841 York Ave · St. Paul, MN 55106

$125,000

2 bd · 2.0 ba · 1,436 sqft · MultiFamily public records · 50 Days on market

Built 1894 6,229 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 +4.1/5.0
• 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: 2 units. confirmed

Listing remarks

This property was fire damaged on back NW corner of the building. It is cleaned out and secure. Being sold "AS IS" as a fixer upper. This duplex was leased out in both units with Section 8 leases prior to accidental fire. Monthly rent was $1685 for each 2 BR unit for a total of $3370/month with owner paying utilities. Note: Crawl space access is through main floor bathroom. Front and back staircases to upper unit. Fenced yard and 2 car detached garage. Excellent opportunity for the experienced investors! Cash or Conventional "AS IS" financing only. Storage shed by garage is not included and will be removed prior to closing.

Key facts

• 6,229 sq ft lot
• 2 garage spots
• Built 1894

Property features AI

Finance

• Other: Two total units; Main (upper) unit main-level finished area about 950; Total living area about 1,526
• Financial info: Property is free and clear (no mortgage listed); Owner pays exterior maintenance, insurance, management, repairs, sewer, taxes, and water; Tenants pay cable TV and telephone

Exterior

• Parking: Gravel parking area; Detached garage with 2 spaces (garage about 24 x 22, 7' door height, 16' door width)
• Utilities: City water connected; City sewer connected; 100 amp electric service (Xcel Energy); Natural gas
• Home design: Duplex (up and down); Two stories; Not owner occupied; Residential income property
• Construction: Frame construction; Brick/mortar foundation details
• Exterior features: Vinyl exterior; Front porch; Chain link full fencing; Tree coverage (light); Public transit within about six blocks; Level topography; City street with curbs, paved streets, sidewalks, street lights, storm sewer; public maintained road

Interior

• Kitchen: Each unit equipped with a gas water heater
• Bedrooms: Four total bedrooms (two bedrooms in each unit)
• Bathrooms: Two full bathrooms (one in each unit)
• Heating & cooling: Baseboard heating; Space heaters; No central cooling in lower unit (listed as None for one unit)
• Interior features: Crawl space basement; Two-level layout; Residential income property (duplex up and down)
• Laundry & utility: Natural gas service

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $125k.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive. Per door: $502/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $125k).
• Recommended offer: $121k (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 (+6.3%/yr); 255 active listings in the ZIP; 1,202 units permitted in Ramsey County in 2024 (880 in 5+ unit buildings).
• This rent runs 44% of the median local income ($70k/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 $864 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 + 6.3% rent growth), your $35k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 50 days — a 3% lower offer ($121k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $50k; list at $125k implies a 150% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.3% of price; built in 1894 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $121,250 (3.0% below list)

Questions for the listing agent

1. It's been on market 50 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 1894 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 2.08% ✓
• Cap rate: 15.93%
• Cash-on-cash: 34.44%
• DSCR: 2.53
• GRM: 4.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 6.26% rent growth · sell at horizon

5-year hold

• IRR: 33.9%
• Equity multiple: 2.50×
• Total profit: $52,662
• Equity at exit: $18,638

10-year hold

• IRR: 42.7%
• Equity multiple: 5.78×
• Total profit: $167,443
• Equity at exit: $10,808

Cash invested: $35,000 (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 55106

• Rents YoY: 6.3%
• Active inventory: 255
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $2,597 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$340 /mo · $4,076/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$545
• Net cashflow: $1,004

Break-even live

Break-even rent $1,326

Max offer price $125,000

Occupancy floor 56%

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,596
Total (2 units)			$2,597

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-18
   days on market $125,000 Active 50 DOM
2. 2026-06-17
   days on market $125,000 Active 49 DOM
3. 2026-06-16
   days on market $125,000 Active 48 DOM
4. 2026-06-15
   days on market $125,000 Active 47 DOM
5. 2026-06-13
   days on market $125,000 Active 45 DOM
6. 2026-06-09
   days on market $125,000 Active 41 DOM
7. 2026-06-08
   days on market $125,000 Active 40 DOM
8. 2026-06-07
   days on market $125,000 Active 39 DOM
9. 2026-06-04
   days on market $125,000 Active 36 DOM
10. 2026-06-03
    days on market $125,000 Active 35 DOM
11. 2026-06-02
    days on market $125,000 Active 34 DOM
12. 2026-06-01
    days on market $125,000 Active 33 DOM
13. 2026-05-31
    days on market $125,000 Active 32 DOM
14. 2026-05-11
    status Active 652-char remark
15. 2026-05-07
    historical Contingent - Inspection 652-char remark
16. 2026-04-29
    listed $125,000 Active 652-char remark
17. 2017-09-06
    soldstatus $50,000

ⓘ 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: $4,076 · $340/mo
• Projected year-2 tax: $4,076 · $340/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: $31,164
• − Mortgage interest: −$7,002
• − Property taxes: −$4,076
• − Insurance: −$625
• − Repairs & maintenance: −$2,493
• − Management: −$2,493
• − Depreciation: −$3,636
• Taxable income: $10,838
• Est. tax owed @ 24.0%: −$2,601
• After-tax cash flow: $9,451/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): 56,708
• Household income: $70,187
• Rent vs Own: 38.9% rent · 61.1% own
• Severe rent burden: 2046.0

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: Asian 34% White 32% Black 15% Hispanic / Latino 11% Two or more races 10%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Portuguese 4% Lithuanian 2% Romanian 2%
• Foreign-born: 25% · Canada, Philippines, Vietnam
• Languages at home: 59% English-only · Other Asian/Pacific 27% Spanish 9% 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: ▼ -239.48%
• Current HPI: 288.7205
• Rent YoY: ▲ 6.26%
• 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

+150.0% since first listed

4 events — show timeline

• 2026-05-11 Relisted — NORTHSTARMLS as Distributed by MLS Grid
• 2026-05-07 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2026-04-29 Listed $125,000 NORTHSTARMLS as Distributed by MLS Grid
• 2017-09-06 Sold (Public Records) $50,000 Public Records

Property tax history

+7.2%/yr

Latest (2025): $4,076 · +24.6% YoY. Source: county tax records.