675 Koehler Rd · Vadnais Heights, MN 55127

$329,900

3 bd · 2.0 ba · 1,714 sqft · SingleFamily public records · 74 Days on market

Built 1957 0.54 ac lot $192/sqft · 18% below area Est $406k · 19% under

---

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).

• ARV discount +15.0/15.0
• Cash flow +7.9/30.0
• Schools +4.6/10.0
• Livability +3.6/5.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• 1% rule +2.1/10.0
• DSCR +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Versatility meets opportunity in this thoughtfully designed home. Previously configured as an over/under duplex, this residence offers a flexible layout ideal for multi-generational living, guest quarters, or potential rental income. The upper-level features three bedrooms on one level, including a generously sized primary suite, a full bathroom, and an attached one-car garage. The lower level is equally impressive with its own private entrance, two bedrooms, a ¾ bath, full kitchen, and separate laundry—creating a true independent living space. Set on a private lot with no rear neighbors, the home overlooks a pristine drylands marsh teeming with wildlife—eagles, deer, and wild turkeys—offering a peaceful, nature-filled backdrop rarely found. There is ample space for gardening, entertaining, or simply enjoying the quiet surroundings. A standout feature is the expansive 30’ x 24’ detached garage with concrete flooring, complemented by a new asphalt driveway and turnaround—perfect for hobbyists, storage, or additional vehicles. Major mechanicals have been well maintained and updated, including a new boiler (2020), roof (2018), dual-zone heating, and dual water heaters (gas and electric). Additional updates include new lower-level windows and cabinetry, ensuring move-in readiness. Newly painted kitchen cabinets, (2026). Conveniently located by shopping, restaurants, medical center, salons and the Regional Park and Vadnais Lakes, with quick access to 35E for an easy commute, this home offers both convenience and a lifestyle of privacy and natural beauty.

Key facts

• 0.54 acre lot
• 3 garage spots
• Built 1957

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $330k.

Deal economics

• At list price, monthly cash flow is $-348 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $268k (18.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $236k (28.5% below list).
• Recommended offer: $236k (28.5% below list) — sets the bar for 1% rule.
• Cap rate 5.0% vs local median 4.0% in Vadnais Heights — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 72/100 on livability (#280 in MN) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, crime A-; Watch: amenities F, commute F.
• White Bear Lake School District (suburban): math 45% / reading 57% proficiency, ranked #83 of 301 in MN (top 28%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents flat; 135 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 1,202 units permitted in Ramsey County in 2024 (880 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $10k 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 74 days — a 6% lower offer ($310k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 10y ago; this cycle's ask has dropped $70k (18%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $171k; list at $330k implies a 93% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1957 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $235,840 (28.5% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 74 days. Have you received any prior offers? Is the seller open to a 29% concession, seller financing, or rate buy-down credit?
3. Built in 1957 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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 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: 0.71% ✗
• Cap rate: 5.03%
• Cash-on-cash: -4.52%
• DSCR: 0.80
• GRM: 11.7

CMA / ARV

• ARV (median comp): $406,204
• List price: $329,900
• Delta: -18.78%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.54% rent growth · sell at horizon

5-year hold

• IRR: -26.6%
• Equity multiple: 0.12×
• Total profit: $-81,307
• Equity at exit: $49,189

10-year hold

• IRR: -34.6%
• Equity multiple: -0.32×
• Total profit: $-121,598
• Equity at exit: $28,524

Cash invested: $92,372 (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 55127

• Rents YoY: 0.5%
• Active inventory: 135
• Price-to-rent: 11.7×

Monthly cashflow live

• Estimated rent: $2,358 high
• Mortgage (P&I): −$1,730
• Tax from tax record: −$343 /mo · $4,120/yr
• Insurance: −$137
• HOA: −$0
• Vacancy / Maint / Mgmt: −$495
• Net cashflow: $-348

