11 Como Ave · St. Paul, MN 55103

$349,000

4 bd · 2.0 ba · 2,693 sqft · MultiFamily public records · 36 Days on market

Built 1906 4,573 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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +8.9/10.0
• ARV discount +7.5/15.0
• Rent growth +3.5/5.0
• 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

Prime value-add opportunity in the heart of Saint Paul. This up/down duplex at 11 Como Ave is located just blocks from the State Capitol, Capitol Complex offices, downtown Saint Paul, and the LRT line—an ideal location for strong, consistent rental demand. Both units feature hardwood floors, original woodwork, in-unit laundry, and classic 19th-century character that attracts long-term tenants. The third floor presents a compelling opportunity for an addition to the 2nd floor or a flex space. Strong neighborhood, walkability, and proximity to employment hubs make this a standout asset for both cash flow and appreciation. 2nd floor unit is currently unoccupied and ready for to be owner

Key facts

• 4,573 sq ft lot
• 2 garage spots
• Built 1906

Property features AI

Finance

• Other: Lot approximately 0.105 acres (dimensions 46 x 100)
• Financial info: Property configured as 2 total units; Owner pays exterior maintenance, grounds care, repairs, and management; Gross income reported; Tenants pay heat

Exterior

• Parking: Detached or attached 2-car garage (440 sq. ft. garage)
• 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); More than 2 stories; Additional parcels included
• Construction: Stone foundation
• Exterior features: Vinyl exterior

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator; Gas or electric range not specified
• Bedrooms: 4 bedrooms (unit breakdown includes two 2-bedroom units)
• Flooring: Hardwood floors
• Bathrooms: Multiple bathrooms (units include full bathrooms)
• Heating & cooling: Boiler heating; No cooling system
• Interior features: Hardwood floors; Unfinished basement with storage/locker
• Laundry & utility: In-unit washer and dryer

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $349k.

Deal economics

• At list price, monthly cash flow is $2k ($18k/yr) — positive. Per door: $768/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $349k).
• Recommended offer: $339k (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.
• Market conditions: Rents rising fast (+4.0%/yr); 44 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 1,202 units permitted in Ramsey County in 2024 (880 in 5+ unit buildings).
• At $4,837/mo this rent would consume 120% of the median local household income ($48k/yr) (locally 787% 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 $2k of loan paydown is wiped out by about $10k 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 + 4.0% rent growth), your $98k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 36 days — a 3% lower offer ($339k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 13y 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 $132k; list at $349k implies a 164% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1906 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $338,530 (3.0% below list)

Questions for the listing agent

1. It's been on market 36 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 1906 — 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: 1.39% ✓
• Cap rate: 11.57%
• Cash-on-cash: 18.86%
• DSCR: 1.84
• GRM: 6.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 4.05% rent growth · sell at horizon

5-year hold

• IRR: 11.8%
• Equity multiple: 1.48×
• Total profit: $46,431
• Equity at exit: $52,037

10-year hold

• IRR: 21.6%
• Equity multiple: 2.92×
• Total profit: $188,024
• Equity at exit: $30,175

Cash invested: $97,720 (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 55103

• Home prices YoY: -9.0%
• Rents YoY: 4.0%
• Active inventory: 44
• Price-to-rent: 12.0×

Monthly cashflow live

• Estimated rent: $4,837 high
• Mortgage (P&I): −$1,830
• Tax from tax record: −$310 /mo · $3,716/yr
• Insurance: −$145
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,016
• Net cashflow: $1,536

Break-even live

Break-even rent $2,893

Max offer price $349,000

Occupancy floor 63%

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$4,838
Total (2 units)			$4,837

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: $87,250
• Closing costs: $10,470
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
333 Sibley St Saint Paul, MN	3.0	1.0–2.0	1358	$3,269	$2.41	10d	10	0.93mi
180 E Kellogg Blvd St Paul, MN	3.0	1.0–2.5	1436	$4,595	$3.20	2d	22	1.07mi

