712 Stewart Ave · St. Paul, MN 55102

$319,900

3 bd · 2.0 ba · 1,320 sqft · Townhouse public records · 34 Days on market

Built 1998 1,524 sqft lot $250/mo HOA · 7% of rent ↓ 6% since listing

---

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 +19.9/30.0
• ARV discount +7.5/15.0
• DSCR +6.3/10.0
• 1% rule +6.0/10.0
• 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

Welcome to 712 Stewart Ave. in Saint Paul! Proudly owned by the same owner for the last 26 years, this charming 3-bedroom, 2-bathroom home offers a comfortable blend of character, functionality, and major updates throughout. Natural light fills the inviting living spaces, creating a warm and welcoming feel from the moment you walk in. The spacious kitchen offers ample cabinet and countertop space, making everyday living and entertaining easy, while the functional layout provides flexibility for a variety of lifestyles. All three bedrooms are conveniently located on one level, providing comfortable living and an ideal layout for everyday convenience. The home’s thoughtful design makes

Key facts

• New water heater
• Updated furnace
• Large backyard deck

Tags

• LARGE BACKYARD DECK
• NEW ROOF
• NEW WATER HEATER
• UPDATED FURNACE
• EASY ACCESS TO DOWNTOWN

Property features AI

Finance

• HOA & community: Homeowners association with a monthly fee of $250 covering lawn care and snow removal

Exterior

• Parking: Tuck-under garage with asphalt driveway; Detached/attached 2-car garage (2 garage spaces)
• Utilities: City water (connected); City sewer (in street); Natural gas
• Home design: Attached residential property; Two levels; Block foundation
• Construction: Block foundation; Vinyl siding
• Exterior features: Vinyl exterior; Public transit within six blocks; Medium tree coverage; Lot dimensions approximately 22 x 70

Interior

• Kitchen: Dishwasher; Range; Microwave; Refrigerator; Disposal
• Bedrooms: 3 bedrooms (two upper level bedrooms and one upper-level primary bedroom listed); Bedroom sizes include approximately 11.9 x 15.6, 9.8 x 10.9, and 8.6 x 11.1
• Flooring: Tile floors
• Bathrooms: 2 full bathrooms (one on main floor, one on upper level)
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Ceiling fan(s); Tile floors; Kitchen window; Deck; Patio
• Laundry & utility: Washer and dryer included; Washer hookup; Laundry located in basement; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath townhouse listed at $320k.

Deal economics

• At list price, monthly cash flow is $384 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $320k).
• Recommended offer: $310k (3.0% below list) — sets the bar for market timing.

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.
• Market conditions: Rents rising (+1.6%/yr); 145 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); solid renter incomes; 1,202 units permitted in Ramsey County in 2024 (880 in 5+ unit buildings).
• At $3,522/mo this rent would consume 55% 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.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($310k) is reasonable based on typical stale-listing flexibility.

Recommended offer $310,303 (3.0% below list)

Questions for the listing agent

1. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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 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: 1.10% ✓
• Cap rate: 7.73%
• Cash-on-cash: 5.14%
• DSCR: 1.23
• GRM: 7.6

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: -10.0%
• Equity multiple: 0.64×
• Total profit: $-32,109
• Equity at exit: $47,698

10-year hold

• IRR: -2.7%
• Equity multiple: 0.83×
• Total profit: $-15,309
• Equity at exit: $27,659

Cash invested: $89,572 (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: 7.6×

Monthly cashflow live

• Estimated rent: $3,522 high
• Mortgage (P&I): −$1,678
• Tax from tax record: −$338 /mo · $4,050/yr
• Insurance: −$133
• HOA: −$250
• Vacancy / Maint / Mgmt: −$740
• Net cashflow: $384

Break-even live

Break-even rent $3,036

Max offer price $319,900

Occupancy floor 84%

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: $79,975
• Closing costs: $9,597
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
740 Victoria St S Saint Paul, MN	3.0	1.0–2.0	1076	$3,746	$3.48	2d	39	0.36mi
380 Randolph Ave Saint Paul, MN	2.0	1.0–2.0	753	$2,946	$3.91	1d	18	0.70mi
470 Lexington Pkwy S Saint Paul, MN	2.0	1.0–2.0	1175	$3,500	$2.98	1d	19	0.92mi
871 Sibley Memorial Hwy Saint Paul, MN	1.0–3.0	1.0–2.0	1207	$5,930	$4.91	1d	8	1.10mi
695 Grand Ave Saint Paul, MN	1.0–2.0	1.0–2.0	1130	$5,795	$5.13	17d	10	1.25mi

HOA detail

• Monthly dues: $250 · $3,000/yr

Listing history 14 events

1. 2026-06-18
   days on market $319,900 Active 34 DOM
2. 2026-06-17
   pricedays on market $319,900 Active 33 DOM
3. 2026-06-16
   days on market $329,900 Active 32 DOM
4. 2026-06-15
   days on market $329,900 Active 31 DOM
5. 2026-06-13
   days on market $329,900 Active 29 DOM
6. 2026-06-09
   days on market $329,900 Active 25 DOM
7. 2026-06-08
   days on market $329,900 Active 24 DOM
8. 2026-06-07
   days on market $329,900 Active 23 DOM
9. 2026-06-04
   days on market $329,900 Active 20 DOM
10. 2026-06-03
    days on market $329,900 Active 19 DOM
11. 2026-06-02
    days on market $329,900 Active 18 DOM
12. 2026-06-01
    days on market $329,900 Active 17 DOM
13. 2026-05-31
    days on market $329,900 Active 16 DOM
14. 2026-05-15
    listed $340,000 Active 1457-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: $4,050 · $338/mo
• Projected year-2 tax: $4,050 · $338/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: $42,263
• − Mortgage interest: −$17,919
• − Property taxes: −$4,050
• − Insurance: −$1,600
• − Repairs & maintenance: −$3,381
• − Management: −$3,381
• − HOA: −$3,000
• − Depreciation: −$9,306
• Taxable loss: −$374
• Est. tax savings @ 24.0%: +$90
• After-tax cash flow: $4,697/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

-5.9% since first listed

3 events — show timeline

• 2026-06-16 Price Changed $319,900 NORTHSTARMLS as Distributed by MLS Grid
• 2026-05-28 Price Changed $329,900 NORTHSTARMLS as Distributed by MLS Grid
• 2026-05-15 Listed $340,000 NORTHSTARMLS as Distributed by MLS Grid

Property tax history

+5.4%/yr

Latest (2025): $4,050 · +10.7% YoY. Source: county tax records.