1049 7th St W · St. Paul, MN 55102

$364,900

4 bd · 2.0 ba · 2,021 sqft · MultiFamily public records · 38 Days on market

Built 1903 3,049 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 +9.2/10.0
• ARV discount +7.5/15.0
• Rent growth +2.9/5.0
• 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

Highly sought after West Seventh area with a short walk or bike ride to the river, blocks from downtown and everything 7th St has to offer. This could make a great investment, or live in one unit and rent the other! Both units are remodeled with updated kitchens, bathrooms, newer windows, newer flooring and new roof (2020). There is also a 3rd story that currently serves as a huge loft, but could be converted into a 3rd unit. There's plenty of street parking and a huge driveway. Updated electrical panel and fully fenced in yard.

Key facts

• Vacant units
• Walkable areas
• Oversized lot

Tags

• INVESTMENT OPPORTUNITY
• HOUSE HACK OPPORTUNITY
• VACANT UNITS
• OVERSIZED LOT
• WALKABLE AREAS

Property features AI

Finance

• Other: Above grade finished area reported as 2,021; Below grade area reported as 1,000; Total living area reported as 2,021
• Financial info: Property listed as residential income (duplex up and down); Two rental units (one ~1,021 sq ft with 2 beds/1 bath; one ~1,000 sq ft with 3 beds/1 bath)

Exterior

• Parking: Asphalt parking
• Utilities: City water connected; City sewer connected; Natural gas
• Home design: Residential income duplex (up and down); Two levels; Not owner-occupied
• Construction: Asphalt roof; Foundation area approximately 1,000 (foundation details listed as stone)
• Exterior features: Vinyl exterior; Wood fencing; Lot approximately 0.07 acres (50 x 130)

Interior

• Kitchen: Standard kitchens in each unit
• Bedrooms: 5 bedrooms total (across two units: one 2-bedroom unit and one 3-bedroom unit)
• Bathrooms: 2 full bathrooms total (one in each unit)
• Heating & cooling: Boiler heating
• Interior features: Full basement; Stone foundation

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $365k.

Deal economics

• At list price, monthly cash flow is $2k ($19k/yr) — positive. Per door: $786/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $365k).
• Recommended offer: $354k (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 (+1.6%/yr); 145 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 1,202 units permitted in Ramsey County in 2024 (880 in 5+ unit buildings).
• At $5,195/mo this rent would consume 82% of the median local household income ($76k/yr) (locally 1116% 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 $11k 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 + 1.6% rent growth), your $102k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($354k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 32y 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.

Risks & watch-outs

• Watch-outs: built in 1903 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $353,953 (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 1903 — 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: 1.42% ✓
• Cap rate: 11.46%
• Cash-on-cash: 18.46%
• DSCR: 1.82
• GRM: 5.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.6% rent growth · sell at horizon

5-year hold

• IRR: 8.6%
• Equity multiple: 1.33×
• Total profit: $33,823
• Equity at exit: $54,408

10-year hold

• IRR: 16.6%
• Equity multiple: 2.27×
• Total profit: $129,880
• Equity at exit: $31,550

Cash invested: $102,172 (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 55102

• Rents YoY: 1.6%
• Active inventory: 145
• Price-to-rent: 11.7×

Monthly cashflow live

• Estimated rent: $5,195 high
• Mortgage (P&I): −$1,914
• Tax from tax record: −$467 /mo · $5,604/yr
• Insurance: −$152
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,091
• Net cashflow: $1,571

Break-even live

Break-even rent $3,206

Max offer price $364,900

Occupancy floor 65%

Sensitivity live

Price	-10% $1,778	-5% $1,675	+0% $1,571	+5% $1,468	+10% $1,365
Rent	-10% $1,161	-5% $1,366	+0% $1,571	+5% $1,777	+10% $1,982
Rate	-1.0pp $1,755	-0.5pp $1,664	base $1,571	+0.5pp $1,477	+1.0pp $1,381

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$5,194
Total (2 units)			$5,195

