725 Wilson Ave · St. Paul, MN 55106

$549,000

6 bd · 4.0 ba · 2,460 sqft · MultiFamily · 19 Days on market

Built 2025 Excellent condition 4,791 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 +17.3/30.0
• ARV discount +7.5/15.0
• DSCR +5.4/10.0
• Condition / age +4.8/5.0
• 1% rule +4.7/10.0
• Rent growth +4.1/5.0
• Livability +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

Welcome to this stunning new construction duplex built by Due North Homes, ideally located on Wilson Avenue in the heart of St Paul. Each unit offers over 1,300 square feet of thoughtfully designed living space with an open-concept layout, showcasing higher-end finishes and modern style throughout. Both units feature private front and back entrances, secured entry, and the convenience of a two-car garage. Enjoy outdoor living with a covered front porch and a backyard patio, perfect for relaxing or entertaining. Inside, each unit boasts three spacious bedrooms including a primary suite, in-unit laundry, and a seamless flow of natural light through oversized windows. Built for today's lifesty

Key facts

• Covered front porch
• Backyard patio
• In-unit laundry

Tags

• NEW CONSTRUCTION DUPLEX
• OPEN-CONCEPT LAYOUT
• SECURED ENTRY
• COVERED FRONT PORCH
• BACKYARD PATIO
• IN-UNIT LAUNDRY

Property features AI

Finance

• Other: Owner-occupied: No; Two dwelling units (one 1,420 sq ft unit + one 1,420 sq ft unit)

Exterior

• Parking: Off-site parking; Shared garage/stall; 2-car garage (22x22)
• Utilities: City water (in street); City sewer (in street); Natural gas; Electric with circuit breakers
• Home design: Duplex (up and down); Residential income property; Two levels; New construction; Entry level includes main-floor primary bedroom
• Construction: Frame construction; Foundation area approximately 1,275; Foundation dimensions 42.8 x 47.4 x 30
• Exterior features: Covered patio/porch; Patio; Zero lot line; City street frontage; Doors 36"+ (accessibility)

Interior

• Kitchen: Solid surface countertops; Custom cabinetry; Microwave; Range; Refrigerator; Dishwasher; Stainless steel appliances; Exhaust fan/hood; Energy Star appliances
• Bedrooms: Six total bedrooms (property-wide); Main-floor primary bedroom; Primary bedroom with walk-in closet
• Flooring: Tile floors
• Bathrooms: Unit 1: Two full bathrooms; Unit 2: One full bathroom and one three-quarter bathroom
• Heating & cooling: Central air conditioning; Forced air heating; Zoned heating; Humidifier
• Interior features: Open floor plan; City view; Kitchen window; Paneled doors; Special millwork; Other
• Laundry & utility: Dedicated laundry room; Washer (in Unit 2); Dryer; Water heater - tankless; Electronic air filter; Air-to-air exchanger; Furnace humidifier

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/2.0-bath units multifamily listed at $549k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $399 ($5k/yr) — positive. Per door: $200/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $531k (3.3% below list).
• Recommended offer: $531k (3.3% 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.
• Market conditions: Rents rising fast (+6.3%/yr); 254 active listings in the ZIP; 1,202 units permitted in Ramsey County in 2024 (880 in 5+ unit buildings).
• At $5,308/mo this rent would consume 91% of the median local household income ($70k/yr) (locally 2046% 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 $4k of loan paydown is wiped out by about $16k 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 19 days — a 2% lower offer ($541k) is reasonable based on typical stale-listing flexibility.
• 2 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.

Recommended offer $530,800 (3.3% 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. 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 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: 0.97% ✗
• Cap rate: 7.17%
• Cash-on-cash: 3.12%
• DSCR: 1.14
• GRM: 8.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 6.26% rent growth · sell at horizon

5-year hold

• IRR: -7.8%
• Equity multiple: 0.70×
• Total profit: $-45,471
• Equity at exit: $81,858

10-year hold

• IRR: 5.5%
• Equity multiple: 1.47×
• Total profit: $72,372
• Equity at exit: $47,467

Cash invested: $153,720 (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 55106

• Rents YoY: 6.3%
• Active inventory: 254
• Price-to-rent: 17.2×

Monthly cashflow live

• Estimated rent: $5,308 high
• Mortgage (P&I): −$2,879
• Tax est. 1.5%: −$686 /mo · $8,235/yr
• Insurance: −$229
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,115
• Net cashflow: $399

Break-even live

Break-even rent $4,803

Max offer price $549,000

Occupancy floor 87%

Sensitivity live

Price	-10% $779	-5% $589	+0% $399	+5% $210	+10% $20
Rent	-10% $-20	-5% $190	+0% $399	+5% $609	+10% $819
Rate	-1.0pp $676	-0.5pp $539	base $399	+0.5pp $257	+1.0pp $112

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

Units	Beds	Baths	Est. rent
▸ 2× units	3	2	$5,308
Total (2 units)			$5,308

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: $137,250
• Closing costs: $16,470
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-04-28
   status Pending
2. 2026-04-09
   listed $549,000 Active
3. 2026-02-20
   status Pending
4. 2025-08-22
   listed $499,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $63,696
• − Mortgage interest: −$30,753
• − Property taxes: −$8,235
• − Insurance: −$2,745
• − Repairs & maintenance: −$5,096
• − Management: −$5,096
• − Depreciation: −$15,971
• Taxable loss: −$4,199
• Est. tax savings @ 24.0%: +$1,008
• After-tax cash flow: $5,799/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.

Condition & rehab AI · 13 photos

Excellent 95/100 None rehab

This newly constructed multi-family home is in excellent condition with modern finishes and a well-maintained exterior. It offers a great opportunity for investors looking to maximize both resale and rental value.

Value-add opportunities

• Both Landscaping — Enhances curb appeal and adds value
• Both Painting exterior — Maintains curb appeal and enhances value
• Both Landscaping and curb appeal — Improves curb appeal and adds value

Renovation cost estimate screening

Value-add ROI direction

• Both Landscaping — Enhances curb appeal and adds value ↑
• Both Painting exterior — Maintains curb appeal and enhances value ↑
• Both Landscaping and curb appeal — Improves curb appeal and adds value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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): 56,708
• Household income: $70,187
• Rent vs Own: 38.9% rent · 61.1% own
• Severe rent burden: 2046.0

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 0.75)
• Race & ethnicity: Asian 34% White 32% Black 15% Hispanic / Latino 11% Two or more races 10%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Portuguese 4% Lithuanian 2% Romanian 2%
• Foreign-born: 25% · Canada, Philippines, Vietnam
• Languages at home: 59% English-only · Other Asian/Pacific 27% Spanish 9% French/Haitian/Cajun 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: ▼ -239.48%
• Current HPI: 288.7205
• Rent YoY: ▲ 6.26%
• 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

+10.0% since first listed

4 events — show timeline

• 2026-04-28 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2026-04-09 Listed $549,000 NORTHSTARMLS as Distributed by MLS Grid
• 2026-02-20 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2025-08-22 Listed $499,000 NORTHSTARMLS as Distributed by MLS Grid