1854 Roblyn Ave · St. Paul, MN 55104

$599,000

9 bd · 3.0 ba · 3,396 sqft · MultiFamily public records · 73 Days on market

Built 1900 7,492 sqft lot

---

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 +3.1/5.0
• 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: 3 units. confirmed

Listing remarks MLS

Terrific Triplex! Owner occupy, Invest, Multi-Generational opportunity that fits your budget! Updated kitchens with hard surface countertops (Granite), Stainless Steel appliances, gleaming hard wood floors, fresh paint, newer windows (not all), new roof (2025), maintenance free exterior, 2 car garage, huge storage rooms, fireplace (Unit 2), coin op laundry (more money), close to St. Thomas and Town & Country Club. Main unit with 4 generous bedrooms (9 total bedrooms for all 3 units), updated baths and flooring. Lovingly maintained by particular owner! This is a quality offering at an affordable price! Priced well under tax value!

Key facts

• Fresh paint
• Newer windows
• Updated kitchens

Tags

• UPDATED KITCHENS
• HARD SURFACE COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• GLEAMING HARD WOOD FLOORS
• FRESH PAINT
• NEWER WINDOWS

What this means for you Summary

Snapshot

• This is a 3 × 3-bed/1.3-bath units multifamily listed at $599k.

Deal economics

• At list price, monthly cash flow is $4k ($42k/yr) — positive. Per door: $1k/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($10k rent vs $599k).
• Recommended offer: $563k (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.
• Zoned schools: Groveland Park Elementary (math 42% / reading 47%, grade F, #534 of 857 statewide, top 66%, 372 students, 44% FRL); Hidden River Middle School (math 21% / reading 39%, grade F, #199 of 258 statewide, top 78%, 559 students, 61% FRL); Central Senior High (math 52% / reading 67%, grade C+, #46 of 471 statewide, top 11%, 1,691 students, 49% FRL).
• Zoned-school proficiency averages 45% at this address vs 27% district-wide (+18 pts) — the actual schools serving this property are materially stronger than the St. Paul Public School District average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising (+2.5%/yr); 187 active listings in the ZIP; solid renter incomes; 1,202 units permitted in Ramsey County in 2024 (880 in 5+ unit buildings).
• At $10,164/mo this rent would consume 161% of the median local household income ($76k/yr) (locally 2116% 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 $18k 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 + 2.5% rent growth), your $168k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 73 days — a 6% lower offer ($563k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 26y 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 $455k; 32% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $563,060 (6.0% below list)

Questions for the listing agent

1. It's been on market 73 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.70% ✓
• Cap rate: 13.34%
• Cash-on-cash: 25.19%
• DSCR: 2.12
• GRM: 4.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.5% rent growth · sell at horizon

5-year hold

• IRR: 18.1%
• Equity multiple: 1.73×
• Total profit: $122,425
• Equity at exit: $89,313

10-year hold

• IRR: 26.2%
• Equity multiple: 3.24×
• Total profit: $376,171
• Equity at exit: $51,791

Cash invested: $167,720 (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 55104

• Rents YoY: 2.5%
• Active inventory: 187
• Price-to-rent: 14.7×

Monthly cashflow live

• Estimated rent: $10,164 medium
• Mortgage (P&I): −$3,141
• Tax from tax record: −$1,119 /mo · $13,424/yr
• Insurance: −$250
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,134
• Net cashflow: $3,520

Break-even live

Break-even rent $5,708

Max offer price $599,000

Occupancy floor 60%

Sensitivity live

Price	-10% $3,859	-5% $3,690	+0% $3,520	+5% $3,351	+10% $3,181
Rent	-10% $2,717	-5% $3,119	+0% $3,520	+5% $3,922	+10% $4,323
Rate	-1.0pp $3,822	-0.5pp $3,672	base $3,520	+0.5pp $3,365	+1.0pp $3,207

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

Units	Beds	Baths	Est. rent
▸ 3× units	3	1.3	$10,164
Total (3 units)			$10,164

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: $149,750
• Closing costs: $17,970
• Reserves months: —
• Total cash needed: —

Listing history 35 events

1. 2026-06-21
   days on market $599,000 Active 73 DOM
2. 2026-06-18
   days on market $599,000 Active 70 DOM
3. 2026-06-17
   days on market $599,000 Active 69 DOM
4. 2026-06-16
   days on market $599,000 Active 68 DOM
5. 2026-06-15
   days on market $599,000 Active 67 DOM
6. 2026-06-13
   days on market $599,000 Active 65 DOM
7. 2026-06-09
   days on market $599,000 Active 61 DOM
8. 2026-06-08
   days on market $599,000 Active 60 DOM
9. 2026-06-07
   days on market $599,000 Active 59 DOM
10. 2026-06-04
    days on market $599,000 Active 56 DOM
11. 2026-06-03
    days on market $599,000 Active 55 DOM
12. 2026-06-02
    days on market $599,000 Active 54 DOM
13. 2026-06-01
    days on market $599,000 Active 53 DOM
14. 2026-05-31
    days on market $599,000 Active 52 DOM
15. 2026-04-09
    listed $599,000 Active 642-char remark