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: $91,225
• Closing costs: $10,947
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
740 Victoria St S Saint Paul, MN	3.0	1.0–2.0	1076	$3,558	$3.31	0d	38	0.57mi
871 Sibley Memorial Hwy Saint Paul, MN	1.0–3.0	1.0–2.0	1207	$5,930	$4.91	0d	9	1.38mi

Listing history 33 events

1. 2026-06-01
   status $364,900 Pending 38 DOM
2. 2026-05-31
   days on market $364,900 Contingent - Inspection 38 DOM
3. 2026-05-13
   price $364,900 638-char remark
4. 2026-04-23
   listed $374,900 Active 638-char remark
5. 2025-12-04
   historical $1,695
6. 2025-12-04
   listed $1,695
7. 2025-10-24
   historical
8. 2025-09-24
   listed $374,900 Active
9. 2023-03-13
   soldstatus $340,000
10. 2023-03-01
    soldstatus $340,000 Sold

    Show marketing remark (534 chars)

    Highly sought after West Seventh area with a short walk or bike ride to the river, blocks from downtown and everything 7th St has to offer. This could make a great investment, or live in one unit and rent the other! Both units are remodeled with updated kitchens, bathrooms, newer windows, newer flooring and new roof (2020). There is also a 3rd story that currently serves as a huge loft, but could be converted into a 3rd unit. There's plenty of street parking and a huge driveway. Updated electrical panel and fully fenced in yard.

11. 2023-01-19
    status Pending

    Show marketing remark (534 chars)

    Highly sought after West Seventh area with a short walk or bike ride to the river, blocks from downtown and everything 7th St has to offer. This could make a great investment, or live in one unit and rent the other! Both units are remodeled with updated kitchens, bathrooms, newer windows, newer flooring and new roof (2020). There is also a 3rd story that currently serves as a huge loft, but could be converted into a 3rd unit. There's plenty of street parking and a huge driveway. Updated electrical panel and fully fenced in yard.

12. 2023-01-12
    historical Contingent - Inspection

    Show marketing remark (534 chars)

    Highly sought after West Seventh area with a short walk or bike ride to the river, blocks from downtown and everything 7th St has to offer. This could make a great investment, or live in one unit and rent the other! Both units are remodeled with updated kitchens, bathrooms, newer windows, newer flooring and new roof (2020). There is also a 3rd story that currently serves as a huge loft, but could be converted into a 3rd unit. There's plenty of street parking and a huge driveway. Updated electrical panel and fully fenced in yard.

13. 2023-01-05
    status Active

    Show marketing remark (534 chars)

    Highly sought after West Seventh area with a short walk or bike ride to the river, blocks from downtown and everything 7th St has to offer. This could make a great investment, or live in one unit and rent the other! Both units are remodeled with updated kitchens, bathrooms, newer windows, newer flooring and new roof (2020). There is also a 3rd story that currently serves as a huge loft, but could be converted into a 3rd unit. There's plenty of street parking and a huge driveway. Updated electrical panel and fully fenced in yard.

14. 2022-12-20
    historical Contingent - Inspection

    Show marketing remark (534 chars)

    Highly sought after West Seventh area with a short walk or bike ride to the river, blocks from downtown and everything 7th St has to offer. This could make a great investment, or live in one unit and rent the other! Both units are remodeled with updated kitchens, bathrooms, newer windows, newer flooring and new roof (2020). There is also a 3rd story that currently serves as a huge loft, but could be converted into a 3rd unit. There's plenty of street parking and a huge driveway. Updated electrical panel and fully fenced in yard.

15. 2022-12-09
    status Active

    Show marketing remark (534 chars)

    Highly sought after West Seventh area with a short walk or bike ride to the river, blocks from downtown and everything 7th St has to offer. This could make a great investment, or live in one unit and rent the other! Both units are remodeled with updated kitchens, bathrooms, newer windows, newer flooring and new roof (2020). There is also a 3rd story that currently serves as a huge loft, but could be converted into a 3rd unit. There's plenty of street parking and a huge driveway. Updated electrical panel and fully fenced in yard.

