926 Wilson Ave · St. Paul, MN 55106

$229,900

3 bd · 2.0 ba · 1,320 sqft · SingleFamily public records · 15 Days on market

Built 1915 5,227 sqft lot

---

Why this score? — see what drove the C 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 +24.1/30.0
• DSCR +7.8/10.0
• ARV discount +7.5/15.0
• 1% rule +6.7/10.0
• 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

Listing remarks MLS

HUD acquired

Key facts

• Stainless appliances
• Big deck
• Granite counter tops

Tags

• GRANITE COUNTER TOPS
• STAINLESS APPLIANCES
• BIG DECK
• VINYL EXTERIOR

Property features AI

Exterior

• Parking: Shared driveway; 1-car detached garage
• Utilities: City water (connected); City sewer (connected); Natural gas
• Home design: Residential property; One-and-a-half story layout; Main-level entry
• Construction: Block foundation; Asphalt roof (8 years old or newer)
• Exterior features: Wood exterior; Chain link fencing; Deck; City street frontage with sidewalks; Lot dimensions approximately 40x134

Interior

• Kitchen: Kitchen with window
• Bedrooms: 4 bedrooms (three upper-level, one main-level) — sizes include 12x9, 11x9, 12x10, and 10x10
• Bathrooms: 1 full bath on the main level; 1 three-quarter bath
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Informal dining area; Deck; Foyer; Porch; Full basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $230k.

Deal economics

• At list price, monthly cash flow is $454 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $230k).
• Recommended offer: $226k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade C — 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; 7 comparable units currently listed for rent nearby; rentals leasing fast (median 2d on market — plan ~1-2 weeks tenant-placement turnaround); 1,202 units permitted in Ramsey County in 2024 (880 in 5+ unit buildings).
• At $2,682/mo this rent would consume 46% of the median local household income ($70k/yr) (locally 2046% 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 $7k 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 $64k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($226k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 31y 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 $39k; list at $230k implies a 489% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1915 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $226,451 (1.5% below list)

Questions for the listing agent

1. Built in 1915 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.17% ✓
• Cap rate: 8.66%
• Cash-on-cash: 8.45%
• DSCR: 1.38
• GRM: 7.1

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: 0.3%
• Equity multiple: 1.01×
• Total profit: $805
• Equity at exit: $34,279

10-year hold

• IRR: 13.2%
• Equity multiple: 2.21×
• Total profit: $78,118
• Equity at exit: $19,878

Cash invested: $64,372 (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: 7.1×

Monthly cashflow live

• Estimated rent: $2,682 high
• Mortgage (P&I): −$1,206
• Tax from tax record: −$364 /mo · $4,368/yr
• Insurance: −$96
• HOA: −$0
• Vacancy / Maint / Mgmt: −$563
• Net cashflow: $454

Break-even live

Break-even rent $2,108

Max offer price $229,900

Occupancy floor 78%

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: $57,475
• Closing costs: $6,897
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
330 9th St E St Paul, MN	1.0–2.0	1.0	978	$2,495	$2.55	3d	3	1.24mi
250 6th St E St Paul, MN	2.0	1.0–2.0	980	$2,868	$2.93	2d	16	1.27mi
240 5th St E St Paul, MN	2.0	1.0–2.0	949	$2,770	$2.92	2d	10	1.28mi
180 E Kellogg Blvd St Paul, MN	3.0	1.0–2.5	1436	$4,595	$3.20	1d	22	1.33mi
333 Sibley St Saint Paul, MN	3.0	1.0–2.0	1358	$3,269	$2.41	10d	10	1.34mi
141 4th St E Saint Paul, MN	2.0	1.0–2.0	811	$2,420	$2.98	20d	20	1.43mi
111 Kellogg Blvd E Saint Paul, MN	3.0	1.0–2.0	1000	$2,783	$2.78	2d	20	1.48mi

Listing history 32 events

1. 2026-05-10
   status Pending
2. 2026-05-01
   historical Contingent - Inspection
3. 2026-04-24
   price $229,900
4. 2026-04-24
   listed $234,900 Active
5. 2026-04-21
   historical
6. 2026-04-11
   price $234,900
7. 2026-04-02
   price $239,900
8. 2026-02-13
   price $244,900
9. 2026-01-24
   price $249,900
10. 2025-12-01
    price $259,900
11. 2025-10-22
    listed $269,900 Active
12. 2009-04-21
    soldstatus $39,000 12-char remark

