149 York Ave · St. Paul, MN 55117

$175,000

3 bd · 2.0 ba · 1,857 sqft · SingleFamily public records · 21 Days on market

Built 1865 7,500 sqft lot

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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
• DSCR +10.0/10.0
• 1% rule +9.3/10.0
• ARV discount +7.5/15.0
• 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 MLS

Spacious home on beautiful, fully fenced corner lot. Updated electric, water heater and furnace. 3+ bedrooms on one level with upper level loft/den. Nice bathroom on each level. Oversized 2 car garage! Home needs some love, but the space is ready for you!

Key facts

• 7,500 sq ft lot
• 2 garage spots
• Built 1865

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $652 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $175k).
• Recommended offer: $172k (1.5% 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 (+3.6%/yr); 170 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 2d 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 42% 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 $1k of loan paydown is wiped out by about $5k 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 + 3.6% rent growth), your $49k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($172k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 30y ago; this cycle's ask has dropped $10k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $58k; list at $175k implies a 199% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1865 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $172,375 (1.5% below list)

Questions for the listing agent

1. Built in 1865 — 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. 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.
4. 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.
5. 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: 1.43% ✓
• Cap rate: 10.76%
• Cash-on-cash: 15.97%
• DSCR: 1.71
• GRM: 5.8

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: 7.7%
• Equity multiple: 1.30×
• Total profit: $14,808
• Equity at exit: $26,093

10-year hold

• IRR: 17.5%
• Equity multiple: 2.49×
• Total profit: $73,136
• Equity at exit: $15,131

Cash invested: $49,000 (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: 170
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $2,503 high
• Mortgage (P&I): −$918
• Tax from tax record: −$335 /mo · $4,016/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$526
• Net cashflow: $652

Break-even live

Break-even rent $1,678

Max offer price $175,000

Occupancy floor 69%

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
101 10th St E Saint Paul, MN	3.0	1.0–2.0	887	$2,490	$2.81	2d	25	1.15mi
250 6th St E St Paul, MN	2.0	1.0–2.0	980	$2,868	$2.93	1d	16	1.31mi
240 5th St E St Paul, MN	2.0	1.0–2.0	949	$2,770	$2.92	2d	10	1.36mi
333 Sibley St Saint Paul, MN	3.0	1.0–2.0	1358	$3,269	$2.41	10d	10	1.38mi
141 4th St E Saint Paul, MN	2.0	1.0–2.0	811	$2,420	$2.98	19d	20	1.45mi

Listing history 15 events

1. 2026-05-08
   status Pending 255-char remark

   Show marketing remark (255 chars)

   Spacious home on beautiful, fully fenced corner lot. Updated electric, water heater and furnace. 3+ bedrooms on one level with upper level loft/den. Nice bathroom on each level. Oversized 2 car garage! Home needs some love, but the space is ready for you!

2. 2026-05-04
   historical Contingent - Inspection 255-char remark

   Show marketing remark (255 chars)

   Spacious home on beautiful, fully fenced corner lot. Updated electric, water heater and furnace. 3+ bedrooms on one level with upper level loft/den. Nice bathroom on each level. Oversized 2 car garage! Home needs some love, but the space is ready for you!

3. 2026-04-27
   status Active 255-char remark

   Show marketing remark (255 chars)

   Spacious home on beautiful, fully fenced corner lot. Updated electric, water heater and furnace. 3+ bedrooms on one level with upper level loft/den. Nice bathroom on each level. Oversized 2 car garage! Home needs some love, but the space is ready for you!

4. 2026-04-27
   price $175,000 255-char remark

   Show marketing remark (255 chars)

   Spacious home on beautiful, fully fenced corner lot. Updated electric, water heater and furnace. 3+ bedrooms on one level with upper level loft/den. Nice bathroom on each level. Oversized 2 car garage! Home needs some love, but the space is ready for you!

5. 2026-04-19
   historical Contingent - Inspection 255-char remark

   Show marketing remark (255 chars)

   Spacious home on beautiful, fully fenced corner lot. Updated electric, water heater and furnace. 3+ bedrooms on one level with upper level loft/den. Nice bathroom on each level. Oversized 2 car garage! Home needs some love, but the space is ready for you!

6. 2026-04-17
   listed $185,000 Active 255-char remark

   Show marketing remark (255 chars)

   Spacious home on beautiful, fully fenced corner lot. Updated electric, water heater and furnace. 3+ bedrooms on one level with upper level loft/den. Nice bathroom on each level. Oversized 2 car garage! Home needs some love, but the space is ready for you!

7. 2026-04-15
   historical $185,000 255-char remark

   Show marketing remark (255 chars)

   Spacious home on beautiful, fully fenced corner lot. Updated electric, water heater and furnace. 3+ bedrooms on one level with upper level loft/den. Nice bathroom on each level. Oversized 2 car garage! Home needs some love, but the space is ready for you!

8. 2021-10-21
   price $204,900
9. 2021-10-08
   status Active
10. 2021-07-02
    price $215,000
11. 2021-06-25
    listed $225,000 Active
12. 1996-06-25
    soldstatus $58,500
13. 1996-05-17
    soldstatus $58,500
14. 1996-04-05
    historical
15. 1996-03-22
    listed $58,500

ⓘ 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: $4,016 · $335/mo
• Projected year-2 tax: $4,016 · $335/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: $30,037
• − Mortgage interest: −$9,803
• − Property taxes: −$4,016
• − Insurance: −$875
• − Repairs & maintenance: −$2,403
• − Management: −$2,403
• − Depreciation: −$5,091
• Taxable income: $5,447
• Est. tax owed @ 24.0%: −$1,307
• After-tax cash flow: $6,519/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

+199.1% since first listed

15 events — show timeline

• 2026-05-08 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2026-05-04 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2026-04-27 Relisted — NORTHSTARMLS as Distributed by MLS Grid
• 2026-04-27 Price Changed $175,000 NORTHSTARMLS as Distributed by MLS Grid
• 2026-04-19 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2026-04-17 Listed $185,000 NORTHSTARMLS as Distributed by MLS Grid
• 2026-04-15 Coming Soon $185,000 NORTHSTARMLS as Distributed by MLS Grid
• 2021-10-21 Price Changed $204,900 NORTHSTARMLS as Distributed by MLS Grid
• 2021-10-08 Relisted — NORTHSTARMLS as Distributed by MLS Grid
• 2021-07-02 Price Changed $215,000 NORTHSTARMLS as Distributed by MLS Grid
• 2021-06-25 Listed $225,000 NORTHSTARMLS as Distributed by MLS Grid
• 1996-06-25 Sold (Public Records) $58,500 Public Records
• 1996-05-17 Sold (MLS) $58,500 NORTHSTARMLS as Distributed by MLS Grid
• 1996-04-05 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 1996-03-22 Listed $58,500 NORTHSTARMLS as Distributed by MLS Grid

Property tax history

+9.2%/yr

Latest (2025): $4,016 · +18.3% YoY. Source: county tax records.