572 Ottawa Ave · St. Paul, MN 55107

$470,250

6 bd · 2.0 ba · 2,112 sqft · MultiFamily public records · 38 Days on market

Built 1911 7,318 sqft lot

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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 +28.5/30.0
• DSCR +10.0/10.0
• 1% rule +7.7/10.0
• ARV discount +7.5/15.0
• Rent growth +5.0/5.0
• 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: 2 units. confirmed

Listing remarks

Rare opportunity to own an up-and-down duplex featuring two large 4-bedroom units in St Pauls highly desirable West Side neighborhood. Large-format rental units of this size are increasingly difficult to find and continue to experience strong tenant demand due to their flexibility, functionality, and long-term rental appeal. Located just one block from Smith Avenue, the property offers convenient access to public transportation, neighborhood restaurants, shopping, and major commuter routes. Residents also enjoy close proximity to Cherokee Park and downtown St Paul. The West Side continues to see strong neighborhood growth and consistent rental demand driven by its accessibility, neighborhoo

Key facts

• 7,318 sq ft lot
• Built 1911
• Listed 37 days

Property features AI

Finance

• Other: Tenant pays electricity and gas
• Financial info: Owner pays electricity, gas, trash collection and water; Gross income reported at $39,708; Rental license: Standard (licensed)

Exterior

• Parking: Concrete parking area; Shared driveway; Parking lot; Unassigned spaces
• Utilities: City water connected; City sewer connected; Electric service with circuit breakers; Fuel: Electric and natural gas
• Home design: Residential income property; Duplex up-and-down (4 units total: two primary unit types described); More than 2 stories; Facing not specified; Entry level not specified
• Construction: Built with block, concrete and frame construction; Asphalt pitched roof (8 years old or newer); Block and concrete perimeter foundation; Foundation dimensions approximately 25 x 51
• Exterior features: Porch; City street frontage with curbs; Publicly maintained road

Interior

• Kitchen: Range; Refrigerator; Solid surface countertops; Kitchen window; Porches on some units
• Bedrooms: Total of 8 bedrooms; Two 4-bedroom units (each unit)
• Bathrooms: Four total full bathrooms (each unit has 1 full bath shown in unit details)
• Heating & cooling: Boiler with hot water heating; No central cooling (units list no cooling)
• Interior features: Finished and unfinished basement with owner and single-tenant access; 36+ inch doors
• Laundry & utility: Common area laundry room

What this means for you Summary

Snapshot

• This is a 2 × 4-bed/1.0-bath units multifamily listed at $470k.

Deal economics

• At list price, monthly cash flow is $2k ($19k/yr) — positive. Per door: $771/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($6k rent vs $470k).
• Recommended offer: $456k (3.0% 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: Cherokee Heights Elementary School (math 5% / reading 15%, grade F, #813 of 857 statewide, top 97%, 225 students, 83% FRL) — zoned schools average 83% FRL vs 64% district-wide (19 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 10% at this address vs 27% district-wide (-17 pts) — the specific schools serving this property underperform the St. Paul Public School District average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising fast (+10.8%/yr); 68 active listings in the ZIP; 1,202 units permitted in Ramsey County in 2024 (880 in 5+ unit buildings).
• At $5,950/mo this rent would consume 96% of the median local household income ($75k/yr) (locally 639% 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 $3k of loan paydown is wiped out by about $14k 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 + 8.0% rent growth), your $132k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($456k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $17k; list at $470k implies a 2666% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1911 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $456,142 (3.0% below list)

Questions for the listing agent

1. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 3% 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 1911 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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.
7. 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.
8. 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: 1.27% ✓
• Cap rate: 10.23%
• Cash-on-cash: 14.06%
• DSCR: 1.63
• GRM: 6.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 9.7%
• Equity multiple: 1.41×
• Total profit: $53,500
• Equity at exit: $70,116

10-year hold

• IRR: 22.6%
• Equity multiple: 3.40×
• Total profit: $316,317
• Equity at exit: $40,659

