686 Sherburne Ave

Watch for

• highOn the city's Vacant Building registry (Category 2). In St. Paul, Categories 2 and 3 can't be sold or occupied without city approval and a code-compliance plan. Public record: St. Paul Vacant Buildings registry: 686 SHERBURNE AVE, Category 2, vacant as of 04/04/2025
• highSale and occupancy need city approval and a compliance plan. The rehab scope is unknown and could be large. Listing says: currently classified as a Category 2 vacant building and will require full city code compliance · AI review
• highSpecial assessments of about $12K sit on the tax bill. Find out whether they transfer to the buyer. Based on: data: county.special_assessments · AI review
• highWindows and openings are boarded up, and interior walls and floors show heavy wear. Likely vandalism or long vacancy, so check for water and hidden damage. Based on: photo 4 · AI review
• mediumNo rental certificate (CofO) on file in the city's data. Ask whether the building is licensed as a rental and when it was last inspected. Public record: St. Paul Certificate of Occupancy – Residential: no record for 686 SHERBURNE AVE (dataset last updated mid-2025)
• medium$12,306 in special assessments on the payable 2026 tax bill (often street, sewer or code-enforcement charges). Ask what they're for, whether they continue, and whether the seller pays them off at closing. Public record: Ramsey County parcel 352923140183: special assessments (payable 2026) = $12,306.02
• mediumPrice fell from the $265K 2023 sale to $119.9K ask. That suggests serious condition or title problems. Based on: data: county.last_sale_price · AI review

Opportunities

• Long time on market: room to negotiate. Based on: Listing data: 143 days on market
• Low entry price for a 5-bed, two-unit building near light rail, if the rehab cost is manageable Listing says: just one block from the light rail · AI review
• 143 days on market gives room to negotiate, especially against rehab and assessment costs Based on: data: listing.days_on_market · AI review
• Our rent estimates ($1,575 for the 2-bed, $2,000 for the 3-bed) are strong against the price, but only after a full rehab Based on: data: rent_estimate · AI review

Questions for the agent

• Can I get the city's Category 2 inspection report and the full list of required corrections?
• What are the $12,306 in special assessments for, and does the seller pay them at closing?
• Why was the building vacated, and was there a fire, condemnation or code enforcement?
• Do the furnace, plumbing and electrical systems work, and is there a utility shut-off history?
• Is financing possible on a vacant building, or is this cash only?
• Why is the price so far below the 2023 sale of $265K?

Bottom line

Cheap for a reason: a boarded-up Category 2 vacant duplex where the rehab bill and $12K in assessments decide everything, so price the rehab before you get excited about the 15% cap. AI-assisted summary

Where each number comes from

Price history Realtor.com

On the market since 2026-05-15 (143 days); down $60,000 (33.4%) from the first ask of $179,900; last sold for $265,000 on 2023-05-15.

County record Public record

Source: Ramsey County parcel records.

City rental certificate (CofO)

No record in St. Paul Certificate of Occupancy – Residential (dataset last updated mid-2025).

Nearest highway

I 94, about 509 m away.

Crime in Frogtown

824 incidents in the last 12 months (53 per 1,000 residents), −26% vs. the year before. St. Paul police incidents, excluding proactive visits and community events.