Passage of rent control in St. Paul, Minnesota in 2021: To the extent that rent control is intended to transfer wealth from high-income to low-income households, the realized impact of the law was the opposite of its intention

Ahern, Kenneth Robinson and Giacoletti, Marco, Robbing Peter to Pay Paul? The Redistribution of Wealth Caused by Rent Control (March 18, 2022). SSRN: http://dx.doi.org/10.2139/ssrn.4061315

Abstract: We use the price effects caused by the passage of rent control in St. Paul, Minnesota in 2021, to study the transfer of wealth across income groups. First, we find that rent control caused property values to fall by 6-7%, for an aggregate loss of $1.6 billion. Both owner-occupied and rental properties lost value, but the losses were larger for rental properties, and in neighborhoods with a higher concentration of rentals. Second, leveraging administrative parcel-level data, we find that the tenants who gained the most from rent control had higher incomes and were more likely to be white, while the owners who lost the most had lower incomes and were more likely to be minorities. For properties with high-income owners and low-income tenants, the transfer of wealth was close to zero. Thus, to the extent that rent control is intended to transfer wealth from high-income to low-income households, the realized impact of the law was the opposite of its intention.

Keywords: Rent control, real estate valuation, wealth transfers

JEL Classification: R31. R38, G51