1181 Edgcumbe Rd #1105 · St. Paul, MN 55105

$127,900

2 bd · 1.0 ba · 913 sqft · Condo public records · 69 Days on market

Built 1978 $604/mo HOA · 20% of rent

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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 +3.3/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great opportunity to live in Wilder Tower, a 55+ active community in a very desirable location. This 2 bedroom home is freshly painted and move-in ready, offering newer flooring and carpeting throughout. The kitchen and bathroom vanity and toilet were updated in 2022, also in-unit laundry with newer washer and hookup for dryer. Heat pump new in 2024 and all the windows updated in 2024 (seller has paid the window assessment in full). Plenty of in-unit storage with 2 large walk-in, hall closets as well as the bedroom closets. Amazing city views from your home and secure, underground parking (#40). Building amenities include Exercise room, music room, library, sauna, 17th floor party room and club room, craft room, solarium, library, community laundry and more. Next door is a city park with a playground, pickleball & tennis courts, and ball fields. This is a grant unit with income restrictions accounting for lower HOA fees. See information in supplements. An amazing place to call home!

Key facts

• New heat pump
• In unit storage
• Newer flooring

Tags

• NEWER FLOORING
• UPDATED KITCHEN
• IN UNIT LAUNDRY
• NEW HEAT PUMP
• UPDATED WINDOWS
• IN UNIT STORAGE

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $128k.

Deal economics

• At list price, monthly cash flow is $962 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $128k).
• Recommended offer: $120k (6.0% 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 (+3.1%/yr); 124 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).
• This rent runs 33% of the median local income ($107k/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 $884 of loan paydown is wiped out by about $4k 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 + 3.1% rent growth), your $36k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 69 days — a 6% lower offer ($120k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 5y 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: HOA is 20% of rent.

Recommended offer $120,226 (6.0% below list)

Questions for the listing agent

1. It's been on market 69 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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.
8. 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.
9. 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: 2.32% ✓
• Cap rate: 15.32%
• Cash-on-cash: 32.23%
• DSCR: 2.43
• GRM: 3.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.15% rent growth · sell at horizon

5-year hold

• IRR: 27.6%
• Equity multiple: 2.15×
• Total profit: $41,342
• Equity at exit: $19,070

10-year hold

• IRR: 35.3%
• Equity multiple: 4.30×
• Total profit: $118,172
• Equity at exit: $11,058

Cash invested: $35,812 (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 55105

• Rents YoY: 3.1%
• Active inventory: 124
• Price-to-rent: 3.6×

Monthly cashflow live

• Estimated rent: $2,971 high
• Mortgage (P&I): −$671
• Tax from tax record: −$57 /mo · $688/yr
• Insurance: −$53
• HOA: −$604
• Vacancy / Maint / Mgmt: −$624
• Net cashflow: $962

Break-even live

Break-even rent $1,754

Max offer price $127,900

Occupancy floor 63%

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: $31,975
• Closing costs: $3,837
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
470 Lexington Pkwy S Saint Paul, MN	2.0	1.0–2.0	1175	$3,500	$2.98	2d	19	0.34mi
695 Grand Ave Saint Paul, MN	1.0–2.0	1.0–2.0	1130	$5,795	$5.13	18d	10	1.10mi
740 Victoria St S Saint Paul, MN	3.0	1.0–2.0	1076	$2,906	$2.70	2d	39	1.14mi
150 Snelling Ave N St Paul, MN	2.0	1.0–2.0	741	$2,598	$3.51	2d	8	1.30mi
1555 Selby Ave Saint Paul, MN	3.0	1.0–2.0	1129	$3,428	$3.04	2d	7	1.32mi

HOA detail condo

• Monthly dues: $604 · $7,248/yr
• ⚠ Special-assessment mentions:

  …with newer washer and hookup for dryer. Heat pump new in 2024 and all the windows updated in 2024 (seller has paid the window assessment in full). Plenty of in-unit storage with 2 large walk-in, hall closets as well as the bedroom closets. Amazing city…

Listing history 23 events

1. 2026-06-18
   days on market $127,900 Active 69 DOM
2. 2026-06-17
   days on market $127,900 Active 68 DOM
3. 2026-06-16
   days on market $127,900 Active 67 DOM
4. 2026-06-15
   days on market $127,900 Active 66 DOM
5. 2026-06-09
   days on market $127,900 Active 64 DOM
6. 2026-06-08
   days on market $127,900 Active 63 DOM
7. 2026-06-07
   days on market $127,900 Active 62 DOM
8. 2026-06-04
   days on market $127,900 Active 59 DOM
9. 2026-06-03
   days on market $127,900 Active 58 DOM
10. 2026-06-02
    days on market $127,900 Active 57 DOM
11. 2026-06-01
    days on market $127,900 Active 56 DOM
12. 2026-05-31
    days on market $127,900 Active 55 DOM
13. 2026-04-06
    listed $129,500 Active 1001-char remark

