vs $495k).

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: Groveland Park Elementary (math 42% / reading 47%, grade F, #534 of 857 statewide, top 66%, 372 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 45% at this address vs 27% district-wide (+18 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 (+3.1%/yr); 128 active listings in the ZIP; solid renter incomes; 1,202 units permitted in Ramsey County in 2024 (880 in 5+ unit buildings).
• At $7,649/mo this rent would consume 86% of the median local household income ($107k/yr) (locally 909% 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 $3k of loan paydown is wiped out by about $15k 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 + 3.1% rent growth), your $139k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 10 sale attempts since 19y 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 $327k; list at $495k implies a 51% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1924 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $495,000

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1924 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 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: 1.55% ✓
• Cap rate: 11.91%
• Cash-on-cash: 20.08%
• DSCR: 1.89
• GRM: 5.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.15% rent growth · sell at horizon

5-year hold

• IRR: 12.5%
• Equity multiple: 1.50×
• Total profit: $68,932
• Equity at exit: $73,806

10-year hold

• IRR: 21.5%
• Equity multiple: 2.85×
• Total profit: $256,177
• Equity at exit: $42,799

Cash invested: $138,600 (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 55105

• Rents YoY: 3.1%
• Active inventory: 128
• Price-to-rent: 10.8×

Monthly cashflow live

• Estimated rent: $7,649 medium
• Mortgage (P&I): −$2,596
• Tax from tax record: −$922 /mo · $11,062/yr
• Insurance: −$206
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,606
• Net cashflow: $2,319

Break-even live

Break-even rent $4,714

Max offer price $495,000

Occupancy floor 65%

Sensitivity live

Price	-10% $2,599	-5% $2,459	+0% $2,319	+5% $2,179	+10% $2,039
Rent	-10% $1,715	-5% $2,017	+0% $2,319	+5% $2,621	+10% $2,923
Rate	-1.0pp $2,568	-0.5pp $2,445	base $2,319	+0.5pp $2,191	+1.0pp $2,060

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	3	1	$7,650
Total (2 units)			$7,649

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: $123,750
• Closing costs: $14,850
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-06-21
   days on market $495,000 Active 11 DOM
2. 2026-06-18
   days on market $495,000 Active 8 DOM
3. 2026-06-17
   days on market $495,000 Active 7 DOM
4. 2026-06-16
   pricedays on market $495,000 Active 6 DOM
5. 2026-06-15
   days on market $519,000 Active 5 DOM
6. 2026-06-13
   remarks 495-char remark
7. 2026-06-13
   listed $519,000 Active 3 DOM

ⓘ 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: $11,062 · $922/mo
• Projected year-2 tax: $11,062 · $922/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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $91,788
• − Mortgage interest: −$27,728
• − Property taxes: −$11,062
• − Insurance: −$2,475
• − Repairs & maintenance: −$7,343
• − Management: −$7,343
• − Depreciation: −$14,400
• Taxable income: $21,437
• Est. tax owed @ 24.0%: −$5,145
• After-tax cash flow: $22,681/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): 28,617
• Household income: $107,248
• Rent vs Own: 33.4% rent · 66.6% own
• Severe rent burden: 909.0

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: Predominantly White (82%)
• Race & ethnicity: White 82% Two or more races 7% Hispanic / Latino 5% Asian 4% Black 3%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Portuguese 11% Romanian 4% Lithuanian 4%
• Foreign-born: 4% · Canada, China, South Korea
• Languages at home: 91% English-only · Spanish 4% German/W. Germanic 1% Other Asian/Pacific 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: ▼ -562.23%
• Current HPI: 223.6008
• Rent YoY: ▲ 3.15%
• 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

+205.3% since first listed

27 events — show timeline

• 2026-06-10 Listed $519,000 NORTHSTARMLS as Distributed by MLS Grid
• 2026-05-31 Rental Removed $1,850 SHOWMOJO
• 2026-04-15 Listed for Rent $1,850 SHOWMOJO
• 2025-12-26 Rental Removed $1,795 RENTALBEAST
• 2025-12-24 Listed for Rent $1,795 RENTALBEAST
• 2022-03-23 Price Changed $1,550 RENT.
• 2014-09-09 Sold (MLS) $327,000 RASM
• 2014-09-09 Sold (MLS) $327,000 LSAR
• 2014-09-09 Sold (MLS) $327,000 NORTHSTARMLS as Distributed by MLS Grid
• 2014-08-27 Sold (Public Records) $327,000 Public Records
• 2014-07-28 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2014-07-18 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2014-06-24 Relisted — NORTHSTARMLS as Distributed by MLS Grid
• 2014-06-24 Price Changed $339,900 NORTHSTARMLS as Distributed by MLS Grid
• 2014-05-05 Relisted — NORTHSTARMLS as Distributed by MLS Grid
• 2014-04-27 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2014-04-17 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2014-04-17 Price Changed $349,900 NORTHSTARMLS as Distributed by MLS Grid
• 2014-04-17 Relisted — NORTHSTARMLS as Distributed by MLS Grid
• 2014-04-17 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2014-03-15 Listed $379,990 NORTHSTARMLS as Distributed by MLS Grid
• 2014-03-14 Listed $339,900 RASM
• 2014-03-14 Listed $339,900 LSAR
• 2007-08-02 Sold (MLS) $340,000 NORTHSTARMLS as Distributed by MLS Grid
• 2007-06-19 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2007-03-17 Listed $359,900 NORTHSTARMLS as Distributed by MLS Grid
• 1999-04-13 Sold (Public Records) $170,000 Public Records

Property tax history

+5.7%/yr

Latest (2025): $11,062 · +12.7% YoY. Source: county tax records.