658 Edmund Ave · St. Paul, MN 55104

$260,000

5 bd · 2.0 ba · 1,918 sqft · MultiFamily public records · 81 Days on market

Built 1905 4,965 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: 2 units. confirmed

Listing remarks MLS

Duplex Opportunity – Ideal for Owner-Occupants or Investors! Welcome to this well-maintained up-and-down duplex offering flexibility, charm, and income potential. Whether you're looking to house hack or expand your investment portfolio, this property checks all the boxes. The main level unit features 2 bedrooms, a spacious living room, a large kitchen with ample cabinetry, a full bathroom, and beautiful hardwood floors throughout. Enjoy morning coffee or evening relaxation with direct access to the inviting front porch. The upper level unit also offers 2 bedrooms, a comfortable living room, a functional kitchen, a 3/4 bathroom, and hardwood floors. Third bonus level with tons of extra space. This unit includes convenient access to the rear of the property, providing added privacy and usability. Outside, you'll find a fully fenced yard, perfect for pets or outdoor entertaining, along with a 1-car attached garage for added convenience. Live in one unit and rent the other to offset your mortgage, or lease both units for strong cash flow potential. A fantastic opportunity in a convenient St. Paul location!

Key facts

• Up and down duplex
• Inviting front porch
• Fully fenced yard

Tags

• UP AND DOWN DUPLEX
• HARDWOOD FLOORS
• INVITING FRONT PORCH
• FULLY FENCED YARD
• CONVENIENT ACCESS TO REAR

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $260k.

Deal economics

• At list price, monthly cash flow is $2k ($20k/yr) — positive. Per door: $825/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $260k).
• Recommended offer: $244k (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 (+2.5%/yr); 189 active listings in the ZIP; solid renter incomes; 1,202 units permitted in Ramsey County in 2024 (880 in 5+ unit buildings).
• At $4,795/mo this rent would consume 76% 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 $2k of loan paydown is wiped out by about $8k 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 $73k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 81 days — a 6% lower offer ($244k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y ago; this cycle's ask has dropped $20k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 3.1% of price; built in 1905 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $244,400 (6.0% below list)

Questions for the listing agent

1. It's been on market 81 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 1905 — 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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.
9. 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.
10. 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: 1.84% ✓
• Cap rate: 13.91%
• Cash-on-cash: 27.21%
• DSCR: 2.21
• GRM: 4.5

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: 20.6%
• Equity multiple: 1.84×
• Total profit: $60,887
• Equity at exit: $38,767

10-year hold

• IRR: 28.5%
• Equity multiple: 3.47×
• Total profit: $179,793
• Equity at exit: $22,480

Cash invested: $72,800 (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: 189
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $4,795 medium
• Mortgage (P&I): −$1,363
• Tax from tax record: −$666 /mo · $7,986/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,007
• Net cashflow: $1,651

Break-even live

Break-even rent $2,705

Max offer price $260,000

Occupancy floor 61%

Sensitivity live

Price	-10% $1,798	-5% $1,724	+0% $1,651	+5% $1,577	+10% $1,504
Rent	-10% $1,272	-5% $1,461	+0% $1,651	+5% $1,840	+10% $2,030
Rate	-1.0pp $1,782	-0.5pp $1,717	base $1,651	+0.5pp $1,583	+1.0pp $1,515

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$4,794
Total (2 units)			$4,795

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: $65,000
• Closing costs: $7,800
• Reserves months: —
• Total cash needed: —