16. 2022-11-22
    historical Contingent - Inspection

    Show marketing remark (534 chars)

    Highly sought after West Seventh area with a short walk or bike ride to the river, blocks from downtown and everything 7th St has to offer. This could make a great investment, or live in one unit and rent the other! Both units are remodeled with updated kitchens, bathrooms, newer windows, newer flooring and new roof (2020). There is also a 3rd story that currently serves as a huge loft, but could be converted into a 3rd unit. There's plenty of street parking and a huge driveway. Updated electrical panel and fully fenced in yard.

17. 2022-11-10
    price $340,000

    Show marketing remark (534 chars)

    Highly sought after West Seventh area with a short walk or bike ride to the river, blocks from downtown and everything 7th St has to offer. This could make a great investment, or live in one unit and rent the other! Both units are remodeled with updated kitchens, bathrooms, newer windows, newer flooring and new roof (2020). There is also a 3rd story that currently serves as a huge loft, but could be converted into a 3rd unit. There's plenty of street parking and a huge driveway. Updated electrical panel and fully fenced in yard.

18. 2022-10-12
    price $350,000

    Show marketing remark (534 chars)

    Highly sought after West Seventh area with a short walk or bike ride to the river, blocks from downtown and everything 7th St has to offer. This could make a great investment, or live in one unit and rent the other! Both units are remodeled with updated kitchens, bathrooms, newer windows, newer flooring and new roof (2020). There is also a 3rd story that currently serves as a huge loft, but could be converted into a 3rd unit. There's plenty of street parking and a huge driveway. Updated electrical panel and fully fenced in yard.

19. 2022-09-28
    price $360,000

    Show marketing remark (534 chars)

    Highly sought after West Seventh area with a short walk or bike ride to the river, blocks from downtown and everything 7th St has to offer. This could make a great investment, or live in one unit and rent the other! Both units are remodeled with updated kitchens, bathrooms, newer windows, newer flooring and new roof (2020). There is also a 3rd story that currently serves as a huge loft, but could be converted into a 3rd unit. There's plenty of street parking and a huge driveway. Updated electrical panel and fully fenced in yard.

20. 2022-09-02
    status Active

    Show marketing remark (534 chars)

    Highly sought after West Seventh area with a short walk or bike ride to the river, blocks from downtown and everything 7th St has to offer. This could make a great investment, or live in one unit and rent the other! Both units are remodeled with updated kitchens, bathrooms, newer windows, newer flooring and new roof (2020). There is also a 3rd story that currently serves as a huge loft, but could be converted into a 3rd unit. There's plenty of street parking and a huge driveway. Updated electrical panel and fully fenced in yard.

21. 2022-09-02
    price $375,000

    Show marketing remark (534 chars)

    Highly sought after West Seventh area with a short walk or bike ride to the river, blocks from downtown and everything 7th St has to offer. This could make a great investment, or live in one unit and rent the other! Both units are remodeled with updated kitchens, bathrooms, newer windows, newer flooring and new roof (2020). There is also a 3rd story that currently serves as a huge loft, but could be converted into a 3rd unit. There's plenty of street parking and a huge driveway. Updated electrical panel and fully fenced in yard.

22. 2022-06-22
    price $399,900

    Show marketing remark (534 chars)

    Highly sought after West Seventh area with a short walk or bike ride to the river, blocks from downtown and everything 7th St has to offer. This could make a great investment, or live in one unit and rent the other! Both units are remodeled with updated kitchens, bathrooms, newer windows, newer flooring and new roof (2020). There is also a 3rd story that currently serves as a huge loft, but could be converted into a 3rd unit. There's plenty of street parking and a huge driveway. Updated electrical panel and fully fenced in yard.

23. 2022-05-23
    listed $420,000 Active

    Show marketing remark (534 chars)

    Highly sought after West Seventh area with a short walk or bike ride to the river, blocks from downtown and everything 7th St has to offer. This could make a great investment, or live in one unit and rent the other! Both units are remodeled with updated kitchens, bathrooms, newer windows, newer flooring and new roof (2020). There is also a 3rd story that currently serves as a huge loft, but could be converted into a 3rd unit. There's plenty of street parking and a huge driveway. Updated electrical panel and fully fenced in yard.

