1273 7th St W · St. Paul, MN 55102

$599,000

20 bd · 16.0 ba · 5,010 sqft · MultiFamily public records · 111 Days on market

Built 1893 8,929 sqft lot

---

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 +2.9/5.0
• 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 (5+ Unit). Listing-text estimate: 4 units. estimate disagrees with records

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks MLS

Live in one unit and let the other three help pay your mortgage in this beautifully maintained 4-plex in the heart of Saint Paul’s highly desirable West Seventh neighborhood. This is an ideal opportunity for an owner-occupant who wants to build equity while enjoying the character and walkability of one of the city’s most vibrant areas. The standout unit is the spacious 2-bedroom apartment, which lives more like a small home. It features a private sliding patio door that opens directly to the fenced side yard, along with a finished lower-level living room that adds valuable and flexible square footage—perfect for a home office, workout space, media room, or guest area. The remaining three 1-bedroom units are thoughtfully laid out and consistently attractive to renters, making this a stable and practical house-hack opportunity. Throughout the property you’ll find beautiful hardwood floors, stainless steel appliances, and classic charm that fits perfectly with the character of the neighborhood. Residents enjoy access to a shared front porch and shared back porch, while the owner's suite benefits from its own private porch space. The large fenced side yard offers room to relax, entertain, garden, or accommodate pets. A new roof was installed in July 2024, adding peace of mind for the next owner. The unfinished third floor presents future potential—whether as expanded living space for an owner-occupant or a possible additional unit (buyer to verify), creating long-term upside beyond the current income. Buyer to confirm all details and measurements.

Key facts

• Fenced side yard
• Private porch space
• New roof

Tags

• PRIVATE SLIDING PATIO DOOR
• FENCED SIDE YARD
• PRIVATE PORCH SPACE
• LARGE FENCED SIDE YARD
• NEW ROOF

What this means for you Summary

Snapshot

• This is a 4 × 5-bed/4.0-bath units multifamily listed at $599k.

Deal economics

• At list price, monthly cash flow is $3k ($42k/yr) — positive. Per door: $867/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($10k rent vs $599k).
• Recommended offer: $545k (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.
• Market conditions: Rents rising (+1.6%/yr); 145 active listings in the ZIP; solid renter incomes; 1,202 units permitted in Ramsey County in 2024 (880 in 5+ unit buildings).
• At $9,704/mo this rent would consume 152% of the median local household income ($76k/yr) (locally 1116% 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 $4k of loan paydown is wiped out by about $18k 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 + 1.6% rent growth), your $168k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 111 days — a 9% lower offer ($545k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 25y 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 $515k; 16% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1893 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $545,090 (9.0% below list)

Questions for the listing agent

1. It's been on market 111 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1893 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.62% ✓
• Cap rate: 13.24%
• Cash-on-cash: 24.81%
• DSCR: 2.10
• GRM: 5.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.6% rent growth · sell at horizon

5-year hold

• IRR: 16.6%
• Equity multiple: 1.66×
• Total profit: $110,506
• Equity at exit: $89,313

10-year hold

• IRR: 24.2%
• Equity multiple: 2.95×
• Total profit: $327,588
• Equity at exit: $51,791

Cash invested: $167,720 (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 55102

• Rents YoY: 1.6%
• Active inventory: 145
• Price-to-rent: 20.6×

Monthly cashflow live

• Estimated rent: $9,704 medium
• Mortgage (P&I): −$3,141
• Tax from tax record: −$808 /mo · $9,690/yr
• Insurance: −$250
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,038
• Net cashflow: $3,468

Break-even live

Break-even rent $5,314

Max offer price $599,000

Occupancy floor 59%

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

Units	Beds	Baths	Est. rent
▸ 4× units	5	4	$9,704
Total (4 units)			$9,704

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: $149,750
• Closing costs: $17,970
• Reserves months: —
• Total cash needed: —

Listing history 28 events

1. 2026-06-18
   days on market $599,000 Active 111 DOM
2. 2026-06-17
   days on market $599,000 Active 110 DOM
3. 2026-06-16
   days on market $599,000 Active 109 DOM
4. 2026-06-15
   days on market $599,000 Active 108 DOM
5. 2026-06-13
   days on market $599,000 Active 106 DOM
6. 2026-06-09
   days on market $599,000 Active 102 DOM
7. 2026-06-08
   days on market $599,000 Active 101 DOM
8. 2026-06-07
   days on market $599,000 Active 100 DOM
9. 2026-06-04
   days on market $599,000 Active 97 DOM
10. 2026-06-03
    days on market $599,000 Active 96 DOM
11. 2026-06-02
    days on market $599,000 Active 95 DOM
12. 2026-06-01
    days on market $599,000 Active 94 DOM
13. 2026-05-31
    days on market $599,000 Active 93 DOM
14. 2026-02-26
    listed $599,000 Active 1602-char remark

