St. Paul West Side?

Question

We just purchased our first rental property in St Paul MN.  We got a good deal, for the Twin Cities, at the bottom of Summit Hill on Grand Ave.  Looking forward to getting it rented out.

I'm heading that way today and looking at a great fixer upper on the bluff in West Saint Paul.  The property isn't right on the bluff but it's close.  Anybody have any experience with West St Paul rentals?  It has a bit of a North East Minneapolis feel to it when I drive through, minus the great brew pubs.  The location seems premium with great views, classic old houses and easy access to downtown and the highway system but the prices are ridiculously low.  What gives?  I have to assume as more and more people wise up to the inconvenience and ho-hum that is the American Suburb, these areas will continue to increase in value.  In the mean time however, any insight on the rental issues here?

Susan Gillespie · Answer

@Chris Christianson  the "what gives" is crime, schools and reputation.

The West Side of St. Paul and West St. Paul are two different things. I think you're referring to the West Side. As mentioned, there are some beautiful old properties on the West Side bluff, the location is very convenient to St. Paul, and there are nice parks and views. It's also close to Robert St. for shopping, groceries, Target, etc.

If you like the house and can make the numbers work, the area might make sense for rentals. I would check into school ratings and crime stats, factors that significantly impact market value and demand. The West Side has a reputation for being a tougher area, although I know people who live there and like it.

You can fix a house, but what about the neighborhood? I would look very closely at the surrounding blocks and talk to a few neighbors in the area you're looking at.

Sawyer Lubke · Answer

Hello Chris,

I just asked this same question during a discussion with a local group of investors. One of them that grew up in St. Paul said that West St. Paul is a quiet Blue-Collar NH and he rarely went their because he had no reason to (what Jeromie said). I would guess that since there are no attractions there the demand to purchase housing is not as strong as other parts of the cities. I would do a rental analysis to try to better understand rental and vacancy rates. I owner occupy a duplex in uptown and am renting a SFH in St. Louis Park. Looking to expand my rental portfolio as well. I do my own buying/selling as I have my Real Estate License. Best of luck to you!

Sawyer

Jeromie Hamann · Answer

Hey @Chris Christianson,

My first rental property is in West Side. I owner-occupy a duplex, moving out in a few weeks and just listed the 2nd unit for rent.

Coming from South Minneapolis, we found West Side really quiet - even quieter than Northeast. It's 5 minutes to downtown St. Paul for entertainment, Grand Ave for foodies, and Robert St for all the major chains, but West Side itself has no major attractions of its own. Most people I know have never been to this neighborhood for that very reason - myself included prior to investing.

I noticed the same thing with lower prices. My guess is the lack of attractions/attention, as well as the schools - no great options in this area.

Quiet really is the overarching theme I've found. Great for anyone that wants to be close to the action without being in it. But that's just my take - I'd love to hear from others familiar with the area!

Hope that helps!

DJ S. · Answer

Hi @Chris Christianson,

I lived in MN for 15yrs and just moved to NC in early summer . I lived mostly on the Mpls and Brooklyn Park area so I rarely went to St Paul (Mpls v St Paul beef...jk) but I did school at St Thomas on Summit Ave.

From your Summit Hill & Grand Ave mention, I looked up St Thomas distance from Summit Ave & Grand Ave (10mins away) on google maps.  I also looked up Summit Hill and Grand Ave and its 4 mins away from St Thomas university.

I also know MaCalester College, William Michell Law school are close-by (within 10mins) so depending on how strongly your lease and property management is, I think you will do just fine.

So what I'm saying is you may be able to get Professors, College Staff or FT grad school hopefully - avoiding discrimination obviously.

I also lived in a duplex in NE Mpls (Columbia Heights) and it was quiet (long winter - kids came out in summer to play on the quiet streets) but very close to Central Ave.  So I got a lot of calls for potential tenants because it is 15mins from downtown and close to bus lines, restaurants and businesses (on Central)

Per rent, I'd check out www.rentometer.com/ and that will give you an idea on what you can rent for.

Best Of Wishes.

DJ

Dan B. · Answer

@Andrea Suchy-Shinn

That place 7 blocks from Excel sounds like a place I lived at in my early 20s for a bit (we were only 3 blocks). Nice area and a fun place to live. I wish I would have bought the place when they sold it. But as you and Susan pointed out, the west side of Saint Paul is very different from 'West Saint Paul', which is actually straight south of downtown. West Saint Paul is definitely a rougher neighborhood, and the schools are a factor too. There are still lots of low priced houses (under $50k) available in Frogtown as well if someone is looking for those types of deals.

Andrea Suchy-Shinn · Answer

I have 2 properties on the west side.  1 is 7 blocks from xcel energy center off 7th street.  The other up the hill from boca chica restaurant.  The one off 7th street is a modern duplex and I usually have 20 to 30 something's fighting over it with premium rent.  They've also commented to me that it was the best place to live in st paul.  The neighborhood is quiet with walking distance to downtown.  I haven't had any problems with crime and very safe walking.

The other up the hill by boca chica, is my low income property and they're all on section eight.  I have great tenants and it's in a quiet and friendly neighborhood.  But the school's are low rated and I've heard of problems going on with gang members moving in from Chicago.  My taxes have dropped on this property for 2015.  I enjoy the neighborhood and always feel safe.  If the schools performed better it would be a gem.

St. Paul West Side?

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