544 Portland Ave #1 · St. Paul, MN 55102

$240,000

2 bd · 1.0 ba · 1,070 sqft · Condo public records · 1 Days on market

Built 1888 $475/mo HOA · 15% of rent ↓ 4% since listing

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Why this score? — see what drove the C 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 +23.2/30.0
• 1% rule +8.6/10.0
• DSCR +7.5/10.0
• 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

Listing remarks MLS

This main-floor Victorian condo in Summit Hill was originally designed by renowned architect Clarence H. Johnston. Inside, the 11-foot ceilings and oversized windows fill the entire space with natural light, highlighting the original wood floors and two classic tile fireplaces. It’s been refreshed with new paint throughout, and a recently updated bathroom. The front room is highly flexible and works well as a extra bedroom, home office, or den. The kitchen features a newer refrigerator and stove, while the basement offers private laundry and extra storage. Out back, a private deck opens up to a fully fenced yard. It's a solid, character-rich home in a great neighborhood, just blocks away from local shops, restaurants, salons, grocery stores, parks, and transit. The building features a newer roof, and the HOA fee covers heat, water, sanitation, lawn care, snow removal, and building exterior.

Key facts

• Victorian condo
• Private laundry
• Extra storage

Tags

• VICTORIAN CONDO
• ORIGINAL WOOD FLOORS
• TWO CLASSIC TILE FIREPLACES
• NEWER REFRIGERATOR
• PRIVATE LAUNDRY
• EXTRA STORAGE

Property features AI

Finance

• HOA & community: Part of Portland Place Condos; HOA fee $475 monthly; HOA covers hazard insurance, heating, lawn care, sewer, snow removal and water

Exterior

• Parking: On-street parking only
• Utilities: City water connected; City sewer connected; Natural gas; Electric with circuit breakers
• Home design: Attached residential property; One story
• Construction: Constructed with block, brick, stone and other materials; Other foundation
• Exterior features: Stone and other exterior finishes; Lot approximately 0.146 acres (6,397 sq ft)

Interior

• Kitchen: Dishwasher; Range; Refrigerator
• Bedrooms: 1 bedroom (Main level, approximately 16x13)
• Bathrooms: 1 full bathroom (Main level)
• Heating & cooling: Boiler/steam heating; Window air conditioning unit(s)
• Interior features: Two fireplaces; Eat-in kitchen; Unfinished basement; No interior stairs (single-level accessibility)
• Laundry & utility: Dedicated laundry room; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $240k.

Deal economics

• At list price, monthly cash flow is $436 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $240k).

Location & tenants

• Location reads: area grade C — 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; 6 comparable units currently listed for rent nearby; rentals leasing fast (median 3d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 1,202 units permitted in Ramsey County in 2024 (880 in 5+ unit buildings).
• At $3,266/mo this rent would consume 51% 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 $2k of loan paydown is wiped out by about $7k 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 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts 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 1888 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $240,000

Questions for the listing agent

1. Built in 1888 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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.
6. 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.
7. 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: 1.36% ✓
• Cap rate: 8.48%
• Cash-on-cash: 7.79%
• DSCR: 1.35
• GRM: 6.1

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: -6.2%
• Equity multiple: 0.77×
• Total profit: $-15,285
• Equity at exit: $35,785

10-year hold

• IRR: 1.3%
• Equity multiple: 1.09×
• Total profit: $5,792
• Equity at exit: $20,751

Cash invested: $67,200 (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 55102

• Rents YoY: 1.6%
• Active inventory: 145
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $3,266 high
• Mortgage (P&I): −$1,259
• Tax from tax record: −$310 /mo · $3,720/yr
• Insurance: −$100
• HOA: −$475
• Vacancy / Maint / Mgmt: −$686
• Net cashflow: $436

