671 Canton St · St. Paul, MN 55102

$350,000

3 bd · 2.0 ba · 1,934 sqft · MultiFamily public records · 25 Days on market

Built 1913 5,488 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

Awesome Duplex in a Prime Spot! Check out this fantastic duplex on a corner lot! It’s classic Saint Paul with a splash of modern updates, and all the flexibility for you to choose your own adventure; renting or owner-occupying with LTR/MTR/STR. This property has brought in reliable rent and has some big-ticket items already handled, like a new roof (2024) and updated electrical. Both units are spacious and get a ton of sunshine. You’ll love hanging out on the rooftop deck, letting the breeze flow through the sliding screen door, or having a fire with friends in the yard! Oh, and there's a garage with a power door for easy parking and extra storage for a little extra comfort. Don't wait on this one!

Key facts

• 5,488 sq ft lot
• Garage
• Built 1913

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/2.0-bath units multifamily listed at $350k.

Deal economics

• At list price, monthly cash flow is $3k ($31k/yr) — positive. Per door: $1k/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($6k rent vs $350k).
• Recommended offer: $345k (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 (+1.6%/yr); 147 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 0d 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 $6,405/mo this rent would consume 101% 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 $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.
• At projected returns (-3.0% appreciation + 1.6% rent growth), your $98k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 25 days — a 2% lower offer ($345k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 29y 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 1913 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $344,750 (1.5% below list)

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1913 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.83% ✓
• Cap rate: 15.25%
• Cash-on-cash: 32.00%
• DSCR: 2.42
• GRM: 4.6

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: 25.4%
• Equity multiple: 2.03×
• Total profit: $100,924
• Equity at exit: $52,186

10-year hold

• IRR: 32.2%
• Equity multiple: 3.73×
• Total profit: $267,143
• Equity at exit: $30,262

Cash invested: $98,000 (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 55102

• Rents YoY: 1.6%
• Active inventory: 147
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $6,405 medium
• Mortgage (P&I): −$1,835
• Tax from tax record: −$466 /mo · $5,588/yr
• Insurance: −$146
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,345
• Net cashflow: $2,613

Break-even live

Break-even rent $3,097

Max offer price $350,000

Occupancy floor 54%

Sensitivity live

Price	-10% $2,811	-5% $2,712	+0% $2,613	+5% $2,514	+10% $2,415
Rent	-10% $2,107	-5% $2,360	+0% $2,613	+5% $2,866	+10% $3,119
Rate	-1.0pp $2,789	-0.5pp $2,702	base $2,613	+0.5pp $2,522	+1.0pp $2,430

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	3	2	$6,406
Total (2 units)			$6,405

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: $87,500
• Closing costs: $10,500
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
740 Victoria St S Saint Paul, MN	3.0	1.0–2.0	1076	$3,558	$3.31	0d	38	0.15mi
470 Lexington Pkwy S Saint Paul, MN	2.0	1.0–2.0	1175	$3,500	$2.98	2d	19	0.74mi
871 Sibley Memorial Hwy Saint Paul, MN	1.0–3.0	1.0–2.0	1207	$5,930	$4.91	0d	9	1.04mi

Listing history 35 events

1. 2026-05-12
   status Pending 722-char remark

   Show marketing remark (722 chars)

   Awesome Duplex in a Prime Spot! Check out this fantastic duplex on a corner lot! It’s classic Saint Paul with a splash of modern updates, and all the flexibility for you to choose your own adventure; renting or owner-occupying with LTR/MTR/STR. This property has brought in reliable rent and has some big-ticket items already handled, like a new roof (2024) and updated electrical. Both units are spacious and get a ton of sunshine. You’ll love hanging out on the rooftop deck, letting the breeze flow through the sliding screen door, or having a fire with friends in the yard! Oh, and there's a garage with a power door for easy parking and extra storage for a little extra comfort. Don't wait on this one!

2. 2026-05-08
   historical Contingent - Inspection 722-char remark

   Show marketing remark (722 chars)

   Awesome Duplex in a Prime Spot! Check out this fantastic duplex on a corner lot! It’s classic Saint Paul with a splash of modern updates, and all the flexibility for you to choose your own adventure; renting or owner-occupying with LTR/MTR/STR. This property has brought in reliable rent and has some big-ticket items already handled, like a new roof (2024) and updated electrical. Both units are spacious and get a ton of sunshine. You’ll love hanging out on the rooftop deck, letting the breeze flow through the sliding screen door, or having a fire with friends in the yard! Oh, and there's a garage with a power door for easy parking and extra storage for a little extra comfort. Don't wait on this one!

3. 2026-05-01
   price $350,000 722-char remark

   Show marketing remark (722 chars)

   Awesome Duplex in a Prime Spot! Check out this fantastic duplex on a corner lot! It’s classic Saint Paul with a splash of modern updates, and all the flexibility for you to choose your own adventure; renting or owner-occupying with LTR/MTR/STR. This property has brought in reliable rent and has some big-ticket items already handled, like a new roof (2024) and updated electrical. Both units are spacious and get a ton of sunshine. You’ll love hanging out on the rooftop deck, letting the breeze flow through the sliding screen door, or having a fire with friends in the yard! Oh, and there's a garage with a power door for easy parking and extra storage for a little extra comfort. Don't wait on this one!