    Show marketing remark (12 chars)

    HUD acquired

13. 2009-02-13
    historical 12-char remark

    Show marketing remark (12 chars)

    HUD acquired

14. 2008-09-19
    listed $55,700 12-char remark

    Show marketing remark (12 chars)

    HUD acquired

15. 2007-10-18
    historical
16. 2007-04-23
    listed $149,900
17. 2005-01-31
    soldstatus $135,000
18. 2005-01-05
    historical
19. 2004-11-03
    listed $129,900
20. 2004-10-28
    historical
21. 2004-07-08
    listed $144,900
22. 1998-08-06
    soldstatus $49,000
23. 1998-07-06
    soldstatus $49,000
24. 1998-03-14
    historical
25. 1998-01-02
    listed $49,900
26. 1996-08-27
    soldstatus $50,000
27. 1995-12-27
    soldstatus $69,900
28. 1995-12-09
    soldstatus $50,000
29. 1995-12-08
    historical
30. 1995-09-30
    historical
31. 1995-07-27
    listed $52,900
32. 1995-02-12
    listed $52,900

ⓘ 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: $4,368 · $364/mo
• Projected year-2 tax: $4,368 · $364/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: $32,187
• − Mortgage interest: −$12,878
• − Property taxes: −$4,368
• − Insurance: −$1,150
• − Repairs & maintenance: −$2,575
• − Management: −$2,575
• − Depreciation: −$6,688
• Taxable income: $1,953
• Est. tax owed @ 24.0%: −$469
• After-tax cash flow: $4,974/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

+334.6% since first listed

32 events — show timeline

• 2026-05-10 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2026-05-01 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2026-04-24 Price Changed $229,900 NORTHSTARMLS as Distributed by MLS Grid
• 2026-04-24 Listed $234,900 NORTHSTARMLS as Distributed by MLS Grid
• 2026-04-21 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2026-04-11 Price Changed $234,900 NORTHSTARMLS as Distributed by MLS Grid
• 2026-04-02 Price Changed $239,900 NORTHSTARMLS as Distributed by MLS Grid
• 2026-02-13 Price Changed $244,900 NORTHSTARMLS as Distributed by MLS Grid
• 2026-01-24 Price Changed $249,900 NORTHSTARMLS as Distributed by MLS Grid
• 2025-12-01 Price Changed $259,900 NORTHSTARMLS as Distributed by MLS Grid
• 2025-10-22 Listed $269,900 NORTHSTARMLS as Distributed by MLS Grid
• 2009-04-21 Sold (MLS) $39,000 NORTHSTARMLS as Distributed by MLS Grid
• 2009-02-13 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2008-09-19 Listed $55,700 NORTHSTARMLS as Distributed by MLS Grid
• 2007-10-18 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2007-04-23 Listed $149,900 NORTHSTARMLS as Distributed by MLS Grid
• 2005-01-31 Sold (MLS) $135,000 NORTHSTARMLS as Distributed by MLS Grid
• 2005-01-05 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2004-11-03 Listed $129,900 NORTHSTARMLS as Distributed by MLS Grid
• 2004-10-28 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2004-07-08 Listed $144,900 NORTHSTARMLS as Distributed by MLS Grid
• 1998-08-06 Sold (Public Records) $49,000 Public Records
• 1998-07-06 Sold (MLS) $49,000 NORTHSTARMLS as Distributed by MLS Grid
• 1998-03-14 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 1998-01-02 Listed $49,900 NORTHSTARMLS as Distributed by MLS Grid
• 1996-08-27 Sold (Public Records) $50,000 Public Records
• 1995-12-27 Sold (MLS) $69,900 NORTHSTARMLS as Distributed by MLS Grid
• 1995-12-09 Sold (MLS) $50,000 NORTHSTARMLS as Distributed by MLS Grid
• 1995-12-08 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 1995-09-30 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 1995-07-27 Listed $52,900 NORTHSTARMLS as Distributed by MLS Grid
• 1995-02-12 Listed $52,900 NORTHSTARMLS as Distributed by MLS Grid

Property tax history

+18.8%/yr

Latest (2025): $4,368 · +7.4% YoY. Source: county tax records.