Break-even live

Break-even rent $2,799

Max offer price $268,480

Occupancy floor —

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: $82,475
• Closing costs: $9,897
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
Parkside Village (Arcade, Bella, Berwood, Greta) Vadnais Heights, MN	2.0	2.0	1255	$2,100	$1.67	5d	1	0.64mi
750 W Berwood Ave Vadnais Heights, MN	4.0	2.0	1460	$2,700	$1.85	2d	1	0.66mi
3334 Arcade St S Saint Paul, MN	2.0	2.0	1255	$2,100	$1.67	18d	1	0.75mi
826 Greta Ln Saint Paul, MN	2.0	2.0	1255	$2,100	$1.67	5d	1	0.75mi
768 Manor St Saint Paul, MN	4.0	2.0	1650	$2,500	$1.52	44d	1	0.97mi
631 Liberty Way Saint Paul, MN	2.0	2.0	1471	$2,895	$1.97	15d	1	0.98mi
4143 Centerville Rd Saint Paul, MN	1.0–2.0	1.0–2.0	1014	$2,068	$2.04	2d	5	1.18mi
3040 Basswood St Unit A Little Canada, MN	3.0	3.0	1777	$2,800	$1.58	15d	1	1.31mi

Listing history 23 events

1. 2026-06-08
   statusdays on market $329,900 Pending 74 DOM
2. 2026-06-07
   days on market $329,900 Contingent - Inspection 73 DOM
3. 2026-06-04
   days on market $329,900 Contingent - Inspection 70 DOM
4. 2026-06-03
   days on market $329,900 Contingent - Inspection 69 DOM
5. 2026-06-02
   days on market $329,900 Contingent - Inspection 68 DOM
6. 2026-06-01
   statusdays on market $329,900 Contingent - Inspection 67 DOM
7. 2026-05-31
   days on market $329,900 Active 66 DOM
8. 2026-05-08
   price $339,900 1623-char remark

   Show marketing remark (1623 chars)

   Versatility meets opportunity in this thoughtfully designed home. Previously configured as an over/under duplex, this residence offers a flexible layout ideal for multi-generational living, guest quarters, or potential rental income. The upper-level features three bedrooms on one level, including a generously sized primary suite, a full bathroom, and an attached one-car garage. The lower level is equally impressive with its own private entrance, two bedrooms, a ¾ bath, full kitchen, and separate laundry—creating a true independent living space. Set on a private lot with no rear neighbors, the home overlooks a pristine drylands marsh teeming with wildlife—eagles, deer, and wild turkeys—offering a peaceful, nature-filled backdrop rarely found. There is ample space for gardening, entertaining, or simply enjoying the quiet surroundings. A standout feature is the expansive 30’ x 24’ detached garage with concrete flooring, complemented by a new asphalt driveway and turnaround—perfect for hobbyists, storage, or additional vehicles. Major mechanicals have been well maintained and updated, including a new boiler (2020), roof (2018), dual-zone heating, and dual water heaters (gas and electric). Additional updates include new lower-level windows and cabinetry, ensuring move-in readiness. Newly painted kitchen cabinets, (2026). Conveniently located by shopping, restaurants, medical center, salons and the Regional Park and Vadnais Lakes, with quick access to 35E for an easy commute, this home offers both convenience and a lifestyle of privacy and natural beauty.

9. 2026-04-25
   price $359,900 1623-char remark

   Show marketing remark (1623 chars)

   Versatility meets opportunity in this thoughtfully designed home. Previously configured as an over/under duplex, this residence offers a flexible layout ideal for multi-generational living, guest quarters, or potential rental income. The upper-level features three bedrooms on one level, including a generously sized primary suite, a full bathroom, and an attached one-car garage. The lower level is equally impressive with its own private entrance, two bedrooms, a ¾ bath, full kitchen, and separate laundry—creating a true independent living space. Set on a private lot with no rear neighbors, the home overlooks a pristine drylands marsh teeming with wildlife—eagles, deer, and wild turkeys—offering a peaceful, nature-filled backdrop rarely found. There is ample space for gardening, entertaining, or simply enjoying the quiet surroundings. A standout feature is the expansive 30’ x 24’ detached garage with concrete flooring, complemented by a new asphalt driveway and turnaround—perfect for hobbyists, storage, or additional vehicles. Major mechanicals have been well maintained and updated, including a new boiler (2020), roof (2018), dual-zone heating, and dual water heaters (gas and electric). Additional updates include new lower-level windows and cabinetry, ensuring move-in readiness. Newly painted kitchen cabinets, (2026). Conveniently located by shopping, restaurants, medical center, salons and the Regional Park and Vadnais Lakes, with quick access to 35E for an easy commute, this home offers both convenience and a lifestyle of privacy and natural beauty.

