66 9th St E #1609 · St. Paul, MN 55101

$115,000

1 bd · 1.0 ba · 680 sqft · Condo public records · 36 Days on market

Built 1983 $548/mo HOA · 32% of rent

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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 +13.7/30.0
• 1% rule +9.9/10.0
• ARV discount +7.5/15.0
• DSCR +4.1/10.0
• Rent growth +2.6/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +2.4/10.0
• Schools +2.4/10.0

Listing remarks

Fantastic City Walk Condo in the heart of Downtown St Paul! Citwalk was the first residential building in St. Paul on the Skyway System. This unit features new living room flooring in March, 2026, private balcony with spectacular city views, designated parking spot and storage room! Shared amenities include a heated outdoor pool, large deck with great city views sauna, hot tub, party room and fitness center. This unit gives you 4-season indoor access via the skyway to great restaurants, coffee shops, bars, shopping and entertainment including the Xcel Energy Center for MN Wild games! Just a 3-minute walk to the light rail station. This condo gives you easy access to all that Saint Paul and

Key facts

• Large deck
• Fitness center
• Private balcony

Tags

• PRIVATE BALCONY
• HEATED OUTDOOR POOL
• LARGE DECK
• FITNESS CENTER
• 4-SEASON INDOOR ACCESS

Property features AI

Finance

• HOA & community: HOA managed by Cedar Management; Monthly association fee (includes air conditioning, heating, internet, grounds maintenance, parking, professional management, recreation facility and shared amenities); Building amenities include laundry, concrete floors & walls, elevator(s), lobby entrance, patio, sauna, and security lighting; Shared amenity spaces: amusement/party room and exercise room

Exterior

• Parking: Assigned parking; Secured parking garage with guest parking; Garage door opener; One garage space (stall #159) with storage
• Security: Security lighting
• Utilities: City water connected; City sewer connected; Natural gas; Electric with circuit breakers
• Home design: Attached residential unit; One level
• Construction: Concrete construction; 680 above-grade finished area; 680 main level finished area; 680 building area total; One-story building
• Exterior features: Patio; Stone exterior; Below-ground pool; Public transit within six blocks; Zero lot line; City street frontage with curbs, sidewalks, paved streets and street lights; Publicly maintained road

Interior

• Kitchen: Dishwasher; Range; Refrigerator
• Bedrooms: One bedroom on the main level (13 x 11)
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Accessible elevator installed; No internal stairs; Eat-in kitchen; Balcony; Cable available
• Laundry & utility: Laundry in common area

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $115k.

Deal economics

• At list price, monthly cash flow is $8 ($101/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $115k).
• Recommended offer: $112k (3.0% below list) — sets the bar for market timing.

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 flat; 77 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals leasing fast (median 2d 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 32% of the median local income ($65k/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 $795 of loan paydown is wiped out by about $3k 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 36 days — a 3% lower offer ($112k) is reasonable based on typical stale-listing flexibility.
• 14 sale attempts since 34y 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: HOA is 32% of rent.

Recommended offer $111,550 (3.0% below list)

Questions for the listing agent

1. It's been on market 36 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. 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?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.49% ✓
• Cap rate: 6.38%
• Cash-on-cash: 0.31%
• DSCR: 1.01
• GRM: 5.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.2% rent growth · sell at horizon

5-year hold

• IRR: -20.9%
• Equity multiple: 0.30×
• Total profit: $-22,440
• Equity at exit: $17,147

10-year hold

• IRR: -32.5%
• Equity multiple: -0.11×
• Total profit: $-35,628
• Equity at exit: $9,943

Cash invested: $32,200 (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 55101

• Home prices YoY: -2.1%
• Rents YoY: 0.2%
• Active inventory: 77
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $1,718 high
• Mortgage (P&I): −$603
• Tax from tax record: −$150 /mo · $1,798/yr
• Insurance: −$48
• HOA: −$548
• Vacancy / Maint / Mgmt: −$361
• Net cashflow: $8

