607 Virginia St · St. Paul, MN 55103

$325,000

5 bd · 2.0 ba · 1,800 sqft · MultiFamily public records · 4 Days on market

Built 1898 3,892 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
• DSCR +10.0/10.0
• 1% rule +9.4/10.0
• ARV discount +7.5/15.0
• Rent growth +3.5/5.0
• 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

This stunning remodeled duplex is perfect for a resident owner or investment property. Both units include separate utilities and individual entry and exits. One unit features a 2 bedroom, 1 bath and 2nd unit efficiently has a 3rd bedroom, 1 bath. Both units boast large living room with beautiful hardwood floors, new stainless steel appliances. Conveniently close to Como Park, Downtown Saint Paul, restaurants and more.

Key facts

• 3,892 sq ft lot
• 2 garage spots
• Built 1898

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $325k.

Deal economics

• At list price, monthly cash flow is $1k ($16k/yr) — positive. Per door: $650/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $325k).

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.
• Zoned schools: Capitol Hill Magnet/Rondo (math 53% / reading 68%, grade B-, #203 of 857 statewide, top 24%, 1,082 students, 44% FRL); Hidden River Middle School (math 21% / reading 39%, grade F, #199 of 258 statewide, top 78%, 559 students, 61% FRL); Central Senior High (math 52% / reading 67%, grade C+, #46 of 471 statewide, top 11%, 1,691 students, 49% FRL).
• Zoned-school proficiency averages 50% at this address vs 27% district-wide (+23 pts) — the actual schools serving this property are materially stronger than the St. Paul Public School District average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising fast (+4.0%/yr); 45 active listings in the ZIP; 1,202 units permitted in Ramsey County in 2024 (880 in 5+ unit buildings).
• At $4,693/mo this rent would consume 116% of the median local household income ($48k/yr) (locally 787% 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 $10k 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 + 4.0% rent growth), your $91k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 28y 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 $230k; 41% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1898 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $325,000

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 1898 — 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: 1.44% ✓
• Cap rate: 11.10%
• Cash-on-cash: 17.15%
• DSCR: 1.76
• GRM: 5.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 4.05% rent growth · sell at horizon

5-year hold

• IRR: 9.7%
• Equity multiple: 1.39×
• Total profit: $35,369
• Equity at exit: $48,459

10-year hold

• IRR: 19.8%
• Equity multiple: 2.75×
• Total profit: $159,177
• Equity at exit: $28,100

Cash invested: $91,000 (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 55103

• Home prices YoY: -9.0%
• Rents YoY: 4.0%
• Active inventory: 45
• Price-to-rent: 11.5×

Monthly cashflow live

• Estimated rent: $4,693 medium
• Mortgage (P&I): −$1,704
• Tax from tax record: −$567 /mo · $6,802/yr
• Insurance: −$135
• HOA: −$0
• Vacancy / Maint / Mgmt: −$986
• Net cashflow: $1,301

Break-even live

Break-even rent $3,046

Max offer price $325,000

Occupancy floor 67%

Sensitivity live

Price	-10% $1,485	-5% $1,393	+0% $1,301	+5% $1,209	+10% $1,117
Rent	-10% $930	-5% $1,116	+0% $1,301	+5% $1,486	+10% $1,672
Rate	-1.0pp $1,465	-0.5pp $1,384	base $1,301	+0.5pp $1,217	+1.0pp $1,131

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$4,692
Total (2 units)			$4,693

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: $81,250
• Closing costs: $9,750
• Reserves months: —
• Total cash needed: —

Listing history 31 events

1. 2026-04-27
   status Pending
2. 2026-04-25
   historical Contingent - Inspection
3. 2026-04-23
   listed $325,000 Active
4. 2026-04-20
   historical $325,000
5. 2018-09-05
   soldstatus $230,000
6. 2018-08-30
   soldstatus $230,000 Sold 421-char remark

   Show marketing remark (421 chars)

   This stunning remodeled duplex is perfect for a resident owner or investment property. Both units include separate utilities and individual entry and exits. One unit features a 2 bedroom, 1 bath and 2nd unit efficiently has a 3rd bedroom, 1 bath. Both units boast large living room with beautiful hardwood floors, new stainless steel appliances. Conveniently close to Como Park, Downtown Saint Paul, restaurants and more.