4. 2026-04-17
   listed $359,900 Active 722-char remark

   Show marketing remark (722 chars)

   Awesome Duplex in a Prime Spot! Check out this fantastic duplex on a corner lot! It’s classic Saint Paul with a splash of modern updates, and all the flexibility for you to choose your own adventure; renting or owner-occupying with LTR/MTR/STR. This property has brought in reliable rent and has some big-ticket items already handled, like a new roof (2024) and updated electrical. Both units are spacious and get a ton of sunshine. You’ll love hanging out on the rooftop deck, letting the breeze flow through the sliding screen door, or having a fire with friends in the yard! Oh, and there's a garage with a power door for easy parking and extra storage for a little extra comfort. Don't wait on this one!

5. 2026-04-17
   historical

   Show marketing remark (722 chars)

   Awesome Duplex in a Prime Spot! Check out this fantastic duplex on a corner lot! It’s classic Saint Paul with a splash of modern updates, and all the flexibility for you to choose your own adventure; renting or owner-occupying with LTR/MTR/STR. This property has brought in reliable rent and has some big-ticket items already handled, like a new roof (2024) and updated electrical. Both units are spacious and get a ton of sunshine. You’ll love hanging out on the rooftop deck, letting the breeze flow through the sliding screen door, or having a fire with friends in the yard! Oh, and there's a garage with a power door for easy parking and extra storage for a little extra comfort. Don't wait on this one!

6. 2026-03-05
   listed $364,900 Active
7. 2026-03-03
   historical
8. 2022-03-22
   soldstatus $349,900
9. 2022-03-18
   soldstatus $349,900 Sold
10. 2022-02-22
    status Pending
11. 2022-02-17
    historical Contingent - Inspection
12. 2022-02-11
    listed $349,900 Active
13. 2022-02-07
    historical $349,900
14. 2019-11-25
    soldstatus $279,000
15. 2019-10-25
    soldstatus $279,000 Sold
16. 2019-10-17
    status Pending
17. 2019-09-23
    historical
18. 2019-09-21
    historical Contingent - Inspection
19. 2019-09-18
    status Active
20. 2019-09-18
    historical
21. 2019-09-18
    listed $279,900 Active
22. 2004-08-05
    soldstatus $234,000
23. 2004-06-03
    soldstatus $234,000
24. 2004-05-13
    historical
25. 2004-05-10
    listed $229,900
26. 2000-03-15
    soldstatus $121,000
27. 1999-12-30
    soldstatus $120,900
28. 1999-11-12
    historical
29. 1999-10-26
    listed $129,900
30. 1998-01-15
    soldstatus $80,000
31. 1997-11-07
    soldstatus $79,900
32. 1997-09-29
    historical
33. 1997-08-07
    listed $79,900
34. 1997-08-01
    historical
35. 1997-05-31
    listed $83,000

ⓘ 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: $5,588 · $466/mo
• Projected year-2 tax: $5,588 · $466/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 ≥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: $76,860
• − Mortgage interest: −$19,605
• − Property taxes: −$5,588
• − Insurance: −$1,750
• − Repairs & maintenance: −$6,149
• − Management: −$6,149
• − Depreciation: −$10,182
• Taxable income: $27,437
• Est. tax owed @ 24.0%: −$6,585
• After-tax cash flow: $24,771/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

+321.7% since first listed

35 events — show timeline

• 2026-05-12 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2026-05-08 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2026-05-01 Price Changed $350,000 NORTHSTARMLS as Distributed by MLS Grid
• 2026-04-17 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2026-04-17 Listed $359,900 NORTHSTARMLS as Distributed by MLS Grid
• 2026-03-05 Listed $364,900 NORTHSTARMLS as Distributed by MLS Grid
• 2026-03-03 Coming Soon — NORTHSTARMLS as Distributed by MLS Grid
• 2022-03-22 Sold (Public Records) $349,900 Public Records
• 2022-03-18 Sold (MLS) $349,900 NORTHSTARMLS as Distributed by MLS Grid
• 2022-02-22 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2022-02-17 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2022-02-11 Listed $349,900 NORTHSTARMLS as Distributed by MLS Grid
• 2022-02-07 Coming Soon $349,900 NORTHSTARMLS as Distributed by MLS Grid
• 2019-11-25 Sold (Public Records) $279,000 Public Records
• 2019-10-25 Sold (MLS) $279,000 NORTHSTARMLS as Distributed by MLS Grid
• 2019-10-17 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2019-09-23 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2019-09-21 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2019-09-18 Relisted — NORTHSTARMLS as Distributed by MLS Grid
• 2019-09-18 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2019-09-18 Listed $279,900 NORTHSTARMLS as Distributed by MLS Grid
• 2004-08-05 Sold (Public Records) $234,000 Public Records
• 2004-06-03 Sold (MLS) $234,000 NORTHSTARMLS as Distributed by MLS Grid
• 2004-05-13 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2004-05-10 Listed $229,900 NORTHSTARMLS as Distributed by MLS Grid
• 2000-03-15 Sold (Public Records) $121,000 Public Records
• 1999-12-30 Sold (MLS) $120,900 NORTHSTARMLS as Distributed by MLS Grid
• 1999-11-12 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 1999-10-26 Listed $129,900 NORTHSTARMLS as Distributed by MLS Grid
• 1998-01-15 Sold (Public Records) $80,000 Public Records
• 1997-11-07 Sold (MLS) $79,900 NORTHSTARMLS as Distributed by MLS Grid
• 1997-09-29 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 1997-08-07 Listed $79,900 NORTHSTARMLS as Distributed by MLS Grid
• 1997-08-01 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 1997-05-31 Listed $83,000 NORTHSTARMLS as Distributed by MLS Grid

Property tax history

+4.1%/yr

Latest (2025): $5,588 · +6.0% YoY. Source: county tax records.