958 Carroll Ave · St. Paul, MN 55104

$345,000

4 bd · 2.0 ba · 1,327 sqft · SingleFamily public records · 27 Days on market

Built 1916 4,835 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 +15.5/30.0
• ARV discount +7.5/15.0
• DSCR +4.8/10.0
• 1% rule +4.1/10.0
• Rent growth +3.1/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Modern updates meet old-world charm at an affordable price point in Saint Paul. This 4 bedroom/2 bathroom home has been recently rehabbed and is move-in ready. Brand new kitchen with quartz countertops, tile backsplash and stainless steel appliances. Brand new bathrooms on both levels. Spacious living room/dining room with built-in bar. Refinished hardwoods throughout. Updated electrical and plumbing. Fenced in backyard with 2 car garage and extra storage space in the basement. Close to Grand Ave, Summit and Selby for walking to restaurants and shops!

Key facts

• Quartz countertops
• Renovated bathrooms
• Updated kitchen

Tags

• UPDATED KITCHEN
• QUARTZ COUNTERTOPS
• TILE BACKSPLASH
• STAINLESS STEEL APPLIANCES
• RENOVATED BATHROOMS
• REFINISHED HARDWOOD FLOORS

Property features AI

Finance

• Financial info: Conventional financing typical

Exterior

• Parking: Detached 2-car garage
• Utilities: City water (connected); City sewer (connected); Natural gas; Electric service with circuit breakers
• Home design: Residential property; One and one-half story; Main entry on main level
• Construction: Block foundation; Foundation area approximately 1,036; Roof older than 8 years
• Exterior features: Stucco exterior; Chain link fencing; Covered/large porch (26x8)

Interior

• Kitchen: Stainless steel appliances
• Bedrooms: Main floor primary bedroom; Four bedrooms total (two on main level, two on upper level); Bedroom dimensions include a 20x11 main-level bedroom, 11x10 and 11x10 upper-level bedrooms, and an 11x9 main-level bedroom
• Flooring: Hardwood floors
• Bathrooms: Main floor full bath; Upper level three-quarter bath
• Heating & cooling: Baseboard heating; Ductless mini-split cooling and heating
• Interior features: Natural woodwork; Porch
• Laundry & utility: Ductless mini-split heating/cooling (serves as part of HVAC)

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $345k.

Deal economics

• At list price, monthly cash flow is $136 ($2k/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 $315k (8.7% below list).
• Recommended offer: $315k (8.7% 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.
• Zoned schools: Maxfield Elementary School (math 2% / reading 8%, grade F, #849 of 857 statewide, top 100%, 355 students, 94% 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 schools at 68% FRL track the district average.
• Market conditions: Rents rising (+2.5%/yr); 187 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 1,202 units permitted in Ramsey County in 2024 (880 in 5+ unit buildings).
• At $3,149/mo this rent would consume 50% of the median local household income ($76k/yr) (locally 2116% 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 $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 27 days — a 2% lower offer ($340k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 3y 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: built in 1916 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $314,871 (8.7% below list)

Questions for the listing agent

1. Built in 1916 — 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: 0.91% ✗
• Cap rate: 6.77%
• Cash-on-cash: 1.69%
• DSCR: 1.08
• GRM: 9.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.5% rent growth · sell at horizon

5-year hold

• IRR: -14.2%
• Equity multiple: 0.49×
• Total profit: $-48,791
• Equity at exit: $51,441

10-year hold

• IRR: -6.2%
• Equity multiple: 0.61×
• Total profit: $-37,624
• Equity at exit: $29,829

Cash invested: $96,600 (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 55104

• Rents YoY: 2.5%
• Active inventory: 187
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $3,149 medium
• Mortgage (P&I): −$1,809
• Tax from tax record: −$398 /mo · $4,782/yr
• Insurance: −$144
• HOA: −$0
• Vacancy / Maint / Mgmt: −$661
• Net cashflow: $136

Break-even live

Break-even rent $2,977

Max offer price $345,000

Occupancy floor 91%

Sensitivity live

Price	-10% $331	-5% $234	+0% $136	+5% $38	+10% $-59
Rent	-10% $-113	-5% $12	+0% $136	+5% $260	+10% $385
Rate	-1.0pp $310	-0.5pp $224	base $136	+0.5pp $47	+1.0pp $-44

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: $86,250
• Closing costs: $10,350
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
255 Western Ave N Saint Paul, MN	3.0	1.0–2.0	1049	$3,700	$3.53	3d	23	1.19mi
1555 Selby Ave Saint Paul, MN	3.0	1.0–2.0	1129	$4,394	$3.89	0d	6	1.23mi