7. 2018-08-15
   price $230,000 421-char remark

   Show marketing remark (421 chars)

   This stunning remodeled duplex is perfect for a resident owner or investment property. Both units include separate utilities and individual entry and exits. One unit features a 2 bedroom, 1 bath and 2nd unit efficiently has a 3rd bedroom, 1 bath. Both units boast large living room with beautiful hardwood floors, new stainless steel appliances. Conveniently close to Como Park, Downtown Saint Paul, restaurants and more.

8. 2018-08-15
   status Pending 421-char remark

   Show marketing remark (421 chars)

   This stunning remodeled duplex is perfect for a resident owner or investment property. Both units include separate utilities and individual entry and exits. One unit features a 2 bedroom, 1 bath and 2nd unit efficiently has a 3rd bedroom, 1 bath. Both units boast large living room with beautiful hardwood floors, new stainless steel appliances. Conveniently close to Como Park, Downtown Saint Paul, restaurants and more.

9. 2018-08-06
   historical Contingent - Inspection 421-char remark

   Show marketing remark (421 chars)

   This stunning remodeled duplex is perfect for a resident owner or investment property. Both units include separate utilities and individual entry and exits. One unit features a 2 bedroom, 1 bath and 2nd unit efficiently has a 3rd bedroom, 1 bath. Both units boast large living room with beautiful hardwood floors, new stainless steel appliances. Conveniently close to Como Park, Downtown Saint Paul, restaurants and more.

10. 2018-07-27
    price $239,900 421-char remark

    Show marketing remark (421 chars)

    This stunning remodeled duplex is perfect for a resident owner or investment property. Both units include separate utilities and individual entry and exits. One unit features a 2 bedroom, 1 bath and 2nd unit efficiently has a 3rd bedroom, 1 bath. Both units boast large living room with beautiful hardwood floors, new stainless steel appliances. Conveniently close to Como Park, Downtown Saint Paul, restaurants and more.

11. 2018-07-12
    listed $244,900 Active 421-char remark

    Show marketing remark (421 chars)

    This stunning remodeled duplex is perfect for a resident owner or investment property. Both units include separate utilities and individual entry and exits. One unit features a 2 bedroom, 1 bath and 2nd unit efficiently has a 3rd bedroom, 1 bath. Both units boast large living room with beautiful hardwood floors, new stainless steel appliances. Conveniently close to Como Park, Downtown Saint Paul, restaurants and more.

12. 2017-05-26
    soldstatus $65,000 Sold 203-char remark

    Show marketing remark (203 chars)

    Cat 2 vacant building - code compliance required and assumed by the buyer. Great rehab opportunity. Convenient location and access to major freeways! Fenced yard, front entry porch and hardwood floors.

13. 2017-05-10
    status Pending 203-char remark

    Show marketing remark (203 chars)

    Cat 2 vacant building - code compliance required and assumed by the buyer. Great rehab opportunity. Convenient location and access to major freeways! Fenced yard, front entry porch and hardwood floors.

14. 2017-05-07
    historical Contingent - Inspection 203-char remark

    Show marketing remark (203 chars)

    Cat 2 vacant building - code compliance required and assumed by the buyer. Great rehab opportunity. Convenient location and access to major freeways! Fenced yard, front entry porch and hardwood floors.

15. 2017-05-04
    listed $55,000 Active 203-char remark

    Show marketing remark (203 chars)

    Cat 2 vacant building - code compliance required and assumed by the buyer. Great rehab opportunity. Convenient location and access to major freeways! Fenced yard, front entry porch and hardwood floors.

