1051 Honeysuckle Ln SE · Cambridge, MN 55008

$229,000

2 bd · 2.0 ba · 931 sqft · Townhouse public records · 26 Days on market

Built 2002 1,742 sqft lot $285/mo HOA · 23% of rent

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Why this score? — see what drove the F 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).

• ARV discount +7.5/15.0
• Schools +4.5/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Cash flow +1.9/30.0
• 1% rule +0.3/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Very sought after 3 Bedroom, 2 Bath Townhouse right in the heart of Cambridge. Brand new carpet, appliances, paint and updates. Mint condition! Vaulted ceilings in the Living room with balcony overlooking a scenic pond landscape. Large backyard, park across the street, & tennis courts. Schedule a showing before it's gone! Edina Home Warranty included for the first year of purchase.

Key facts

• $285 HOA
• 2 garage spots
• Built 2002

Property features AI

Finance

• HOA & community: HOA managed by Sharper Management; Monthly association fee of $285; HOA covers hazard insurance, lawn care, grounds maintenance, professional management, sewer, snow removal, and water; Community amenity: In-ground sprinkler system

Exterior

• Parking: Attached insulated garage with garage door opener; Asphalt driveway; 2-car garage
• Utilities: City water connected; City sewer connected; Natural gas
• Home design: Residential attached property; Split entry (bi-level) design; Entry foyer on main level
• Construction: Block foundation; Roof older than 8 years
• Exterior features: Stone and vinyl exterior; Deck; Pond on the property; In-ground sprinkler system

Interior

• Kitchen: Kitchen on upper level
• Bedrooms: 3 bedrooms total (one on main level, others on lower and upper levels); Primary bedroom suite on main level
• Bathrooms: 2 full bathrooms (main floor full bath, upper level full bath)
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Finished full walkout basement; Living/Dining room combination; Primary bedroom suite; Deck access; Walk-in closet; Main floor primary bedroom
• Laundry & utility: Laundry room on lower level

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath townhouse listed at $229k.

Deal economics

• At list price, monthly cash flow is $-850 ($-10k/yr) — negative.
• To cash-flow at today's rent, offer at most $79k (65.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $122k (46.8% below list).
• Recommended offer: $79k (65.6% below list) — sets the bar for cash-flow.
• Cap rate 1.8% vs local median 3.0% in Cambridge — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

Location & tenants

• Location reads 75/100 on livability (#180 in MN, #3,872 nationally) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A+, crime A; Watch: amenities F, commute F.
• Cambridge-Isanti Public School District (town): math 47% / reading 55% proficiency, ranked #96 of 301 in MN (top 32%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 193 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 191 units permitted in Isanti County in 2024 (28 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• Isanti County population projected to shrink 9% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 26 days — a 2% lower offer ($226k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 24y 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 $165k; 39% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 23% of rent.

Recommended offer $78,786 (65.6% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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 for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.53% ✗
• Cap rate: 1.84%
• Cash-on-cash: -15.91%
• DSCR: 0.29
• GRM: 15.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -47.1%
• Equity multiple: -0.42×
• Total profit: $-91,106
• Equity at exit: $34,145

10-year hold

• IRR: -88.3%
• Equity multiple: -1.31×
• Total profit: $-148,420
• Equity at exit: $19,800

Cash invested: $64,120 (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 55008

• Home prices YoY: -8.9%
• Active inventory: 193
• Price-to-rent: 15.7×

Monthly cashflow live

• Estimated rent: $1,219 high
• Mortgage (P&I): −$1,201
• Tax from tax record: −$232 /mo · $2,780/yr
• Insurance: −$95
• HOA: −$285
• Vacancy / Maint / Mgmt: −$256
• Net cashflow: $-850

Break-even live

Break-even rent $2,295

Max offer price $78,786

Occupancy floor —

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: $57,250
• Closing costs: $6,870
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
355 Horseshoe Dr Cambridge, MN	2.0	1.0	950	$1,495	$1.57	43d	1	0.82mi
120 Main St S #2 Cambridge, MN	2.0	1.0	900	$1,100	$1.22	24d	1	0.96mi
120 Main St N Unit 4 Cambridge, MN	1.0	1.0	550	$925	$1.68	24d	1	1.02mi
117 Birch St S Unit 8 Cambridge, MN	1.0	1.0	550	$975	$1.77	24d	1	1.06mi
117 Birch St N Unit 2 Cambridge, MN	2.0	1.0	850	$1,150	$1.35	14d	1	1.10mi
141 Birch St N Cambridge, MN	2.0	1.0	900	$1,395	$1.55	24d	1	1.13mi

HOA detail

• Monthly dues: $285 · $3,420/yr

Listing history 30 events

1. 2026-05-18
   status Pending
2. 2026-04-25
   historical Contingent - Inspection
3. 2026-04-23
   listed $229,000 Active
4. 2026-04-20
   historical $229,000
5. 2020-07-24
   soldstatus $165,000 Sold 388-char remark

   Show marketing remark (388 chars)

   Very sought after 3 Bedroom, 2 Bath Townhouse right in the heart of Cambridge. Brand new carpet, appliances, paint and updates. Mint condition! Vaulted ceilings in the Living room with balcony overlooking a scenic pond landscape. Large backyard, park across the street, & tennis courts. Schedule a showing before it's gone! Edina Home Warranty included for the first year of purchase.