Listing history 26 events

1. 2026-06-21
   days on market $260,000 Active 81 DOM
2. 2026-06-18
   days on market $260,000 Active 78 DOM
3. 2026-06-17
   days on market $260,000 Active 77 DOM
4. 2026-06-16
   days on market $260,000 Active 76 DOM
5. 2026-06-15
   days on market $260,000 Active 75 DOM
6. 2026-06-13
   days on market $260,000 Active 73 DOM
7. 2026-06-09
   days on market $260,000 Active 69 DOM
8. 2026-06-08
   days on market $260,000 Active 68 DOM
9. 2026-06-07
   pricedays on market $260,000 Active 67 DOM
10. 2026-06-04
    days on market $270,000 Active 64 DOM
11. 2026-06-03
    days on market $270,000 Active 63 DOM
12. 2026-06-02
    days on market $270,000 Active 62 DOM
13. 2026-06-01
    days on market $270,000 Active 61 DOM
14. 2026-05-31
    days on market $270,000 Active 60 DOM
15. 2026-05-04
    price $270,000 1125-char remark

    Show marketing remark (1125 chars)

    Duplex Opportunity – Ideal for Owner-Occupants or Investors! Welcome to this well-maintained up-and-down duplex offering flexibility, charm, and income potential. Whether you're looking to house hack or expand your investment portfolio, this property checks all the boxes. The main level unit features 2 bedrooms, a spacious living room, a large kitchen with ample cabinetry, a full bathroom, and beautiful hardwood floors throughout. Enjoy morning coffee or evening relaxation with direct access to the inviting front porch. The upper level unit also offers 2 bedrooms, a comfortable living room, a functional kitchen, a 3/4 bathroom, and hardwood floors. Third bonus level with tons of extra space. This unit includes convenient access to the rear of the property, providing added privacy and usability. Outside, you'll find a fully fenced yard, perfect for pets or outdoor entertaining, along with a 1-car attached garage for added convenience. Live in one unit and rent the other to offset your mortgage, or lease both units for strong cash flow potential. A fantastic opportunity in a convenient St. Paul location!

16. 2026-03-31
    listed $280,000 Active 1125-char remark

    Show marketing remark (1125 chars)

    Duplex Opportunity – Ideal for Owner-Occupants or Investors! Welcome to this well-maintained up-and-down duplex offering flexibility, charm, and income potential. Whether you're looking to house hack or expand your investment portfolio, this property checks all the boxes. The main level unit features 2 bedrooms, a spacious living room, a large kitchen with ample cabinetry, a full bathroom, and beautiful hardwood floors throughout. Enjoy morning coffee or evening relaxation with direct access to the inviting front porch. The upper level unit also offers 2 bedrooms, a comfortable living room, a functional kitchen, a 3/4 bathroom, and hardwood floors. Third bonus level with tons of extra space. This unit includes convenient access to the rear of the property, providing added privacy and usability. Outside, you'll find a fully fenced yard, perfect for pets or outdoor entertaining, along with a 1-car attached garage for added convenience. Live in one unit and rent the other to offset your mortgage, or lease both units for strong cash flow potential. A fantastic opportunity in a convenient St. Paul location!

17. 2022-09-28
    soldstatus $284,900
18. 2022-09-19
    soldstatus $284,900 Sold 482-char remark

    Show marketing remark (482 chars)

    This home is perfect for the investor or someone who wants to have their monthly payment supplemented by rental income. You'll find the spacious main level unit that enjoys 2 Bedrooms, 1 bath, updated flooring, fresh paint, hardwood floors, beautiful natural woodwork, and built-ins. Upper unit boasts fresh paint, new carpet, and a recently added 3 bedroom and family room. Potential equity in the lower unit basement that a possible additional bedroom if completed! Show and Sell!

19. 2022-07-20
    historical Contingent - Inspection 482-char remark

    Show marketing remark (482 chars)

    This home is perfect for the investor or someone who wants to have their monthly payment supplemented by rental income. You'll find the spacious main level unit that enjoys 2 Bedrooms, 1 bath, updated flooring, fresh paint, hardwood floors, beautiful natural woodwork, and built-ins. Upper unit boasts fresh paint, new carpet, and a recently added 3 bedroom and family room. Potential equity in the lower unit basement that a possible additional bedroom if completed! Show and Sell!