10. 2026-04-14
    price $369,900 1623-char remark

    Show marketing remark (1623 chars)

    Versatility meets opportunity in this thoughtfully designed home. Previously configured as an over/under duplex, this residence offers a flexible layout ideal for multi-generational living, guest quarters, or potential rental income. The upper-level features three bedrooms on one level, including a generously sized primary suite, a full bathroom, and an attached one-car garage. The lower level is equally impressive with its own private entrance, two bedrooms, a ¾ bath, full kitchen, and separate laundry—creating a true independent living space. Set on a private lot with no rear neighbors, the home overlooks a pristine drylands marsh teeming with wildlife—eagles, deer, and wild turkeys—offering a peaceful, nature-filled backdrop rarely found. There is ample space for gardening, entertaining, or simply enjoying the quiet surroundings. A standout feature is the expansive 30’ x 24’ detached garage with concrete flooring, complemented by a new asphalt driveway and turnaround—perfect for hobbyists, storage, or additional vehicles. Major mechanicals have been well maintained and updated, including a new boiler (2020), roof (2018), dual-zone heating, and dual water heaters (gas and electric). Additional updates include new lower-level windows and cabinetry, ensuring move-in readiness. Newly painted kitchen cabinets, (2026). Conveniently located by shopping, restaurants, medical center, salons and the Regional Park and Vadnais Lakes, with quick access to 35E for an easy commute, this home offers both convenience and a lifestyle of privacy and natural beauty.

11. 2026-04-01
    price $389,900 1623-char remark

    Show marketing remark (1623 chars)

    Versatility meets opportunity in this thoughtfully designed home. Previously configured as an over/under duplex, this residence offers a flexible layout ideal for multi-generational living, guest quarters, or potential rental income. The upper-level features three bedrooms on one level, including a generously sized primary suite, a full bathroom, and an attached one-car garage. The lower level is equally impressive with its own private entrance, two bedrooms, a ¾ bath, full kitchen, and separate laundry—creating a true independent living space. Set on a private lot with no rear neighbors, the home overlooks a pristine drylands marsh teeming with wildlife—eagles, deer, and wild turkeys—offering a peaceful, nature-filled backdrop rarely found. There is ample space for gardening, entertaining, or simply enjoying the quiet surroundings. A standout feature is the expansive 30’ x 24’ detached garage with concrete flooring, complemented by a new asphalt driveway and turnaround—perfect for hobbyists, storage, or additional vehicles. Major mechanicals have been well maintained and updated, including a new boiler (2020), roof (2018), dual-zone heating, and dual water heaters (gas and electric). Additional updates include new lower-level windows and cabinetry, ensuring move-in readiness. Newly painted kitchen cabinets, (2026). Conveniently located by shopping, restaurants, medical center, salons and the Regional Park and Vadnais Lakes, with quick access to 35E for an easy commute, this home offers both convenience and a lifestyle of privacy and natural beauty.

12. 2026-03-26
    listed $399,999 Active 1623-char remark

    Show marketing remark (1623 chars)

    Versatility meets opportunity in this thoughtfully designed home. Previously configured as an over/under duplex, this residence offers a flexible layout ideal for multi-generational living, guest quarters, or potential rental income. The upper-level features three bedrooms on one level, including a generously sized primary suite, a full bathroom, and an attached one-car garage. The lower level is equally impressive with its own private entrance, two bedrooms, a ¾ bath, full kitchen, and separate laundry—creating a true independent living space. Set on a private lot with no rear neighbors, the home overlooks a pristine drylands marsh teeming with wildlife—eagles, deer, and wild turkeys—offering a peaceful, nature-filled backdrop rarely found. There is ample space for gardening, entertaining, or simply enjoying the quiet surroundings. A standout feature is the expansive 30’ x 24’ detached garage with concrete flooring, complemented by a new asphalt driveway and turnaround—perfect for hobbyists, storage, or additional vehicles. Major mechanicals have been well maintained and updated, including a new boiler (2020), roof (2018), dual-zone heating, and dual water heaters (gas and electric). Additional updates include new lower-level windows and cabinetry, ensuring move-in readiness. Newly painted kitchen cabinets, (2026). Conveniently located by shopping, restaurants, medical center, salons and the Regional Park and Vadnais Lakes, with quick access to 35E for an easy commute, this home offers both convenience and a lifestyle of privacy and natural beauty.