6. 2020-07-24
   soldstatus $165,000

   Show marketing remark (388 chars)

   Very sought after 3 Bedroom, 2 Bath Townhouse right in the heart of Cambridge. Brand new carpet, appliances, paint and updates. Mint condition! Vaulted ceilings in the Living room with balcony overlooking a scenic pond landscape. Large backyard, park across the street, & tennis courts. Schedule a showing before it's gone! Edina Home Warranty included for the first year of purchase.

7. 2020-06-25
   status Pending 388-char remark

   Show marketing remark (388 chars)

   Very sought after 3 Bedroom, 2 Bath Townhouse right in the heart of Cambridge. Brand new carpet, appliances, paint and updates. Mint condition! Vaulted ceilings in the Living room with balcony overlooking a scenic pond landscape. Large backyard, park across the street, & tennis courts. Schedule a showing before it's gone! Edina Home Warranty included for the first year of purchase.

8. 2020-06-10
   historical Contingent - Inspection 388-char remark

   Show marketing remark (388 chars)

   Very sought after 3 Bedroom, 2 Bath Townhouse right in the heart of Cambridge. Brand new carpet, appliances, paint and updates. Mint condition! Vaulted ceilings in the Living room with balcony overlooking a scenic pond landscape. Large backyard, park across the street, & tennis courts. Schedule a showing before it's gone! Edina Home Warranty included for the first year of purchase.

9. 2020-06-03
   listed $169,900 Active 388-char remark

   Show marketing remark (388 chars)

   Very sought after 3 Bedroom, 2 Bath Townhouse right in the heart of Cambridge. Brand new carpet, appliances, paint and updates. Mint condition! Vaulted ceilings in the Living room with balcony overlooking a scenic pond landscape. Large backyard, park across the street, & tennis courts. Schedule a showing before it's gone! Edina Home Warranty included for the first year of purchase.

10. 2014-11-21
    soldstatus $110,000 Sold 251-char remark

    Show marketing remark (251 chars)

    This 3 bedroom with 2 bath townhome has walk-in closets, vaulted ceilings and includes all appliances. The large foyer and eat in kitchen with a deck overlooking the pond that leads to a large backyard with wonderful views makes this home a great buy.

11. 2014-11-21
    soldstatus $110,000

    Show marketing remark (251 chars)

    This 3 bedroom with 2 bath townhome has walk-in closets, vaulted ceilings and includes all appliances. The large foyer and eat in kitchen with a deck overlooking the pond that leads to a large backyard with wonderful views makes this home a great buy.

12. 2014-11-21
    soldstatus $110,000

    Show marketing remark (251 chars)

    This 3 bedroom with 2 bath townhome has walk-in closets, vaulted ceilings and includes all appliances. The large foyer and eat in kitchen with a deck overlooking the pond that leads to a large backyard with wonderful views makes this home a great buy.

13. 2014-11-21
    soldstatus $110,000

    Show marketing remark (251 chars)

    This 3 bedroom with 2 bath townhome has walk-in closets, vaulted ceilings and includes all appliances. The large foyer and eat in kitchen with a deck overlooking the pond that leads to a large backyard with wonderful views makes this home a great buy.

14. 2014-11-05
    status Pending 251-char remark

    Show marketing remark (251 chars)

    This 3 bedroom with 2 bath townhome has walk-in closets, vaulted ceilings and includes all appliances. The large foyer and eat in kitchen with a deck overlooking the pond that leads to a large backyard with wonderful views makes this home a great buy.

15. 2014-09-29
    historical Contingent - Inspection 251-char remark

    Show marketing remark (251 chars)

    This 3 bedroom with 2 bath townhome has walk-in closets, vaulted ceilings and includes all appliances. The large foyer and eat in kitchen with a deck overlooking the pond that leads to a large backyard with wonderful views makes this home a great buy.

16. 2014-09-27
    price $110,000 251-char remark

    Show marketing remark (251 chars)

    This 3 bedroom with 2 bath townhome has walk-in closets, vaulted ceilings and includes all appliances. The large foyer and eat in kitchen with a deck overlooking the pond that leads to a large backyard with wonderful views makes this home a great buy.

17. 2014-09-19
    listed $115,000 Active 251-char remark

    Show marketing remark (251 chars)

    This 3 bedroom with 2 bath townhome has walk-in closets, vaulted ceilings and includes all appliances. The large foyer and eat in kitchen with a deck overlooking the pond that leads to a large backyard with wonderful views makes this home a great buy.

