906 Galtier St · St. Paul, MN 55117

$206,000

3 bd · 1.0 ba · 1,124 sqft · Townhouse public records · 65 Days on market

Built 1982 $350/mo HOA · 13% of rent

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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 +22.8/30.0
• 1% rule +7.9/10.0
• ARV discount +7.5/15.0
• DSCR +7.3/10.0
• 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

This is it! This beautifully updated end-unit offers a bright, open layout filled with modern amenities. Step into the welcoming foyer featuring a convenient locker-style entry and a powder room. The eat-in kitchen shines with a bay window, a stylish subway tile backsplash, custom lighting and fixtures, and elegant glass-paneled cabinets accented by bronze-finished hardware. The main floor features hardwood-look floors and a walkout from the dining room to a rear patio - perfect for relaxing and/or entertaining. Downstairs, the unfinished basement provides a blank canvas ready for your finishing touches, offering over 400+ square feet of incredible potential. Ideally located just a short walk from Lewis Park, where you can enjoy easy access to playgrounds, picnic areas, a splash pad and trails. Also, there is a generous 75' x 150' open green space right beside the home. Don’t miss this opportunity - homes like this go quickly!

Key facts

• $350 HOA
• Garage
• Built 1982

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath townhouse listed at $206k.

Deal economics

• At list price, monthly cash flow is $359 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $206k).
• Recommended offer: $194k (6.0% below list) — sets the bar for market timing.

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.
• Zoned schools: Paul & Sheila Wellstone Elementary (math 8% / reading 17%, grade F, #800 of 857 statewide, top 95%, 507 students, 85% FRL); Murray Middle School (math 19% / reading 40%, grade F, #204 of 258 statewide, top 80%, 538 students, 64% FRL); Como Park Senior High (math 8% / reading 42%, grade F, #375 of 471 statewide, top 81%, 1,078 students, 75% FRL).
• Market conditions: Rents rising (+3.6%/yr); 175 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 4d 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 45% 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 $6k 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 65 days — a 6% lower offer ($194k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 20y 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.
• Current owner paid $168k; 23% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $193,640 (6.0% below list)

Questions for the listing agent

1. It's been on market 65 days. Have you received any prior offers? Is the seller open to a 6% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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 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: 1.29% ✓
• Cap rate: 8.39%
• Cash-on-cash: 7.47%
• DSCR: 1.33
• GRM: 6.5

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: -4.0%
• Equity multiple: 0.85×
• Total profit: $-8,659
• Equity at exit: $30,715

10-year hold

• IRR: 6.6%
• Equity multiple: 1.51×
• Total profit: $29,544
• Equity at exit: $17,811

Cash invested: $57,680 (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: 175
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $2,649 medium
• Mortgage (P&I): −$1,080
• Tax from tax record: −$218 /mo · $2,610/yr
• Insurance: −$86
• HOA: −$350
• Vacancy / Maint / Mgmt: −$556
• Net cashflow: $359

Break-even live

Break-even rent $2,194

Max offer price $206,000

Occupancy floor 81%

Sensitivity live

Price	-10% $476	-5% $418	+0% $359	+5% $301	+10% $243
Rent	-10% $150	-5% $255	+0% $359	+5% $464	+10% $569
Rate	-1.0pp $463	-0.5pp $412	base $359	+0.5pp $306	+1.0pp $252

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: $51,500
• Closing costs: $6,180
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1443 Saint Albans St N Saint Paul, MN	4.0	2.0	1500	$2,700	$1.80	19d	1	1.40mi
255 Western Ave N Saint Paul, MN	3.0	1.0–2.0	1049	$3,700	$3.53	3d	23	1.41mi
101 10th St E Saint Paul, MN	2.0	1.0–2.0	853	$2,490	$2.92	1d	20	1.43mi

HOA detail

• Monthly dues: $350 · $4,200/yr
• Likely covers: landscaping

Listing history 29 events

1. 2026-06-21
   days on market $206,000 Active 65 DOM
2. 2026-06-18
   days on market $206,000 Active 62 DOM
3. 2026-06-17
   days on market $206,000 Active 61 DOM
4. 2026-06-16
   days on market $206,000 Active 60 DOM
5. 2026-06-15
   days on market $206,000 Active 59 DOM
6. 2026-06-13
   days on market $206,000 Active 57 DOM
7. 2026-06-09
   days on market $206,000 Active 53 DOM
8. 2026-06-08
   days on market $206,000 Active 52 DOM
9. 2026-06-07
   days on market $206,000 Active 51 DOM
10. 2026-06-04
    days on market $206,000 Active 48 DOM
11. 2026-06-03
    days on market $206,000 Active 47 DOM
12. 2026-06-02
    days on market $206,000 Active 46 DOM
13. 2026-06-02
    price $206,000 Active 45 DOM
14. 2026-06-01
    days on market $209,000 Active 45 DOM
15. 2026-05-31
    days on market $209,000 Active 44 DOM
16. 2026-04-17
    listed $209,000 Active 948-char remark