13. 2025-08-30
    historical
14. 2025-07-23
    price $387,000
15. 2025-06-08
    price $399,900
16. 2025-06-06
    listed $425,000 Active
17. 2025-05-30
    historical
18. 2016-12-05
    soldstatus $170,800 Sold
19. 2016-11-23
    status Pending
20. 2016-11-16
    price $179,900
21. 2016-11-10
    price $187,400
22. 2016-10-24
    listed $189,900 Active
23. 2016-09-27
    soldstatus $125,000

ⓘ 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: $4,120 · $343/mo
• Projected year-2 tax: $4,120 · $343/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 2/10 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: $28,301
• − Mortgage interest: −$18,480
• − Property taxes: −$4,120
• − Insurance: −$1,650
• − Repairs & maintenance: −$2,264
• − Management: −$2,264
• − Depreciation: −$9,597
• Taxable loss: −$10,073
• Est. tax savings @ 24.0%: +$2,418
• After-tax cash flow: $-1,755/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: White Bear Lake School District
• NCES district ID: 2742360
• Math proficiency: 45% ▼ -18.00%
• Reading proficiency: 57% ▼ -8.00%
• Median HH income: $73,051
• Composite: 45.78/100
• National rank: #2564
• State rank: #83 of 301 in MN

Livability — Vadnais Heights

• Score: 72/100
• State rank: #280
• US rank: #6090

Category grades

Amenities F Commute F Cost of living B- Crime A- Employment A+ Housing A+ Health & safety C User ratings B

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Vadnais Heights, MN
• County: Ramsey County · 542,837 people
• City population: 18,090
• Metro: Minneapolis-St. Paul-Bloomington, MN-WI
• Population (ZIP): 18,090
• Household income: $117,917
• Rent vs Own: 17.7% rent · 82.3% own
• Severe rent burden: 280.0

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 (78%)
• Race & ethnicity: White 78% Asian 8% Two or more races 7% Hispanic / Latino 7% Black 2%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Portuguese 8% Romanian 5% Scottish 4%
• Foreign-born: 9% · Canada, China, Guatemala
• Languages at home: 89% English-only · Other Asian/Pacific 4% Spanish 4% Other Indo-European 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: ▼ -267.17%
• Current HPI: 215.5757
• Rent YoY: ▲ 0.54%
• 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

+171.9% since first listed

16 events — show timeline

• 2026-05-08 Price Changed $339,900 NORTHSTARMLS as Distributed by MLS Grid
• 2026-04-25 Price Changed $359,900 NORTHSTARMLS as Distributed by MLS Grid
• 2026-04-14 Price Changed $369,900 NORTHSTARMLS as Distributed by MLS Grid
• 2026-04-01 Price Changed $389,900 NORTHSTARMLS as Distributed by MLS Grid
• 2026-03-26 Listed $399,999 NORTHSTARMLS as Distributed by MLS Grid
• 2025-08-30 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2025-07-23 Price Changed $387,000 NORTHSTARMLS as Distributed by MLS Grid
• 2025-06-08 Price Changed $399,900 NORTHSTARMLS as Distributed by MLS Grid
• 2025-06-06 Listed $425,000 NORTHSTARMLS as Distributed by MLS Grid
• 2025-05-30 Coming Soon — NORTHSTARMLS as Distributed by MLS Grid
• 2016-12-05 Sold (MLS) $170,800 NORTHSTARMLS as Distributed by MLS Grid
• 2016-11-23 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2016-11-16 Price Changed $179,900 NORTHSTARMLS as Distributed by MLS Grid
• 2016-11-10 Price Changed $187,400 NORTHSTARMLS as Distributed by MLS Grid
• 2016-10-24 Listed $189,900 NORTHSTARMLS as Distributed by MLS Grid
• 2016-09-27 Sold (Public Records) $125,000 Public Records

Property tax history

+9.7%/yr

Latest (2025): $4,120 · -0.3% YoY. Source: county tax records.