20. 2022-07-13
    status Active 482-char remark

    Show marketing remark (482 chars)

    This home is perfect for the investor or someone who wants to have their monthly payment supplemented by rental income. You'll find the spacious main level unit that enjoys 2 Bedrooms, 1 bath, updated flooring, fresh paint, hardwood floors, beautiful natural woodwork, and built-ins. Upper unit boasts fresh paint, new carpet, and a recently added 3 bedroom and family room. Potential equity in the lower unit basement that a possible additional bedroom if completed! Show and Sell!

21. 2022-06-30
    historical Contingent - Inspection 482-char remark

    Show marketing remark (482 chars)

    This home is perfect for the investor or someone who wants to have their monthly payment supplemented by rental income. You'll find the spacious main level unit that enjoys 2 Bedrooms, 1 bath, updated flooring, fresh paint, hardwood floors, beautiful natural woodwork, and built-ins. Upper unit boasts fresh paint, new carpet, and a recently added 3 bedroom and family room. Potential equity in the lower unit basement that a possible additional bedroom if completed! Show and Sell!

22. 2022-06-29
    price $279,900 482-char remark

    Show marketing remark (482 chars)

    This home is perfect for the investor or someone who wants to have their monthly payment supplemented by rental income. You'll find the spacious main level unit that enjoys 2 Bedrooms, 1 bath, updated flooring, fresh paint, hardwood floors, beautiful natural woodwork, and built-ins. Upper unit boasts fresh paint, new carpet, and a recently added 3 bedroom and family room. Potential equity in the lower unit basement that a possible additional bedroom if completed! Show and Sell!

23. 2022-06-23
    listed $299,999 Active 482-char remark

    Show marketing remark (482 chars)

    This home is perfect for the investor or someone who wants to have their monthly payment supplemented by rental income. You'll find the spacious main level unit that enjoys 2 Bedrooms, 1 bath, updated flooring, fresh paint, hardwood floors, beautiful natural woodwork, and built-ins. Upper unit boasts fresh paint, new carpet, and a recently added 3 bedroom and family room. Potential equity in the lower unit basement that a possible additional bedroom if completed! Show and Sell!

24. 2022-04-04
    soldstatus $157,000
25. 2022-04-01
    soldstatus $137,500
26. 1992-12-01
    soldstatus $33,000

ⓘ 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: $7,986 · $666/mo
• Projected year-2 tax: $7,986 · $666/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: $57,540
• − Mortgage interest: −$14,564
• − Property taxes: −$7,986
• − Insurance: −$1,300
• − Repairs & maintenance: −$4,603
• − Management: −$4,603
• − Depreciation: −$7,564
• Taxable income: $16,920
• Est. tax owed @ 24.0%: −$4,061
• After-tax cash flow: $15,748/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

+718.2% since first listed

12 events — show timeline

• 2026-05-04 Price Changed $270,000 NORTHSTARMLS as Distributed by MLS Grid
• 2026-03-31 Listed $280,000 NORTHSTARMLS as Distributed by MLS Grid
• 2022-09-28 Sold (Public Records) $284,900 Public Records
• 2022-09-19 Sold (MLS) $284,900 NORTHSTARMLS as Distributed by MLS Grid
• 2022-07-20 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2022-07-13 Relisted — NORTHSTARMLS as Distributed by MLS Grid
• 2022-06-30 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2022-06-29 Price Changed $279,900 NORTHSTARMLS as Distributed by MLS Grid
• 2022-06-23 Listed $299,999 NORTHSTARMLS as Distributed by MLS Grid
• 2022-04-04 Sold (Public Records) $157,000 Public Records
• 2022-04-01 Sold (Public Records) $137,500 Public Records
• 1992-12-01 Sold (Public Records) $33,000 Public Records

Property tax history

+16.8%/yr

Latest (2025): $7,986 · +20.5% YoY. Source: county tax records.