Break-even live

Break-even rent $1,707

Max offer price $115,000

Occupancy floor 95%

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
101 10th St E Saint Paul, MN	3.0	1.0–2.0	887	$1,611	$1.82	2d	25	0.17mi
141 4th St E Saint Paul, MN	2.0	1.0–2.0	811	$1,776	$2.19	20d	20	0.30mi
333 Sibley St Saint Paul, MN	3.0	1.0–2.0	1358	$1,884	$1.39	10d	10	0.33mi
111 Kellogg Blvd E Saint Paul, MN	3.0	1.0–2.0	1000	$1,749	$1.75	1d	20	0.34mi
240 5th St E St Paul, MN	2.0	1.0–2.0	949	$2,038	$2.15	2d	10	0.39mi
250 6th St E St Paul, MN	2.0	1.0–2.0	980	$2,108	$2.15	1d	16	0.39mi
180 E Kellogg Blvd St Paul, MN	3.0	1.0–2.5	1436	$2,338	$1.63	1d	22	0.42mi
253 Kellogg Blvd W Saint Paul, MN	2.0	1.0–2.0	1208	$2,226	$1.84	2d	12	0.45mi
330 9th St E St Paul, MN	1.0–2.0	1.0	978	$1,445	$1.48	3d	3	0.48mi
400 Spring St Saint Paul, MN	1.0–2.0	1.0–2.0	1205	$1,500	$1.24	3d	31	1.00mi
255 Western Ave N Saint Paul, MN	3.0	1.0–2.0	1049	$2,181	$2.08	1d	23	1.07mi

HOA detail condo

• Monthly dues: $548 · $6,576/yr
• Likely covers: poolgym
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 50 events

1. 2026-06-18
   days on market $115,000 Active 36 DOM
2. 2026-06-17
   days on market $115,000 Active 35 DOM
3. 2026-06-16
   days on market $115,000 Active 34 DOM
4. 2026-06-15
   days on market $115,000 Active 33 DOM
5. 2026-06-13
   days on market $115,000 Active 31 DOM
6. 2026-06-09
   days on market $115,000 Active 27 DOM
7. 2026-06-08
   days on market $115,000 Active 26 DOM
8. 2026-06-07
   days on market $115,000 Active 25 DOM
9. 2026-06-04
   days on market $115,000 Active 22 DOM
10. 2026-06-03
    days on market $115,000 Active 21 DOM
11. 2026-06-02
    days on market $115,000 Active 20 DOM
12. 2026-06-01
    days on market $115,000 Active 19 DOM
13. 2026-05-31
    days on market $115,000 Active 18 DOM
14. 2026-05-13
    listed $115,000 Active 912-char remark
15. 2026-05-02
    historical
16. 2026-01-26
    listed $115,000 Active
17. 2026-01-26
    historical
18. 2026-01-12
    price $115,000
19. 2025-10-21
    listed $125,000 Active
20. 2025-09-13
    historical
21. 2025-03-30
    price $104,000
22. 2025-03-21
    listed $109,000 Active
23. 2025-03-03
    historical
24. 2025-02-07
    price $118,500
25. 2025-01-30
    price $124,500
26. 2024-10-21
    listed $129,900 Active
27. 2023-01-27
    soldstatus $118,000 Sold
28. 2023-01-27
    soldstatus $118,000
29. 2022-12-27
    historical Contingent - Other
30. 2022-12-19
    price $124,700
31. 2022-11-11
    listed $129,900 Active
32. 2017-01-20
    soldstatus $116,400 Sold
33. 2016-12-22
    status Pending
34. 2016-12-14
    historical
35. 2016-11-30
    historical Contingent - Subject to Statutory Rescission
36. 2016-11-15
    status Active
37. 2016-11-14
    historical
38. 2016-11-08
    price $119,900
39. 2016-10-27
    status Active
40. 2016-09-15
    historical Contingent - Inspection
41. 2016-08-22
    price $124,900
42. 2016-08-01
    price $127,900
43. 2016-05-14
    listed $132,900 Active
44. 2014-11-25
    soldstatus $99,900
45. 2014-11-17
    soldstatus $99,900 Sold
46. 2014-11-17
    soldstatus $99,900
47. 2014-11-17
    soldstatus $99,900
48. 2014-09-11
    status Pending
49. 2014-09-08
    historical Contingent - Inspection
50. 2014-09-05
    listed $99,900 Active

