672 Case Ave · St. Paul, MN 55106

$250,000

4 bd · 2.0 ba · 1,452 sqft · MultiFamily public records · 13 Days on market

Built 1898 4,965 sqft lot

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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 +26.8/30.0
• DSCR +9.2/10.0
• ARV discount +7.5/15.0
• 1% rule +7.3/10.0
• 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

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

BACK ON THE MARKET! Great Opportunity for Investors or First-Time Home Buyers! This all-brick exterior, well-maintained duplex is move-in ready. Perfect for those looking to occupy one unit while renting out the other! The property features a two-car garage, extra parking, and a gated fence. Each unit has 2 bedrooms and 1 bath. Enjoy the charming open front porch, fresh paint, and new carpet. This up-down duplex not only offers immediate livability but also investment potential for generating steady rental income or a combination of both!

Key facts

• Extra parking
• Remodeled kitchen
• Open front porch

Tags

• REMODELED KITCHEN
• REMODELED BATH
• OPEN FRONT PORCH
• DETACHED TWO-CAR GARAGE
• EXTRA PARKING
• GATED FENCE

Property features AI

Finance

• Other: Above-grade finished area about 1,452; Below-grade area about 980; Total building area about 2,432
• Financial info: Property used as residential income with 2 total units

Exterior

• Parking: Asphalt parking; Detached/attached 2-car garage (2 garage spaces)
• Utilities: City water connected; City sewer connected; Natural gas
• Home design: Residential income property — Duplex (up and down); One and one-half levels; Owner occupied
• Construction: Stone foundation; Asphalt roof (over 8 years old); Foundation area approximately 980
• Exterior features: Front porch; Stone and vinyl exterior; Partial chain link fencing; City street frontage with curbs, paved streets and sidewalks; Lot dimensions approximately 40 x 125

Interior

• Kitchen: Range and refrigerator in each unit
• Bedrooms: 4 total bedrooms (property-level); Unit 1: 2 bedrooms; Unit 2: 2 bedrooms
• Bathrooms: Unit 1: 1 full bathroom; Unit 2: 1 three-quarter bathroom
• Heating & cooling: Boiler / hot water heating; Window air conditioning in each unit
• Interior features: Daylight/Lookout windows in basement; Full unfinished basement; Kitchen windows
• Laundry & utility: Boiler hot water heating

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $250k.

Deal economics

• At list price, monthly cash flow is $681 ($8k/yr) — positive. Per door: $341/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $250k).

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.
• Zoned schools: Farnsworth Aerospace Lower (math 5% / reading 15%, grade F, #813 of 857 statewide, top 97%, 425 students, 83% FRL) — zoned schools average 83% FRL vs 64% district-wide (19 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 10% at this address vs 27% district-wide (-17 pts) — the specific schools serving this property underperform the St. Paul Public School District average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising fast (+6.3%/yr); 254 active listings in the ZIP; 1,202 units permitted in Ramsey County in 2024 (880 in 5+ unit buildings).
• At $3,081/mo this rent would consume 53% 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 $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 + 6.3% rent growth), your $70k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 14 sale attempts since 22y 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 1898 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $250,000

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: 1.23% ✓
• Cap rate: 9.56%
• Cash-on-cash: 11.68%
• DSCR: 1.52
• GRM: 6.8

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: 4.8%
• Equity multiple: 1.19×
• Total profit: $13,390
• Equity at exit: $37,276

10-year hold

• IRR: 17.1%
• Equity multiple: 2.62×
• Total profit: $113,592
• Equity at exit: $21,615

Cash invested: $70,000 (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 55106

• Rents YoY: 6.3%
• Active inventory: 254
• Price-to-rent: 13.5×

Monthly cashflow live

• Estimated rent: $3,081 medium
• Mortgage (P&I): −$1,311
• Tax from tax record: −$337 /mo · $4,048/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$647
• Net cashflow: $681