Cash invested: $131,670 (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 55107

• Home prices YoY: -16.2%
• Rents YoY: 10.8%
• Active inventory: 68
• Price-to-rent: 13.2×

Monthly cashflow live

• Estimated rent: $5,950 medium
• Mortgage (P&I): −$2,466
• Tax from tax record: −$496 /mo · $5,956/yr
• Insurance: −$196
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,250
• Net cashflow: $1,542

Break-even live

Break-even rent $3,998

Max offer price $470,250

Occupancy floor 69%

Sensitivity live

Price	-10% $1,808	-5% $1,675	+0% $1,542	+5% $1,409	+10% $1,276
Rent	-10% $1,072	-5% $1,307	+0% $1,542	+5% $1,777	+10% $2,012
Rate	-1.0pp $1,779	-0.5pp $1,662	base $1,542	+0.5pp $1,420	+1.0pp $1,296

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

Units	Beds	Baths	Est. rent
▸ 2× units	4	1	$5,950
Total (2 units)			$5,950

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: $117,562
• Closing costs: $14,108
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-22
   days on market $470,250 Active 38 DOM
2. 2026-06-21
   days on market $470,250 Active 37 DOM
3. 2026-06-18
   days on market $470,250 Active 34 DOM
4. 2026-06-17
   days on market $470,250 Active 33 DOM
5. 2026-06-16
   days on market $470,250 Active 32 DOM
6. 2026-06-15
   days on market $470,250 Active 31 DOM
7. 2026-06-13
   days on market $470,250 Active 29 DOM
8. 2026-06-09
   days on market $470,250 Active 25 DOM
9. 2026-06-08
   days on market $470,250 Active 24 DOM
10. 2026-06-07
    days on market $470,250 Active 23 DOM
11. 2026-06-04
    days on market $470,250 Active 20 DOM
12. 2026-06-03
    days on market $470,250 Active 19 DOM
13. 2026-06-02
    days on market $470,250 Active 18 DOM
14. 2026-06-01
    days on market $470,250 Active 17 DOM
15. 2026-05-31
    days on market $470,250 Active 16 DOM
16. 2026-05-16
    listed $470,250 Active 1109-char remark
17. 2026-05-15
    historical $470,250 1109-char remark
18. 1989-12-21
    soldstatus $17,000

ⓘ 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: $5,956 · $496/mo
• Projected year-2 tax: $5,956 · $496/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: $71,400
• − Mortgage interest: −$26,341
• − Property taxes: −$5,956
• − Insurance: −$2,351
• − Repairs & maintenance: −$5,712
• − Management: −$5,712
• − Depreciation: −$13,680
• Taxable income: $11,647
• Est. tax owed @ 24.0%: −$2,795
• After-tax cash flow: $15,711/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): 15,377
• Household income: $74,531
• Rent vs Own: 39.4% rent · 60.6% own
• Severe rent burden: 639.0

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 0.71)
• Race & ethnicity: White 47% Hispanic / Latino 23% Two or more races 16% Black 13% Asian 9% Native American 2%
• Hispanic origin (detail): Mexican 19%
• Common ancestry: Portuguese 7% Lithuanian 3% Romanian 2%
• Foreign-born: 18% · Canada, Philippines, Vietnam
• Languages at home: 72% English-only · Spanish 15% Other Asian/Pacific 4% Tagalog/Filipino 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: ▼ -57.70%
• Current HPI: 298.8714
• Rent YoY: ▲ 10.76%
• 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

+2666.2% since first listed

3 events — show timeline

• 2026-05-16 Listed $470,250 NORTHSTARMLS as Distributed by MLS Grid
• 2026-05-15 Coming Soon $470,250 NORTHSTARMLS as Distributed by MLS Grid
• 1989-12-21 Sold (Public Records) $17,000 Public Records

Property tax history

+0.5%/yr

Latest (2025): $5,956 · +37.6% YoY. Source: county tax records.