ⓘ 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: $1,798 · $150/mo
• Projected year-2 tax: $1,798 · $150/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $20,617
• − Mortgage interest: −$6,442
• − Property taxes: −$1,798
• − Insurance: −$575
• − Repairs & maintenance: −$1,649
• − Management: −$1,649
• − HOA: −$6,576
• − Depreciation: −$3,345
• Taxable loss: −$1,418
• Est. tax savings @ 24.0%: +$340
• After-tax cash flow: $442/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): 7,911
• Household income: $64,863
• Rent vs Own: 78.8% rent · 21.2% own
• Severe rent burden: 1202.0

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 (67%)
• Race & ethnicity: White 67% Asian 13% Black 10% Two or more races 6% Hispanic / Latino 3%
• Common ancestry: Portuguese 8% Romanian 3% Italian 3%
• Foreign-born: 11% · Canada, Vietnam, China
• Languages at home: 86% English-only · Spanish 3% Other Asian/Pacific 3% Tagalog/Filipino 2%

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: ▼ -5.29%
• Current HPI: 248.1315
• Rent YoY: ▲ 0.20%
• 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

+167.4% since first listed

45 events — show timeline

• 2026-05-13 Listed $115,000 NORTHSTARMLS as Distributed by MLS Grid
• 2026-05-02 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2026-01-26 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2026-01-26 Listed $115,000 NORTHSTARMLS as Distributed by MLS Grid
• 2026-01-12 Price Changed $115,000 NORTHSTARMLS as Distributed by MLS Grid
• 2025-10-21 Listed $125,000 NORTHSTARMLS as Distributed by MLS Grid
• 2025-09-13 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2025-03-30 Price Changed $104,000 NORTHSTARMLS as Distributed by MLS Grid
• 2025-03-21 Listed $109,000 NORTHSTARMLS as Distributed by MLS Grid
• 2025-03-03 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2025-02-07 Price Changed $118,500 NORTHSTARMLS as Distributed by MLS Grid
• 2025-01-30 Price Changed $124,500 NORTHSTARMLS as Distributed by MLS Grid
• 2024-10-21 Listed $129,900 NORTHSTARMLS as Distributed by MLS Grid
• 2023-01-27 Sold (Public Records) $118,000 Public Records
• 2023-01-27 Sold (MLS) $118,000 NORTHSTARMLS as Distributed by MLS Grid
• 2022-12-27 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2022-12-19 Price Changed $124,700 NORTHSTARMLS as Distributed by MLS Grid
• 2022-11-11 Listed $129,900 NORTHSTARMLS as Distributed by MLS Grid
• 2017-01-20 Sold (MLS) $116,400 NORTHSTARMLS as Distributed by MLS Grid
• 2016-12-22 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2016-12-14 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2016-11-30 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2016-11-15 Relisted — NORTHSTARMLS as Distributed by MLS Grid
• 2016-11-14 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2016-11-08 Price Changed $119,900 NORTHSTARMLS as Distributed by MLS Grid
• 2016-10-27 Relisted — NORTHSTARMLS as Distributed by MLS Grid
• 2016-09-15 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2016-08-22 Price Changed $124,900 NORTHSTARMLS as Distributed by MLS Grid
• 2016-08-01 Price Changed $127,900 NORTHSTARMLS as Distributed by MLS Grid
• 2016-05-14 Listed $132,900 NORTHSTARMLS as Distributed by MLS Grid
• 2014-11-25 Sold (Public Records) $99,900 Public Records
• 2014-11-17 Sold (MLS) $99,900 LSAR
• 2014-11-17 Sold (MLS) $99,900 RASM
• 2014-11-17 Sold (MLS) $99,900 NORTHSTARMLS as Distributed by MLS Grid
• 2014-09-11 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2014-09-08 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2014-09-05 Listed $99,900 NORTHSTARMLS as Distributed by MLS Grid
• 2014-09-03 Listed $99,900 LSAR
• 2014-09-03 Listed $99,900 RASM
• 2009-05-22 Sold (Public Records) $81,500 Public Records
• 2009-05-07 Sold (MLS) $81,500 NORTHSTARMLS as Distributed by MLS Grid
• 2009-04-16 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2008-09-30 Listed $89,900 NORTHSTARMLS as Distributed by MLS Grid
• 1992-09-09 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 1992-07-09 Listed $43,000 NORTHSTARMLS as Distributed by MLS Grid

Property tax history

+5.6%/yr

Latest (2025): $1,798 · +2.7% YoY. Source: county tax records.