794 Randolph Ave · St. Paul, MN 55102

$365,000

5 bd · 2.0 ba · 1,622 sqft · MultiFamily public records · 11 Days on market

Built 1914 6,011 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 +9.0/10.0
• 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

This beautifully updated St. Paul duplex blends timeless character with thoughtful modern updates. Original woodwork has been lovingly restored, bringing warmth and charm throughout. Both units feature updated kitchens with all-new appliances, fresh paint, and new backsplashes. The main level offers 2 bedrooms and 1 bathroom, while the upper unit includes 3 bedrooms and 1 bathroom. Enjoy a welcoming front porch and a second back porch—perfect for relaxing or entertaining. Major mechanicals are in great shape with newer boiler, furnace, and water heater—all recently serviced. Newer washer and dryer included. Exterior updates include newer siding and fascia. With great bones and f

Key facts

• 6,011 sq ft lot
• 2 garage spots
• Built 1914

Property features AI

Other

• Unit 1: Up to 1 unit of 1,050 sq ft; 5 total rooms; 2 bedrooms; 1 full bathroom; Range, refrigerator; Central cooling
• Unit 2: Up to 1 unit of 572 sq ft; 6 total rooms; 3 bedrooms; 1 full bathroom plus 1 three-quarter bathroom; Range, refrigerator
• Property totals: Total of 2 units; Total building area 2,672 sq ft; Garage area approximately 528 sq ft
• Location & access: Directions: Take exit 104C from I-35E S to Victoria St., left on Victoria, left on Randolph; house on right

Finance

• Other: Neighborhood number 103
• HOA & community: Association amenities include laundry and porch

Exterior

• Parking: Detached garage with 2 parking spaces
• Utilities: City water connected; City sewer connected; Electric service with circuit breakers (Xcel Energy); Natural gas
• Home design: Residential income property — duplex up and down; Two-story building; Above-grade finished area 1,622 sq ft; below-grade area 1,050 sq ft
• Construction: Concrete and stone construction materials; Foundation of block, brick/mortar, and stone; Roof age 8 years or newer; Built with a full foundation (basement present)
• Exterior features: Covered front porch, glass-enclosed porch, screened porch, rear porch; Partial fencing; Light tree coverage; Public transit within 6 blocks; City street frontage on a public maintained road

Interior

• Kitchen: Each unit includes range and refrigerator
• Bedrooms: Five bedrooms total (unit breakdown below)
• Bathrooms: Two full bathrooms and one three-quarter bathroom (unit breakdown below)
• Heating & cooling: Heating: baseboard, boiler, forced air, hot water; Cooling (Unit 1): central
• Interior features: Shared unfinished basement with storage space and shared access; Two levels
• Laundry & utility: Laundry available in common area / in basement

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 $1k ($17k/yr) — positive. Per door: $708/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $365k).

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); 147 active listings in the ZIP; solid renter incomes; 1,202 units permitted in Ramsey County in 2024 (880 in 5+ unit buildings).
• At $5,109/mo this rent would consume 80% 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 ~9 years — after that, you're playing with house money.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $60k; list at $365k implies a 508% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1914 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $365,000

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1914 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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.
6. 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.
7. 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: 1.40% ✓
• Cap rate: 10.95%
• Cash-on-cash: 16.63%
• DSCR: 1.74
• GRM: 6.0

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: 6.2%
• Equity multiple: 1.24×
• Total profit: $24,117
• Equity at exit: $54,423

10-year hold

• IRR: 14.2%
• Equity multiple: 2.07×
• Total profit: $109,416
• Equity at exit: $31,559

Cash invested: $102,200 (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: 147
• Price-to-rent: 11.9×

Monthly cashflow live

• Estimated rent: $5,109 high
• Mortgage (P&I): −$1,914
• Tax from tax record: −$553 /mo · $6,640/yr
• Insurance: −$152
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,073
• Net cashflow: $1,417

Break-even live

Break-even rent $3,316

Max offer price $365,000

Occupancy floor 67%

Sensitivity live

Price	-10% $1,623	-5% $1,520	+0% $1,417	+5% $1,313	+10% $1,210
Rent	-10% $1,013	-5% $1,215	+0% $1,417	+5% $1,618	+10% $1,820
Rate	-1.0pp $1,600	-0.5pp $1,509	base $1,417	+0.5pp $1,322	+1.0pp $1,226

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$5,108
Total (2 units)			$5,109

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: $91,250
• Closing costs: $10,950
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-05-04
   status Pending
2. 2026-04-25
   historical Contingent - Inspection
3. 2026-04-24
   listed $365,000 Active
4. 2026-04-08
   historical $365,000
5. 2005-12-01
   soldstatus $60,000

ⓘ 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: $6,640 · $553/mo
• Projected year-2 tax: $6,640 · $553/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: $61,308
• − Mortgage interest: −$20,446
• − Property taxes: −$6,640
• − Insurance: −$1,825
• − Repairs & maintenance: −$4,905
• − Management: −$4,905
• − Depreciation: −$10,618
• Taxable income: $11,970
• Est. tax owed @ 24.0%: −$2,873
• After-tax cash flow: $14,126/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

+508.3% since first listed

5 events — show timeline

• 2026-05-04 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2026-04-25 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2026-04-24 Listed $365,000 NORTHSTARMLS as Distributed by MLS Grid
• 2026-04-08 Coming Soon $365,000 NORTHSTARMLS as Distributed by MLS Grid
• 2005-12-01 Sold (Public Records) $60,000 Public Records

Property tax history

+8.8%/yr

Latest (2025): $6,640 · +24.8% YoY. Source: county tax records.