    Show marketing remark (642 chars)

    Terrific Triplex! Owner occupy, Invest, Multi-Generational opportunity that fits your budget! Updated kitchens with hard surface countertops (Granite), Stainless Steel appliances, gleaming hard wood floors, fresh paint, newer windows (not all), new roof (2025), maintenance free exterior, 2 car garage, huge storage rooms, fireplace (Unit 2), coin op laundry (more money), close to St. Thomas and Town & Country Club. Main unit with 4 generous bedrooms (9 total bedrooms for all 3 units), updated baths and flooring. Lovingly maintained by particular owner! This is a quality offering at an affordable price! Priced well under tax value!

16. 2024-06-07
    historical
17. 2024-05-07
    listed $644,953 Active
18. 2024-05-07
    historical
19. 2024-04-02
    listed $664,900 Active
20. 2024-04-02
    historical
21. 2024-03-08
    price $664,900
22. 2024-02-28
    listed $699,900 Active
23. 2017-06-23
    soldstatus $455,000 Sold
24. 2017-06-08
    status Pending
25. 2017-05-19
    historical
26. 2017-05-12
    listed $475,000 Active
27. 2003-03-28
    soldstatus $360,000
28. 2002-08-21
    soldstatus $328,000
29. 2002-05-31
    soldstatus $328,000
30. 2002-05-08
    historical
31. 2002-03-19
    listed $329,900
32. 2000-12-17
    soldstatus $245,000
33. 2000-09-28
    soldstatus $245,000
34. 2000-08-22
    historical
35. 2000-08-14
    listed $239,900

ⓘ 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: $13,424 · $1,119/mo
• Projected year-2 tax: $13,424 · $1,119/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 · 13 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: $121,968
• − Mortgage interest: −$33,553
• − Property taxes: −$13,424
• − Insurance: −$2,995
• − Repairs & maintenance: −$9,757
• − Management: −$9,757
• − Depreciation: −$17,425
• Taxable income: $35,055
• Est. tax owed @ 24.0%: −$8,413
• After-tax cash flow: $33,828/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): 45,762
• Household income: $75,712
• Rent vs Own: 46.9% rent · 53.1% own
• Severe rent burden: 2116.0

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: Diverse neighborhood (Simpson 0.60)
• Race & ethnicity: White 60% Black 19% Two or more races 10% Asian 7% Hispanic / Latino 7%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Portuguese 8% Romanian 3% Lithuanian 3%
• Foreign-born: 12% · Canada, Vietnam, China
• Languages at home: 83% English-only · Spanish 4% Other Asian/Pacific 4% 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: ▼ -532.26%
• Current HPI: 245.6146
• Rent YoY: ▲ 2.50%
• 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

+149.7% since first listed

21 events — show timeline

• 2026-04-09 Listed $599,000 NORTHSTARMLS as Distributed by MLS Grid
• 2024-06-07 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2024-05-07 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2024-05-07 Listed $644,953 NORTHSTARMLS as Distributed by MLS Grid
• 2024-04-02 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2024-04-02 Listed $664,900 NORTHSTARMLS as Distributed by MLS Grid
• 2024-03-08 Price Changed $664,900 NORTHSTARMLS as Distributed by MLS Grid
• 2024-02-28 Listed $699,900 NORTHSTARMLS as Distributed by MLS Grid
• 2017-06-23 Sold (MLS) $455,000 NORTHSTARMLS as Distributed by MLS Grid
• 2017-06-08 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2017-05-19 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2017-05-12 Listed $475,000 NORTHSTARMLS as Distributed by MLS Grid
• 2003-03-28 Sold (Public Records) $360,000 Public Records
• 2002-08-21 Sold (Public Records) $328,000 Public Records
• 2002-05-31 Sold (MLS) $328,000 NORTHSTARMLS as Distributed by MLS Grid
• 2002-05-08 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2002-03-19 Listed $329,900 NORTHSTARMLS as Distributed by MLS Grid
• 2000-12-17 Sold (Public Records) $245,000 Public Records
• 2000-09-28 Sold (MLS) $245,000 NORTHSTARMLS as Distributed by MLS Grid
• 2000-08-22 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2000-08-14 Listed $239,900 NORTHSTARMLS as Distributed by MLS Grid

Property tax history

+6.8%/yr

Latest (2025): $13,424 · +13.8% YoY. Source: county tax records.