Break-even live

Break-even rent $2,713

Max offer price $240,000

Occupancy floor 82%

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: $60,000
• Closing costs: $7,200
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
695 Grand Ave Saint Paul, MN	1.0–2.0	1.0–2.0	1130	$5,795	$5.13	17d	10	0.35mi
255 Western Ave N Saint Paul, MN	3.0	1.0–2.0	1049	$2,940	$2.80	1d	23	0.57mi
400 Spring St Saint Paul, MN	1.0–2.0	1.0–2.0	1205	$3,275	$2.72	3d	31	0.98mi
253 Kellogg Blvd W Saint Paul, MN	2.0	1.0–2.0	1208	$3,198	$2.65	2d	12	1.02mi
380 Randolph Ave Saint Paul, MN	2.0	1.0–2.0	753	$2,946	$3.91	1d	18	1.09mi
101 10th St E Saint Paul, MN	3.0	1.0–2.0	887	$2,051	$2.31	2d	25	1.49mi

HOA detail condo

• Monthly dues: $475 · $5,700/yr
• Likely covers: waterlandscapingsnow removal
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 16 events

1. 2026-06-18
   days on marketlisting id $240,000 Active 1 DOM

   Show marketing remark (909 chars)

   This main-floor Victorian condo in Summit Hill was originally designed by renowned architect Clarence H. Johnston. Inside, the 11-foot ceilings and oversized windows fill the entire space with natural light, highlighting the original wood floors and two classic tile fireplaces. It’s been refreshed with new paint throughout, and a recently updated bathroom. The front room is highly flexible and works well as a extra bedroom, home office, or den. The kitchen features a newer refrigerator and stove, while the basement offers private laundry and extra storage. Out back, a private deck opens up to a fully fenced yard. It's a solid, character-rich home in a great neighborhood, just blocks away from local shops, restaurants, salons, grocery stores, parks, and transit. The building features a newer roof, and the HOA fee covers heat, water, sanitation, lawn care, snow removal, and building exterior.

2. 2026-06-16
   days on market $240,000 Active 47 DOM
3. 2026-06-15
   days on market $240,000 Active 46 DOM
4. 2026-06-13
   days on market $240,000 Active 44 DOM
5. 2026-06-09
   days on market $240,000 Active 40 DOM
6. 2026-06-08
   days on market $240,000 Active 39 DOM
7. 2026-06-07
   days on market $240,000 Active 38 DOM
8. 2026-06-04
   days on market $240,000 Active 35 DOM
9. 2026-06-03
   days on market $240,000 Active 34 DOM
10. 2026-06-02
    days on market $240,000 Active 33 DOM
11. 2026-06-01
    days on market $240,000 Active 32 DOM
12. 2026-05-31
    days on market $240,000 Active 31 DOM
13. 2026-05-10
    status Active 862-char remark
14. 2026-05-04
    historical Contingent - Inspection 862-char remark
15. 2026-05-01
    listed $250,000 Active 862-char remark
16. 2026-04-30
    historical $250,000 862-char remark

ⓘ 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: $3,720 · $310/mo
• Projected year-2 tax: $3,720 · $310/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: $39,190
• − Mortgage interest: −$13,444
• − Property taxes: −$3,720
• − Insurance: −$1,200
• − Repairs & maintenance: −$3,135
• − Management: −$3,135
• − HOA: −$5,700
• − Depreciation: −$6,982
• Taxable income: $1,874
• Est. tax owed @ 24.0%: −$450
• After-tax cash flow: $4,787/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

-4.0% since first listed

7 events — show timeline

• 2026-06-18 Listed $240,000 NORTHSTARMLS as Distributed by MLS Grid
• 2026-06-17 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2026-05-29 Price Changed $240,000 NORTHSTARMLS as Distributed by MLS Grid
• 2026-05-10 Relisted — NORTHSTARMLS as Distributed by MLS Grid
• 2026-05-04 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2026-05-01 Listed $250,000 NORTHSTARMLS as Distributed by MLS Grid
• 2026-04-30 Coming Soon — NORTHSTARMLS as Distributed by MLS Grid

Property tax history

+3.2%/yr

Latest (2025): $3,720 · +10.0% YoY. Source: county tax records.