Listing history 16 events

1. 2026-05-13
   historical Contingent - Inspection 768-char remark
2. 2026-04-24
   listed $345,000 Active 768-char remark
3. 2024-04-17
   soldstatus $331,000
4. 2024-04-10
   soldstatus $331,000 Sold 557-char remark

   Show marketing remark (557 chars)

   Modern updates meet old-world charm at an affordable price point in Saint Paul. This 4 bedroom/2 bathroom home has been recently rehabbed and is move-in ready. Brand new kitchen with quartz countertops, tile backsplash and stainless steel appliances. Brand new bathrooms on both levels. Spacious living room/dining room with built-in bar. Refinished hardwoods throughout. Updated electrical and plumbing. Fenced in backyard with 2 car garage and extra storage space in the basement. Close to Grand Ave, Summit and Selby for walking to restaurants and shops!

5. 2024-03-14
   status Pending 557-char remark

   Show marketing remark (557 chars)

   Modern updates meet old-world charm at an affordable price point in Saint Paul. This 4 bedroom/2 bathroom home has been recently rehabbed and is move-in ready. Brand new kitchen with quartz countertops, tile backsplash and stainless steel appliances. Brand new bathrooms on both levels. Spacious living room/dining room with built-in bar. Refinished hardwoods throughout. Updated electrical and plumbing. Fenced in backyard with 2 car garage and extra storage space in the basement. Close to Grand Ave, Summit and Selby for walking to restaurants and shops!

6. 2024-03-07
   historical Contingent - Inspection 557-char remark

   Show marketing remark (557 chars)

   Modern updates meet old-world charm at an affordable price point in Saint Paul. This 4 bedroom/2 bathroom home has been recently rehabbed and is move-in ready. Brand new kitchen with quartz countertops, tile backsplash and stainless steel appliances. Brand new bathrooms on both levels. Spacious living room/dining room with built-in bar. Refinished hardwoods throughout. Updated electrical and plumbing. Fenced in backyard with 2 car garage and extra storage space in the basement. Close to Grand Ave, Summit and Selby for walking to restaurants and shops!

7. 2024-03-01
   status Active 557-char remark

   Show marketing remark (557 chars)

   Modern updates meet old-world charm at an affordable price point in Saint Paul. This 4 bedroom/2 bathroom home has been recently rehabbed and is move-in ready. Brand new kitchen with quartz countertops, tile backsplash and stainless steel appliances. Brand new bathrooms on both levels. Spacious living room/dining room with built-in bar. Refinished hardwoods throughout. Updated electrical and plumbing. Fenced in backyard with 2 car garage and extra storage space in the basement. Close to Grand Ave, Summit and Selby for walking to restaurants and shops!

8. 2024-02-20
   historical Contingent - Inspection 557-char remark

   Show marketing remark (557 chars)

   Modern updates meet old-world charm at an affordable price point in Saint Paul. This 4 bedroom/2 bathroom home has been recently rehabbed and is move-in ready. Brand new kitchen with quartz countertops, tile backsplash and stainless steel appliances. Brand new bathrooms on both levels. Spacious living room/dining room with built-in bar. Refinished hardwoods throughout. Updated electrical and plumbing. Fenced in backyard with 2 car garage and extra storage space in the basement. Close to Grand Ave, Summit and Selby for walking to restaurants and shops!

9. 2024-02-10
   status Active 557-char remark

   Show marketing remark (557 chars)

   Modern updates meet old-world charm at an affordable price point in Saint Paul. This 4 bedroom/2 bathroom home has been recently rehabbed and is move-in ready. Brand new kitchen with quartz countertops, tile backsplash and stainless steel appliances. Brand new bathrooms on both levels. Spacious living room/dining room with built-in bar. Refinished hardwoods throughout. Updated electrical and plumbing. Fenced in backyard with 2 car garage and extra storage space in the basement. Close to Grand Ave, Summit and Selby for walking to restaurants and shops!

10. 2024-02-04
    historical Contingent - Inspection 557-char remark

    Show marketing remark (557 chars)

    Modern updates meet old-world charm at an affordable price point in Saint Paul. This 4 bedroom/2 bathroom home has been recently rehabbed and is move-in ready. Brand new kitchen with quartz countertops, tile backsplash and stainless steel appliances. Brand new bathrooms on both levels. Spacious living room/dining room with built-in bar. Refinished hardwoods throughout. Updated electrical and plumbing. Fenced in backyard with 2 car garage and extra storage space in the basement. Close to Grand Ave, Summit and Selby for walking to restaurants and shops!

