962 Jackson St · St. Paul, MN 55117

$250,000

3 bd · 2.0 ba · 1,226 sqft · SingleFamily public records · 4 Days on market

Built 1915 4,704 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 +16.6/30.0
• ARV discount +7.5/15.0
• DSCR +5.2/10.0
• 1% rule +4.5/10.0
• Rent growth +3.4/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks

Filled with timeless character and classic charm, this inviting North End home offers exceptional value in a convenient location near Trout Brook Nature Sanctuary trails. Welcoming living room flows into spacious formal dining room, creating ideal spaces for everyday living and entertaining. Large kitchen features abundant cabinetry and counter space. Beautiful hardwood floors throughout include oak flooring on the main level and maple flooring upstairs. Relax on the classic open front porch and enjoy peaceful summer afternoons. Upper level offers 3 bedrooms, including one with walk-in closet and back porch. 3/4 bath. Additional updates include new roof (2025), new electrical panel (2026),

Key facts

• 4,704 sq ft lot
• 2 garage spots
• Built 1915

Property features AI

Exterior

• Parking: Detached/asphalt parking with garage door opener; 2-car garage (24 x 22)
• Utilities: City water connected; City sewer connected; Natural gas fuel; Electric with circuit breakers and 100 amp service (Xcel Energy)
• Home design: Residential property; Two levels; Entry includes porches
• Construction: Block, concrete and frame construction; Block foundation; Asphalt pitched roof (age 8 years or less); Built with below-grade space and unfinished full basement
• Exterior features: Vinyl exterior; Front and rear porches; Multiple porches (including upper porch); Chain link full fencing; Corner lot with medium tree coverage; City street frontage with curbs and paved streets

Interior

• Kitchen: Kitchen with window; Range; Refrigerator
• Bedrooms: 3 bedrooms (all on one level); Bedroom dimensions include 13 x 10; 11.9 x 8.3; 11.9 x 8.3; Upper-level bedrooms and upper-level porch
• Flooring: Hardwood floors; Tile floors
• Bathrooms: Main floor full bath; Upper-level 3/4 bath
• Heating & cooling: Hot water boiler heating; No central air
• Interior features: Hardwood floors; Natural woodwork; Tile floors; Separate formal dining room; Multiple porches
• Laundry & utility: Washer hookup; Gas dryer hookup; Laundry in basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $152 ($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 $236k (5.5% below list).
• Recommended offer: $236k (5.5% 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: Mississippi Creative Arts Elem (math 17% / reading 17%, grade F, #771 of 857 statewide, top 91%, 566 students, 94% FRL) — zoned schools average 94% FRL vs 64% district-wide (30 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+3.6%/yr); 175 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 1d 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 40% of the median local income ($71k/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 $2k of loan paydown is wiped out by about $8k 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

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1915 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $236,328 (5.5% below list)

Questions for the listing agent

1. Built in 1915 — 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: 0.95% ✗
• Cap rate: 7.02%
• Cash-on-cash: 2.60%
• DSCR: 1.12
• GRM: 8.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.6% rent growth · sell at horizon

5-year hold

• IRR: -11.5%
• Equity multiple: 0.58×
• Total profit: $-29,380
• Equity at exit: $37,276

10-year hold

• IRR: -1.4%
• Equity multiple: 0.90×
• Total profit: $-7,059
• Equity at exit: $21,615

Cash invested: $70,000 (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 55117

• Rents YoY: 3.6%
• Active inventory: 175
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $2,363 medium
• Mortgage (P&I): −$1,311
• Tax from tax record: −$300 /mo · $3,600/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$496
• Net cashflow: $152

Break-even live

Break-even rent $2,171

Max offer price $250,000

Occupancy floor 89%

Sensitivity live

Price	-10% $293	-5% $223	+0% $152	+5% $81	+10% $10
Rent	-10% $-35	-5% $58	+0% $152	+5% $245	+10% $338
Rate	-1.0pp $278	-0.5pp $215	base $152	+0.5pp $87	+1.0pp $21

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
330 9th St E St Paul, MN	1.0–2.0	1.0	978	$2,495	$2.55	5d	3	1.23mi
101 10th St E Saint Paul, MN	2.0	1.0–2.0	853	$2,490	$2.92	1d	20	1.28mi
250 6th St E St Paul, MN	2.0	1.0–2.0	980	$2,868	$2.93	1d	17	1.47mi

Listing history 3 events

1. 2026-06-10
   status $250,000 Pending 4 DOM
2. 2026-05-31
   days on market $250,000 Active 4 DOM
3. 2026-05-22
   historical $250,000

ⓘ 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: $3,600 · $300/mo
• Projected year-2 tax: $3,600 · $300/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: $28,359
• − Mortgage interest: −$14,004
• − Property taxes: −$3,600
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,269
• − Management: −$2,269
• − Depreciation: −$7,273
• Taxable loss: −$2,305
• Est. tax savings @ 24.0%: +$553
• After-tax cash flow: $2,375/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): 44,697
• Household income: $70,771
• Rent vs Own: 38.7% rent · 61.3% own
• Severe rent burden: 1588.0

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: Highly diverse neighborhood (Simpson 0.72)
• Race & ethnicity: White 44% Asian 24% Black 15% Hispanic / Latino 10% Two or more races 10%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Portuguese 6% Romanian 3% Lithuanian 2%
• Foreign-born: 21% · Canada, Philippines, India
• Languages at home: 68% English-only · Other Asian/Pacific 15% Spanish 8% Other Indo-European 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: ▼ -308.56%
• Current HPI: 267.4216
• Rent YoY: ▲ 3.60%
• 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

+0.0% since first listed

4 events — show timeline

• 2026-06-09 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2026-05-31 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2026-05-28 Listed $250,000 NORTHSTARMLS as Distributed by MLS Grid
• 2026-05-22 Coming Soon $250,000 NORTHSTARMLS as Distributed by MLS Grid

Property tax history

+14.4%/yr

Latest (2025): $3,600 · +18.7% YoY. Source: county tax records.