Listing history 30 events

1. 2026-06-07
   statusdays on market $349,000 Pending 36 DOM
2. 2026-06-04
   days on market $349,000 Contingent - Inspection 35 DOM
3. 2026-06-03
   days on market $349,000 Contingent - Inspection 34 DOM
4. 2026-06-02
   days on market $349,000 Contingent - Inspection 33 DOM
5. 2026-06-01
   days on market $349,000 Contingent - Inspection 32 DOM
6. 2026-05-31
   days on market $349,000 Contingent - Inspection 31 DOM
7. 2026-05-01
   listed $349,000 Active 735-char remark
8. 2026-04-27
   historical $349,000 735-char remark
9. 2026-04-01
   historical
10. 2026-03-23
    status Active
11. 2026-03-16
    status Pending
12. 2026-03-16
    status Active
13. 2026-02-11
    status Pending
14. 2026-01-26
    historical Contingent - Inspection
15. 2026-01-07
    listed $379,900 Active
16. 2025-12-30
    historical
17. 2020-06-30
    historical
18. 2019-06-19
    price $249,900
19. 2019-06-18
    listed $249 Active
20. 2017-12-01
    historical
21. 2017-08-15
    listed $1,450 Active
22. 2014-01-31
    status Pending
23. 2014-01-31
    soldstatus $132,200 Sold
24. 2014-01-18
    historical Contingent - Inspection
25. 2014-01-11
    price $109,900
26. 2014-01-03
    status Active
27. 2013-11-07
    status Pending
28. 2013-10-08
    historical Contingent - Inspection
29. 2013-09-26
    price $144,900
30. 2013-09-07
    listed $166,900 Active

ⓘ 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: $3,716 · $310/mo
• Projected year-2 tax: $3,812 · $318/mo
• Expected delta: +$96/yr (+$8/mo · 2.6%)

ⓘ 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: $58,044
• − Mortgage interest: −$19,549
• − Property taxes: −$3,716
• − Insurance: −$1,745
• − Repairs & maintenance: −$4,644
• − Management: −$4,644
• − Depreciation: −$10,153
• Taxable income: $13,594
• Est. tax owed @ 24.0%: −$3,263
• After-tax cash flow: $15,169/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): 13,125
• Household income: $48,390
• Rent vs Own: 58.3% rent · 41.7% own
• Severe rent burden: 787.0

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: White 34% Black 28% Asian 22% Hispanic / Latino 12% Two or more races 9% Native American 1%
• Hispanic origin (detail): Mexican 6% Cuban 4%
• Common ancestry: Portuguese 6% Lithuanian 2% Romanian 2%
• Foreign-born: 26% · Vietnam, Canada, Philippines
• Languages at home: 63% English-only · Other Asian/Pacific 16% Spanish 5% Vietnamese 3%

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: ▼ -32.28%
• Current HPI: 327.7672
• Rent YoY: ▲ 4.05%
• 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

+109.1% since first listed

26 events — show timeline

• 2026-06-05 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2026-05-22 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2026-05-01 Listed $349,000 NORTHSTARMLS as Distributed by MLS Grid
• 2026-04-27 Coming Soon $349,000 NORTHSTARMLS as Distributed by MLS Grid
• 2026-04-01 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2026-03-23 Relisted — NORTHSTARMLS as Distributed by MLS Grid
• 2026-03-16 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2026-03-16 Relisted — NORTHSTARMLS as Distributed by MLS Grid
• 2026-02-11 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2026-01-26 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2026-01-07 Listed $379,900 NORTHSTARMLS as Distributed by MLS Grid
• 2025-12-30 Coming Soon — NORTHSTARMLS as Distributed by MLS Grid
• 2020-06-30 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2019-06-19 Price Changed $249,900 NORTHSTARMLS as Distributed by MLS Grid
• 2019-06-18 Listed $249 NORTHSTARMLS as Distributed by MLS Grid
• 2017-12-01 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2017-08-15 Listed $1,450 NORTHSTARMLS as Distributed by MLS Grid
• 2014-01-31 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2014-01-31 Sold (MLS) $132,200 NORTHSTARMLS as Distributed by MLS Grid
• 2014-01-18 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2014-01-11 Price Changed $109,900 NORTHSTARMLS as Distributed by MLS Grid
• 2014-01-03 Relisted — NORTHSTARMLS as Distributed by MLS Grid
• 2013-11-07 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2013-10-08 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2013-09-26 Price Changed $144,900 NORTHSTARMLS as Distributed by MLS Grid
• 2013-09-07 Listed $166,900 NORTHSTARMLS as Distributed by MLS Grid

Property tax history

+17.3%/yr

Latest (2020): $3,716 · +9.7% YoY. Source: county tax records.