    Show marketing remark (1001 chars)

    Great opportunity to live in Wilder Tower, a 55+ active community in a very desirable location. This 2 bedroom home is freshly painted and move-in ready, offering newer flooring and carpeting throughout. The kitchen and bathroom vanity and toilet were updated in 2022, also in-unit laundry with newer washer and hookup for dryer. Heat pump new in 2024 and all the windows updated in 2024 (seller has paid the window assessment in full). Plenty of in-unit storage with 2 large walk-in, hall closets as well as the bedroom closets. Amazing city views from your home and secure, underground parking (#40). Building amenities include Exercise room, music room, library, sauna, 17th floor party room and club room, craft room, solarium, library, community laundry and more. Next door is a city park with a playground, pickleball & tennis courts, and ball fields. This is a grant unit with income restrictions accounting for lower HOA fees. See information in supplements. An amazing place to call home!

14. 2022-07-21
    soldstatus $125,000
15. 2022-06-08
    soldstatus $110,000 Sold 915-char remark

    Show marketing remark (915 chars)

    Turn the key and walk into this wonderfully undated home with a spectacular view of St. Paul's skyline. Be the first to cook in the new kitchen including all new appliances. The two bedrooms also offer a wonderful view of St. Paul. There is plenty of storage with 3 large hall closets in addition to the 2 BR closet. New plank floor in the entry, kitchen and dining room allow for easy clean up. The new carpet in the bedrooms and living room brings a cozy warm feeling of home. If you want a 360 degree view of the city head up to the 17th floor craft room, club room and gathering hall. This active 55+ community offers social gatherings and a variety groups to join. On the first floor you will find the music room and library room across from the newly remodeled mail station. No need to be out in the cold with a lower level garage space connected by a tunnel. This is a grant unit and has income restrictions.

16. 2022-06-02
    status Pending 915-char remark

    Show marketing remark (915 chars)

    Turn the key and walk into this wonderfully undated home with a spectacular view of St. Paul's skyline. Be the first to cook in the new kitchen including all new appliances. The two bedrooms also offer a wonderful view of St. Paul. There is plenty of storage with 3 large hall closets in addition to the 2 BR closet. New plank floor in the entry, kitchen and dining room allow for easy clean up. The new carpet in the bedrooms and living room brings a cozy warm feeling of home. If you want a 360 degree view of the city head up to the 17th floor craft room, club room and gathering hall. This active 55+ community offers social gatherings and a variety groups to join. On the first floor you will find the music room and library room across from the newly remodeled mail station. No need to be out in the cold with a lower level garage space connected by a tunnel. This is a grant unit and has income restrictions.

17. 2022-05-26
    historical Contingent - Other 915-char remark

    Show marketing remark (915 chars)

    Turn the key and walk into this wonderfully undated home with a spectacular view of St. Paul's skyline. Be the first to cook in the new kitchen including all new appliances. The two bedrooms also offer a wonderful view of St. Paul. There is plenty of storage with 3 large hall closets in addition to the 2 BR closet. New plank floor in the entry, kitchen and dining room allow for easy clean up. The new carpet in the bedrooms and living room brings a cozy warm feeling of home. If you want a 360 degree view of the city head up to the 17th floor craft room, club room and gathering hall. This active 55+ community offers social gatherings and a variety groups to join. On the first floor you will find the music room and library room across from the newly remodeled mail station. No need to be out in the cold with a lower level garage space connected by a tunnel. This is a grant unit and has income restrictions.

18. 2022-05-09
    status Active 915-char remark

    Show marketing remark (915 chars)

    Turn the key and walk into this wonderfully undated home with a spectacular view of St. Paul's skyline. Be the first to cook in the new kitchen including all new appliances. The two bedrooms also offer a wonderful view of St. Paul. There is plenty of storage with 3 large hall closets in addition to the 2 BR closet. New plank floor in the entry, kitchen and dining room allow for easy clean up. The new carpet in the bedrooms and living room brings a cozy warm feeling of home. If you want a 360 degree view of the city head up to the 17th floor craft room, club room and gathering hall. This active 55+ community offers social gatherings and a variety groups to join. On the first floor you will find the music room and library room across from the newly remodeled mail station. No need to be out in the cold with a lower level garage space connected by a tunnel. This is a grant unit and has income restrictions.

19. 2022-04-12
    historical Contingent - Other 915-char remark

    Show marketing remark (915 chars)

    Turn the key and walk into this wonderfully undated home with a spectacular view of St. Paul's skyline. Be the first to cook in the new kitchen including all new appliances. The two bedrooms also offer a wonderful view of St. Paul. There is plenty of storage with 3 large hall closets in addition to the 2 BR closet. New plank floor in the entry, kitchen and dining room allow for easy clean up. The new carpet in the bedrooms and living room brings a cozy warm feeling of home. If you want a 360 degree view of the city head up to the 17th floor craft room, club room and gathering hall. This active 55+ community offers social gatherings and a variety groups to join. On the first floor you will find the music room and library room across from the newly remodeled mail station. No need to be out in the cold with a lower level garage space connected by a tunnel. This is a grant unit and has income restrictions.