24. 1999-09-21
    soldstatus $123,500
25. 1999-06-30
    soldstatus $123,389
26. 1999-06-10
    historical
27. 1999-06-04
    listed $119,900
28. 1997-07-31
    soldstatus $48,000
29. 1997-07-14
    historical
30. 1997-07-14
    listed $56,000
31. 1995-01-13
    soldstatus $58,000
32. 1994-12-27
    historical
33. 1994-11-29
    listed $59,900

ⓘ 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: $5,604 · $467/mo
• Projected year-2 tax: $5,604 · $467/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: $62,340
• − Mortgage interest: −$20,440
• − Property taxes: −$5,604
• − Insurance: −$1,824
• − Repairs & maintenance: −$4,987
• − Management: −$4,987
• − Depreciation: −$10,615
• Taxable income: $13,882
• Est. tax owed @ 24.0%: −$3,332
• After-tax cash flow: $15,526/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): 19,630
• Household income: $76,406
• Rent vs Own: 55.1% rent · 44.9% own
• Severe rent burden: 1116.0

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: Predominantly White (77%)
• Race & ethnicity: White 77% Black 10% Two or more races 6% Hispanic / Latino 5% Asian 3%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Portuguese 10% Lithuanian 5% Romanian 3%
• Foreign-born: 9% · Canada, South Korea
• Languages at home: 87% English-only · Spanish 4% Other Indo-European 1% German/W. Germanic 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: ▼ -217.83%
• Current HPI: 241.7112
• Rent YoY: ▲ 1.60%
• 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

+509.2% since first listed

33 events — show timeline

• 2026-06-01 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2026-05-24 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2026-05-13 Price Changed $364,900 NORTHSTARMLS as Distributed by MLS Grid
• 2026-04-23 Listed $374,900 NORTHSTARMLS as Distributed by MLS Grid
• 2025-12-04 Rental Removed $1,695 RenterWarehouse
• 2025-12-04 Listed for Rent $1,695 RenterWarehouse
• 2025-10-24 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2025-09-24 Listed $374,900 NORTHSTARMLS as Distributed by MLS Grid
• 2023-03-13 Sold (Public Records) $340,000 Public Records
• 2023-03-01 Sold (MLS) $340,000 NORTHSTARMLS as Distributed by MLS Grid
• 2023-01-19 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2023-01-12 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2023-01-05 Relisted — NORTHSTARMLS as Distributed by MLS Grid
• 2022-12-20 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2022-12-09 Relisted — NORTHSTARMLS as Distributed by MLS Grid
• 2022-11-22 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2022-11-10 Price Changed $340,000 NORTHSTARMLS as Distributed by MLS Grid
• 2022-10-12 Price Changed $350,000 NORTHSTARMLS as Distributed by MLS Grid
• 2022-09-28 Price Changed $360,000 NORTHSTARMLS as Distributed by MLS Grid
• 2022-09-02 Relisted — NORTHSTARMLS as Distributed by MLS Grid
• 2022-09-02 Price Changed $375,000 NORTHSTARMLS as Distributed by MLS Grid
• 2022-06-22 Price Changed $399,900 NORTHSTARMLS as Distributed by MLS Grid
• 2022-05-23 Listed $420,000 NORTHSTARMLS as Distributed by MLS Grid
• 1999-09-21 Sold (Public Records) $123,500 Public Records
• 1999-06-30 Sold (MLS) $123,389 NORTHSTARMLS as Distributed by MLS Grid
• 1999-06-10 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 1999-06-04 Listed $119,900 NORTHSTARMLS as Distributed by MLS Grid
• 1997-07-31 Sold (MLS) $48,000 NORTHSTARMLS as Distributed by MLS Grid
• 1997-07-14 Listed $56,000 NORTHSTARMLS as Distributed by MLS Grid
• 1997-07-14 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 1995-01-13 Sold (MLS) $58,000 NORTHSTARMLS as Distributed by MLS Grid
• 1994-12-27 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 1994-11-29 Listed $59,900 NORTHSTARMLS as Distributed by MLS Grid

Property tax history

+3.4%/yr

Latest (2025): $5,604 · +34.1% YoY. Source: county tax records.