11. 2024-01-11
    listed $335,000 Active 557-char remark

    Show marketing remark (557 chars)

    Modern updates meet old-world charm at an affordable price point in Saint Paul. This 4 bedroom/2 bathroom home has been recently rehabbed and is move-in ready. Brand new kitchen with quartz countertops, tile backsplash and stainless steel appliances. Brand new bathrooms on both levels. Spacious living room/dining room with built-in bar. Refinished hardwoods throughout. Updated electrical and plumbing. Fenced in backyard with 2 car garage and extra storage space in the basement. Close to Grand Ave, Summit and Selby for walking to restaurants and shops!

12. 2023-05-17
    soldstatus $165,000
13. 2023-04-20
    soldstatus $165,000 Sold

    Show marketing remark (353 chars)

    Great lot and location. Two car detached garage. Large living room and spacious front porch. Nice sized kitchen. Two bedrooms on the main level. Full bath on main level. The upper level has an additional two bedrooms. Full basement with space to finish in the future. Needs your tlc and updating ideas. Solid stucco home which will make a terrific home.

14. 2023-03-03
    status Pending

    Show marketing remark (353 chars)

    Great lot and location. Two car detached garage. Large living room and spacious front porch. Nice sized kitchen. Two bedrooms on the main level. Full bath on main level. The upper level has an additional two bedrooms. Full basement with space to finish in the future. Needs your tlc and updating ideas. Solid stucco home which will make a terrific home.

15. 2023-02-28
    historical Contingent - Other

    Show marketing remark (353 chars)

    Great lot and location. Two car detached garage. Large living room and spacious front porch. Nice sized kitchen. Two bedrooms on the main level. Full bath on main level. The upper level has an additional two bedrooms. Full basement with space to finish in the future. Needs your tlc and updating ideas. Solid stucco home which will make a terrific home.

16. 2023-02-21
    listed $135,000 Active

    Show marketing remark (353 chars)

    Great lot and location. Two car detached garage. Large living room and spacious front porch. Nice sized kitchen. Two bedrooms on the main level. Full bath on main level. The upper level has an additional two bedrooms. Full basement with space to finish in the future. Needs your tlc and updating ideas. Solid stucco home which will make a terrific home.

ⓘ 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: $4,782 · $398/mo
• Projected year-2 tax: $4,782 · $398/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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $37,785
• − Mortgage interest: −$19,325
• − Property taxes: −$4,782
• − Insurance: −$1,725
• − Repairs & maintenance: −$3,023
• − Management: −$3,023
• − Depreciation: −$10,036
• Taxable loss: −$4,130
• Est. tax savings @ 24.0%: +$991
• After-tax cash flow: $2,623/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): 45,762
• Household income: $75,712
• Rent vs Own: 46.9% rent · 53.1% own
• Severe rent burden: 2116.0

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: Diverse neighborhood (Simpson 0.60)
• Race & ethnicity: White 60% Black 19% Two or more races 10% Asian 7% Hispanic / Latino 7%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Portuguese 8% Romanian 3% Lithuanian 3%
• Foreign-born: 12% · Canada, Vietnam, China
• Languages at home: 83% English-only · Spanish 4% Other Asian/Pacific 4% 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: ▼ -532.26%
• Current HPI: 245.6146
• Rent YoY: ▲ 2.50%
• 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

+155.6% since first listed

17 events — show timeline

• 2026-05-21 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2026-05-13 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2026-04-24 Listed $345,000 NORTHSTARMLS as Distributed by MLS Grid
• 2024-04-17 Sold (Public Records) $331,000 Public Records
• 2024-04-10 Sold (MLS) $331,000 NORTHSTARMLS as Distributed by MLS Grid
• 2024-03-14 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2024-03-07 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2024-03-01 Relisted — NORTHSTARMLS as Distributed by MLS Grid
• 2024-02-20 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2024-02-10 Relisted — NORTHSTARMLS as Distributed by MLS Grid
• 2024-02-04 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2024-01-11 Listed $335,000 NORTHSTARMLS as Distributed by MLS Grid
• 2023-05-17 Sold (Public Records) $165,000 Public Records
• 2023-04-20 Sold (MLS) $165,000 NORTHSTARMLS as Distributed by MLS Grid
• 2023-03-03 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2023-02-28 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2023-02-21 Listed $135,000 NORTHSTARMLS as Distributed by MLS Grid

Property tax history

+9.0%/yr

Latest (2025): $4,782 · +74.9% YoY. Source: county tax records.