Break-even live

Break-even rent $2,218

Max offer price $250,000

Occupancy floor 73%

Sensitivity live

Price	-10% $823	-5% $752	+0% $681	+5% $611	+10% $540
Rent	-10% $438	-5% $560	+0% $681	+5% $803	+10% $925
Rate	-1.0pp $807	-0.5pp $745	base $681	+0.5pp $617	+1.0pp $551

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$3,082
Total (2 units)			$3,081

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-06-21
   days on market $250,000 Active 13 DOM
2. 2026-06-18
   days on market $250,000 Active 10 DOM
3. 2026-06-17
   days on market $250,000 Active 9 DOM
4. 2026-06-16
   days on market $250,000 Active 8 DOM
5. 2026-06-15
   days on market $250,000 Active 7 DOM
6. 2026-06-13
   days on market $250,000 Active 5 DOM
7. 2026-06-08
   remarks 428-char remark
8. 2026-06-08
   listed $250,000 Active 1 DOM

ⓘ 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: $4,048 · $337/mo
• Projected year-2 tax: $4,048 · $337/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: $36,972
• − Mortgage interest: −$14,004
• − Property taxes: −$4,048
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,958
• − Management: −$2,958
• − Depreciation: −$7,273
• Taxable income: $4,482
• Est. tax owed @ 24.0%: −$1,076
• After-tax cash flow: $7,102/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

+35.2% since first listed

39 events — show timeline

• 2026-06-08 Listed $250,000 NORTHSTARMLS as Distributed by MLS Grid
• 2025-10-21 Sold (Public Records) $240,000 Public Records
• 2025-09-26 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2025-09-26 Sold (MLS) $240,000 NORTHSTARMLS as Distributed by MLS Grid
• 2025-08-29 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2025-08-25 Relisted — NORTHSTARMLS as Distributed by MLS Grid
• 2025-08-22 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2025-08-19 Listed $235,000 NORTHSTARMLS as Distributed by MLS Grid
• 2025-08-19 Relisted — NORTHSTARMLS as Distributed by MLS Grid
• 2025-08-18 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2025-07-14 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2025-07-07 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2025-07-07 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2025-05-27 Relisted — NORTHSTARMLS as Distributed by MLS Grid
• 2025-05-27 Price Changed $235,000 NORTHSTARMLS as Distributed by MLS Grid
• 2025-05-15 Relisted — NORTHSTARMLS as Distributed by MLS Grid
• 2025-05-03 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2025-04-22 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2025-04-14 Relisted — NORTHSTARMLS as Distributed by MLS Grid
• 2025-04-08 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2025-03-09 Price Changed $247,900 NORTHSTARMLS as Distributed by MLS Grid
• 2025-02-09 Listed $255,000 NORTHSTARMLS as Distributed by MLS Grid
• 2019-01-03 Sold (Public Records) $160,000 Public Records
• 2007-02-05 Sold (Public Records) $145,000 Public Records
• 2007-01-31 Sold (MLS) $145,000 NORTHSTARMLS as Distributed by MLS Grid
• 2007-01-10 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2006-11-09 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2006-11-09 Listed $149,900 NORTHSTARMLS as Distributed by MLS Grid
• 2006-03-02 Listed $159,900 NORTHSTARMLS as Distributed by MLS Grid
• 2005-09-26 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2005-03-25 Listed $209,900 NORTHSTARMLS as Distributed by MLS Grid
• 2004-10-28 Sold (MLS) $174,900 NORTHSTARMLS as Distributed by MLS Grid
• 2004-10-26 Sold (Public Records) $174,900 Public Records
• 2004-09-20 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2004-08-10 Listed $179,900 NORTHSTARMLS as Distributed by MLS Grid
• 2004-07-30 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2004-04-30 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2004-04-30 Listed $179,900 NORTHSTARMLS as Distributed by MLS Grid
• 2004-01-30 Listed $184,900 NORTHSTARMLS as Distributed by MLS Grid

Property tax history

+7.3%/yr

Latest (2025): $4,048 · +18.6% YoY. Source: county tax records.