    Show marketing remark (948 chars)

    This is it! This beautifully updated end-unit offers a bright, open layout filled with modern amenities. Step into the welcoming foyer featuring a convenient locker-style entry and a powder room. The eat-in kitchen shines with a bay window, a stylish subway tile backsplash, custom lighting and fixtures, and elegant glass-paneled cabinets accented by bronze-finished hardware. The main floor features hardwood-look floors and a walkout from the dining room to a rear patio - perfect for relaxing and/or entertaining. Downstairs, the unfinished basement provides a blank canvas ready for your finishing touches, offering over 400+ square feet of incredible potential. Ideally located just a short walk from Lewis Park, where you can enjoy easy access to playgrounds, picnic areas, a splash pad and trails. Also, there is a generous 75' x 150' open green space right beside the home. Don’t miss this opportunity - homes like this go quickly!

17. 2026-04-15
    historical $209,000 948-char remark

    Show marketing remark (948 chars)

    This is it! This beautifully updated end-unit offers a bright, open layout filled with modern amenities. Step into the welcoming foyer featuring a convenient locker-style entry and a powder room. The eat-in kitchen shines with a bay window, a stylish subway tile backsplash, custom lighting and fixtures, and elegant glass-paneled cabinets accented by bronze-finished hardware. The main floor features hardwood-look floors and a walkout from the dining room to a rear patio - perfect for relaxing and/or entertaining. Downstairs, the unfinished basement provides a blank canvas ready for your finishing touches, offering over 400+ square feet of incredible potential. Ideally located just a short walk from Lewis Park, where you can enjoy easy access to playgrounds, picnic areas, a splash pad and trails. Also, there is a generous 75' x 150' open green space right beside the home. Don’t miss this opportunity - homes like this go quickly!

18. 2021-05-24
    soldstatus $167,912
19. 2021-05-18
    soldstatus $173,000 Sold 693-char remark

    Show marketing remark (693 chars)

    This is the one! This end-unit features an open layout with updates & amenities all around. The foyer features and open-locker entry and large closet for all storage needs. The gourmet kitchen features updated appliances, subway tile backsplash, custom lighting & fixtures, glass-paneled cabinets with bronze-finished hardware. The main floor features hardwood floors and walks out to rear patio. The basement is wide open for finishing touches and adds a ton of opportunity. With new paint and carpet through-out, this home is a must see and won't last long. Home is a quick walk to Lewis Park - playground, picnic area and splash pad along with a 75'x150' open area on side of home.

20. 2021-03-23
    status Pending 693-char remark

    Show marketing remark (693 chars)

    This is the one! This end-unit features an open layout with updates & amenities all around. The foyer features and open-locker entry and large closet for all storage needs. The gourmet kitchen features updated appliances, subway tile backsplash, custom lighting & fixtures, glass-paneled cabinets with bronze-finished hardware. The main floor features hardwood floors and walks out to rear patio. The basement is wide open for finishing touches and adds a ton of opportunity. With new paint and carpet through-out, this home is a must see and won't last long. Home is a quick walk to Lewis Park - playground, picnic area and splash pad along with a 75'x150' open area on side of home.

21. 2021-03-13
    historical Contingent - Inspection 693-char remark

    Show marketing remark (693 chars)

    This is the one! This end-unit features an open layout with updates & amenities all around. The foyer features and open-locker entry and large closet for all storage needs. The gourmet kitchen features updated appliances, subway tile backsplash, custom lighting & fixtures, glass-paneled cabinets with bronze-finished hardware. The main floor features hardwood floors and walks out to rear patio. The basement is wide open for finishing touches and adds a ton of opportunity. With new paint and carpet through-out, this home is a must see and won't last long. Home is a quick walk to Lewis Park - playground, picnic area and splash pad along with a 75'x150' open area on side of home.