20. 2022-02-24
    price $110,000 915-char remark

    Show marketing remark (915 chars)

    Turn the key and walk into this wonderfully undated home with a spectacular view of St. Paul's skyline. Be the first to cook in the new kitchen including all new appliances. The two bedrooms also offer a wonderful view of St. Paul. There is plenty of storage with 3 large hall closets in addition to the 2 BR closet. New plank floor in the entry, kitchen and dining room allow for easy clean up. The new carpet in the bedrooms and living room brings a cozy warm feeling of home. If you want a 360 degree view of the city head up to the 17th floor craft room, club room and gathering hall. This active 55+ community offers social gatherings and a variety groups to join. On the first floor you will find the music room and library room across from the newly remodeled mail station. No need to be out in the cold with a lower level garage space connected by a tunnel. This is a grant unit and has income restrictions.

21. 2021-12-17
    listed $122,500 Active 915-char remark

    Show marketing remark (915 chars)

    Turn the key and walk into this wonderfully undated home with a spectacular view of St. Paul's skyline. Be the first to cook in the new kitchen including all new appliances. The two bedrooms also offer a wonderful view of St. Paul. There is plenty of storage with 3 large hall closets in addition to the 2 BR closet. New plank floor in the entry, kitchen and dining room allow for easy clean up. The new carpet in the bedrooms and living room brings a cozy warm feeling of home. If you want a 360 degree view of the city head up to the 17th floor craft room, club room and gathering hall. This active 55+ community offers social gatherings and a variety groups to join. On the first floor you will find the music room and library room across from the newly remodeled mail station. No need to be out in the cold with a lower level garage space connected by a tunnel. This is a grant unit and has income restrictions.

22. 2021-12-03
    historical $122,500 915-char remark

    Show marketing remark (915 chars)

    Turn the key and walk into this wonderfully undated home with a spectacular view of St. Paul's skyline. Be the first to cook in the new kitchen including all new appliances. The two bedrooms also offer a wonderful view of St. Paul. There is plenty of storage with 3 large hall closets in addition to the 2 BR closet. New plank floor in the entry, kitchen and dining room allow for easy clean up. The new carpet in the bedrooms and living room brings a cozy warm feeling of home. If you want a 360 degree view of the city head up to the 17th floor craft room, club room and gathering hall. This active 55+ community offers social gatherings and a variety groups to join. On the first floor you will find the music room and library room across from the newly remodeled mail station. No need to be out in the cold with a lower level garage space connected by a tunnel. This is a grant unit and has income restrictions.

23. 1998-06-18
    soldstatus $66,000

ⓘ 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: $688 · $57/mo
• Projected year-2 tax: $1,060 · $88/mo
• Expected delta: +$372/yr (+$31/mo · 54.1%)

ⓘ 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: $35,655
• − Mortgage interest: −$7,164
• − Property taxes: −$688
• − Insurance: −$640
• − Repairs & maintenance: −$2,852
• − Management: −$2,852
• − HOA: −$7,248
• − Depreciation: −$3,721
• Taxable income: $10,489
• Est. tax owed @ 24.0%: −$2,517
• After-tax cash flow: $9,026/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): 28,617
• Household income: $107,248
• Rent vs Own: 33.4% rent · 66.6% own
• Severe rent burden: 909.0

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 (82%)
• Race & ethnicity: White 82% Two or more races 7% Hispanic / Latino 5% Asian 4% Black 3%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Portuguese 11% Romanian 4% Lithuanian 4%
• Foreign-born: 4% · Canada, China, South Korea
• Languages at home: 91% English-only · Spanish 4% German/W. Germanic 1% Other Asian/Pacific 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: ▼ -562.23%
• Current HPI: 223.6008
• Rent YoY: ▲ 3.15%
• 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

+96.2% since first listed

11 events — show timeline

• 2026-04-06 Listed $129,500 NORTHSTARMLS as Distributed by MLS Grid
• 2022-07-21 Sold (Public Records) $125,000 Public Records
• 2022-06-08 Sold (MLS) $110,000 NORTHSTARMLS as Distributed by MLS Grid
• 2022-06-02 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2022-05-26 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2022-05-09 Relisted — NORTHSTARMLS as Distributed by MLS Grid
• 2022-04-12 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2022-02-24 Price Changed $110,000 NORTHSTARMLS as Distributed by MLS Grid
• 2021-12-17 Listed $122,500 NORTHSTARMLS as Distributed by MLS Grid
• 2021-12-03 Coming Soon $122,500 NORTHSTARMLS as Distributed by MLS Grid
• 1998-06-18 Sold (Public Records) $66,000 Public Records

Property tax history

-0.6%/yr

Latest (2025): $688 · -26.3% YoY. Source: county tax records.