    Show marketing remark (1602 chars)

    Live in one unit and let the other three help pay your mortgage in this beautifully maintained 4-plex in the heart of Saint Paul’s highly desirable West Seventh neighborhood. This is an ideal opportunity for an owner-occupant who wants to build equity while enjoying the character and walkability of one of the city’s most vibrant areas. The standout unit is the spacious 2-bedroom apartment, which lives more like a small home. It features a private sliding patio door that opens directly to the fenced side yard, along with a finished lower-level living room that adds valuable and flexible square footage—perfect for a home office, workout space, media room, or guest area. The remaining three 1-bedroom units are thoughtfully laid out and consistently attractive to renters, making this a stable and practical house-hack opportunity. Throughout the property you’ll find beautiful hardwood floors, stainless steel appliances, and classic charm that fits perfectly with the character of the neighborhood. Residents enjoy access to a shared front porch and shared back porch, while the owner's suite benefits from its own private porch space. The large fenced side yard offers room to relax, entertain, garden, or accommodate pets. A new roof was installed in July 2024, adding peace of mind for the next owner. The unfinished third floor presents future potential—whether as expanded living space for an owner-occupant or a possible additional unit (buyer to verify), creating long-term upside beyond the current income. Buyer to confirm all details and measurements.

15. 2025-12-04
    historical
16. 2025-10-21
    price $599,000
17. 2025-08-17
    price $625,000
18. 2025-07-16
    listed $659,000 Active
19. 2025-07-13
    historical
20. 2021-10-27
    soldstatus $515,000
21. 2012-07-18
    soldstatus $225,000
22. 2004-11-05
    soldstatus $378,000
23. 2001-12-31
    soldstatus $307,000
24. 2001-12-05
    soldstatus $300,000
25. 2001-10-12
    historical
26. 2001-10-11
    historical
27. 2001-09-24
    listed $300,000
28. 2001-09-24
    listed $300,000

ⓘ 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: $9,690 · $808/mo
• Projected year-2 tax: $9,690 · $808/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 ≥100°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: $116,448
• − Mortgage interest: −$33,553
• − Property taxes: −$9,690
• − Insurance: −$2,995
• − Repairs & maintenance: −$9,316
• − Management: −$9,316
• − Depreciation: −$17,425
• Taxable income: $34,153
• Est. tax owed @ 24.0%: −$8,197
• After-tax cash flow: $33,418/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): 19,630
• Household income: $76,406
• Rent vs Own: 55.1% rent · 44.9% own
• Severe rent burden: 1116.0

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 (77%)
• Race & ethnicity: White 77% Black 10% Two or more races 6% Hispanic / Latino 5% Asian 3%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Portuguese 10% Lithuanian 5% Romanian 3%
• Foreign-born: 9% · Canada, South Korea
• Languages at home: 87% English-only · Spanish 4% Other Indo-European 1% German/W. Germanic 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: ▼ -217.83%
• Current HPI: 241.7112
• Rent YoY: ▲ 1.60%
• 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

+99.7% since first listed

15 events — show timeline

• 2026-02-26 Listed $599,000 NORTHSTARMLS as Distributed by MLS Grid
• 2025-12-04 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2025-10-21 Price Changed $599,000 NORTHSTARMLS as Distributed by MLS Grid
• 2025-08-17 Price Changed $625,000 NORTHSTARMLS as Distributed by MLS Grid
• 2025-07-16 Listed $659,000 NORTHSTARMLS as Distributed by MLS Grid
• 2025-07-13 Coming Soon — NORTHSTARMLS as Distributed by MLS Grid
• 2021-10-27 Sold (Public Records) $515,000 Public Records
• 2012-07-18 Sold (Public Records) $225,000 Public Records
• 2004-11-05 Sold (Public Records) $378,000 Public Records
• 2001-12-31 Sold (Public Records) $307,000 Public Records
• 2001-12-05 Sold (MLS) $300,000 NORTHSTARMLS as Distributed by MLS Grid
• 2001-10-12 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2001-10-11 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2001-09-24 Listed $300,000 NORTHSTARMLS as Distributed by MLS Grid
• 2001-09-24 Listed $300,000 NORTHSTARMLS as Distributed by MLS Grid

Property tax history

+2.8%/yr

Latest (2025): $9,690 · +0.9% YoY. Source: county tax records.