16. 2015-11-25
    soldstatus $39,000 Sold
17. 2015-11-03
    status Pending
18. 2015-10-22
    price $40,000
19. 2015-09-18
    price $44,900
20. 2015-08-17
    price $50,900
21. 2015-07-17
    price $53,500
22. 2015-06-23
    listed $56,400 Active
23. 2015-05-11
    historical
24. 2015-04-10
    price $56,400
25. 2015-03-17
    price $59,300
26. 2015-02-18
    listed $62,400 Active
27. 1999-02-28
    soldstatus $57,000
28. 1998-09-24
    soldstatus $57,000
29. 1998-08-21
    soldstatus $57,000
30. 1998-06-17
    historical
31. 1998-04-24
    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: $6,802 · $567/mo
• Projected year-2 tax: $6,802 · $567/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: $56,316
• − Mortgage interest: −$18,205
• − Property taxes: −$6,802
• − Insurance: −$1,625
• − Repairs & maintenance: −$4,505
• − Management: −$4,505
• − Depreciation: −$9,455
• Taxable income: $11,219
• Est. tax owed @ 24.0%: −$2,693
• After-tax cash flow: $12,918/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): 13,125
• Household income: $48,390
• Rent vs Own: 58.3% rent · 41.7% own
• Severe rent burden: 787.0

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: White 34% Black 28% Asian 22% Hispanic / Latino 12% Two or more races 9% Native American 1%
• Hispanic origin (detail): Mexican 6% Cuban 4%
• Common ancestry: Portuguese 6% Lithuanian 2% Romanian 2%
• Foreign-born: 26% · Vietnam, Canada, Philippines
• Languages at home: 63% English-only · Other Asian/Pacific 16% Spanish 5% Vietnamese 3%

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: ▼ -32.28%
• Current HPI: 327.7672
• Rent YoY: ▲ 4.05%
• 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

+442.6% since first listed

31 events — show timeline

• 2026-04-27 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2026-04-25 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2026-04-23 Listed $325,000 NORTHSTARMLS as Distributed by MLS Grid
• 2026-04-20 Coming Soon $325,000 NORTHSTARMLS as Distributed by MLS Grid
• 2018-09-05 Sold (Public Records) $230,000 Public Records
• 2018-08-30 Sold (MLS) $230,000 NORTHSTARMLS as Distributed by MLS Grid
• 2018-08-15 Price Changed $230,000 NORTHSTARMLS as Distributed by MLS Grid
• 2018-08-15 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2018-08-06 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2018-07-27 Price Changed $239,900 NORTHSTARMLS as Distributed by MLS Grid
• 2018-07-12 Listed $244,900 NORTHSTARMLS as Distributed by MLS Grid
• 2017-05-26 Sold (MLS) $65,000 NORTHSTARMLS as Distributed by MLS Grid
• 2017-05-10 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2017-05-07 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2017-05-04 Listed $55,000 NORTHSTARMLS as Distributed by MLS Grid
• 2015-11-25 Sold (MLS) $39,000 NORTHSTARMLS as Distributed by MLS Grid
• 2015-11-03 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2015-10-22 Price Changed $40,000 NORTHSTARMLS as Distributed by MLS Grid
• 2015-09-18 Price Changed $44,900 NORTHSTARMLS as Distributed by MLS Grid
• 2015-08-17 Price Changed $50,900 NORTHSTARMLS as Distributed by MLS Grid
• 2015-07-17 Price Changed $53,500 NORTHSTARMLS as Distributed by MLS Grid
• 2015-06-23 Listed $56,400 NORTHSTARMLS as Distributed by MLS Grid
• 2015-05-11 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2015-04-10 Price Changed $56,400 NORTHSTARMLS as Distributed by MLS Grid
• 2015-03-17 Price Changed $59,300 NORTHSTARMLS as Distributed by MLS Grid
• 2015-02-18 Listed $62,400 NORTHSTARMLS as Distributed by MLS Grid
• 1999-02-28 Sold (Public Records) $57,000 Public Records
• 1998-09-24 Sold (Public Records) $57,000 Public Records
• 1998-08-21 Sold (MLS) $57,000 NORTHSTARMLS as Distributed by MLS Grid
• 1998-06-17 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 1998-04-24 Listed $59,900 NORTHSTARMLS as Distributed by MLS Grid

Property tax history

+10.5%/yr

Latest (2025): $6,802 · -3.1% YoY. Source: county tax records.