22. 2021-03-02
    status Active 693-char remark

    Show marketing remark (693 chars)

    This is the one! This end-unit features an open layout with updates & amenities all around. The foyer features and open-locker entry and large closet for all storage needs. The gourmet kitchen features updated appliances, subway tile backsplash, custom lighting & fixtures, glass-paneled cabinets with bronze-finished hardware. The main floor features hardwood floors and walks out to rear patio. The basement is wide open for finishing touches and adds a ton of opportunity. With new paint and carpet through-out, this home is a must see and won't last long. Home is a quick walk to Lewis Park - playground, picnic area and splash pad along with a 75'x150' open area on side of home.

23. 2021-02-24
    status Active 693-char remark

    Show marketing remark (693 chars)

    This is the one! This end-unit features an open layout with updates & amenities all around. The foyer features and open-locker entry and large closet for all storage needs. The gourmet kitchen features updated appliances, subway tile backsplash, custom lighting & fixtures, glass-paneled cabinets with bronze-finished hardware. The main floor features hardwood floors and walks out to rear patio. The basement is wide open for finishing touches and adds a ton of opportunity. With new paint and carpet through-out, this home is a must see and won't last long. Home is a quick walk to Lewis Park - playground, picnic area and splash pad along with a 75'x150' open area on side of home.

24. 2021-01-26
    historical 693-char remark

    Show marketing remark (693 chars)

    This is the one! This end-unit features an open layout with updates & amenities all around. The foyer features and open-locker entry and large closet for all storage needs. The gourmet kitchen features updated appliances, subway tile backsplash, custom lighting & fixtures, glass-paneled cabinets with bronze-finished hardware. The main floor features hardwood floors and walks out to rear patio. The basement is wide open for finishing touches and adds a ton of opportunity. With new paint and carpet through-out, this home is a must see and won't last long. Home is a quick walk to Lewis Park - playground, picnic area and splash pad along with a 75'x150' open area on side of home.

25. 2021-01-18
    listed $179,000 Active 693-char remark

    Show marketing remark (693 chars)

    This is the one! This end-unit features an open layout with updates & amenities all around. The foyer features and open-locker entry and large closet for all storage needs. The gourmet kitchen features updated appliances, subway tile backsplash, custom lighting & fixtures, glass-paneled cabinets with bronze-finished hardware. The main floor features hardwood floors and walks out to rear patio. The basement is wide open for finishing touches and adds a ton of opportunity. With new paint and carpet through-out, this home is a must see and won't last long. Home is a quick walk to Lewis Park - playground, picnic area and splash pad along with a 75'x150' open area on side of home.

26. 2007-04-30
    soldstatus $140,000
27. 2007-04-30
    soldstatus $140,000
28. 2007-02-22
    historical
29. 2006-12-27
    listed $139,900

ⓘ 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: $2,610 · $218/mo
• Projected year-2 tax: $2,610 · $218/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: $31,791
• − Mortgage interest: −$11,539
• − Property taxes: −$2,610
• − Insurance: −$1,030
• − Repairs & maintenance: −$2,543
• − Management: −$2,543
• − HOA: −$4,200
• − Depreciation: −$5,993
• Taxable income: $1,332
• Est. tax owed @ 24.0%: −$320
• After-tax cash flow: $3,992/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

+49.4% since first listed

14 events — show timeline

• 2026-04-17 Listed $209,000 NORTHSTARMLS as Distributed by MLS Grid
• 2026-04-15 Coming Soon $209,000 NORTHSTARMLS as Distributed by MLS Grid
• 2021-05-24 Sold (Public Records) $167,912 Public Records
• 2021-05-18 Sold (MLS) $173,000 NORTHSTARMLS as Distributed by MLS Grid
• 2021-03-23 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2021-03-13 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2021-03-02 Relisted — NORTHSTARMLS as Distributed by MLS Grid
• 2021-02-24 Relisted — NORTHSTARMLS as Distributed by MLS Grid
• 2021-01-26 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2021-01-18 Listed $179,000 NORTHSTARMLS as Distributed by MLS Grid
• 2007-04-30 Sold (Public Records) $140,000 Public Records
• 2007-04-30 Sold (MLS) $140,000 NORTHSTARMLS as Distributed by MLS Grid
• 2007-02-22 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2006-12-27 Listed $139,900 NORTHSTARMLS as Distributed by MLS Grid

Property tax history

+6.2%/yr

Latest (2025): $2,610 · +4.1% YoY. Source: county tax records.