18. 2014-09-19
    listed $110,000

    Show marketing remark (251 chars)

    This 3 bedroom with 2 bath townhome has walk-in closets, vaulted ceilings and includes all appliances. The large foyer and eat in kitchen with a deck overlooking the pond that leads to a large backyard with wonderful views makes this home a great buy.

19. 2014-09-19
    listed $110,000

    Show marketing remark (251 chars)

    This 3 bedroom with 2 bath townhome has walk-in closets, vaulted ceilings and includes all appliances. The large foyer and eat in kitchen with a deck overlooking the pond that leads to a large backyard with wonderful views makes this home a great buy.

20. 2003-11-04
    soldstatus $138,200
21. 2003-11-03
    soldstatus $138,200
22. 2003-10-06
    historical
23. 2003-09-23
    listed $138,200
24. 2003-09-08
    historical
25. 2003-07-11
    listed $132,900
26. 2002-11-21
    soldstatus $123,400
27. 2002-11-20
    soldstatus $123,400
28. 2002-11-20
    soldstatus $27,000
29. 2002-10-03
    listed $123,400
30. 2002-10-03
    historical

ⓘ 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: $2,780 · $232/mo
• Projected year-2 tax: $2,780 · $232/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 2/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥98°F today · 13 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,623
• − Mortgage interest: −$12,828
• − Property taxes: −$2,780
• − Insurance: −$1,145
• − Repairs & maintenance: −$1,170
• − Management: −$1,170
• − HOA: −$3,420
• − Depreciation: −$6,662
• Taxable loss: −$14,551
• Est. tax savings @ 24.0%: +$3,492
• After-tax cash flow: $-6,712/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: Cambridge-Isanti Public School District
• NCES district ID: 2707410
• Math proficiency: 47% ▼ -12.00%
• Reading proficiency: 55% ▼ -7.00%
• Median HH income: $61,340
• Composite: 44.67/100
• National rank: #2764
• State rank: #96 of 301 in MN

Livability — Cambridge

• Score: 75/100
• State rank: #180
• US rank: #3872

Category grades

Amenities F Commute F Cost of living A Crime A Employment B- Housing A+ Health & safety A+ User ratings B+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Cambridge, MN
• Population (ZIP): 16,091

Population outlook (Isanti County) Hauer SSP2

• Today (2025): 39,507 people
• By 2030: 39,545 · +0.1%
• By 2040: 38,556 · -2.4%
• By 2050: 35,837 · -9.3%
• By 2075: 27,423 · -30.6%
• By 2100: 18,928 · -52.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Asian 3% Two or more races 2% Black 2% Hispanic / Latino 1%
• Common ancestry: Portuguese 15% Romanian 3% Lithuanian 3%
• Foreign-born: 4% · Canada, China
• Languages at home: 96% English-only · Other Asian/Pacific 2% Spanish 1% Other Indo-European 1%

Political lean MEDSL · Isanti

• 2024 margin: Solid R (+41.2) · D 28.6% · R 69.8% · Other 1.6%
• 2008→2024 swing: -25.9pp toward R · 2008: -15.3pp · 2024: -41.2pp
• All cycles: 2024: R+41.2 2020: R+38.6 2016: R+38.2 2012: R+18.1 2008: R+15.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -31.49%
• Current HPI: 321.7619
• Rent YoY: —
• Metro: —
• 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

+85.6% since first listed

30 events — show timeline

• 2026-05-18 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2026-04-25 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2026-04-23 Listed $229,000 NORTHSTARMLS as Distributed by MLS Grid
• 2026-04-20 Coming Soon $229,000 NORTHSTARMLS as Distributed by MLS Grid
• 2020-07-24 Sold (Public Records) $165,000 Public Records
• 2020-07-24 Sold (MLS) $165,000 NORTHSTARMLS as Distributed by MLS Grid
• 2020-06-25 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2020-06-10 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2020-06-03 Listed $169,900 NORTHSTARMLS as Distributed by MLS Grid
• 2014-11-21 Sold (Public Records) $110,000 Public Records
• 2014-11-21 Sold (MLS) $110,000 RASM
• 2014-11-21 Sold (MLS) $110,000 LSAR
• 2014-11-21 Sold (MLS) $110,000 NORTHSTARMLS as Distributed by MLS Grid
• 2014-11-05 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2014-09-29 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2014-09-27 Price Changed $110,000 NORTHSTARMLS as Distributed by MLS Grid
• 2014-09-19 Listed $115,000 NORTHSTARMLS as Distributed by MLS Grid
• 2014-09-19 Listed $110,000 RASM
• 2014-09-19 Listed $110,000 LSAR
• 2003-11-04 Sold (Public Records) $138,200 Public Records
• 2003-11-03 Sold (MLS) $138,200 NORTHSTARMLS as Distributed by MLS Grid
• 2003-10-06 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2003-09-23 Listed $138,200 NORTHSTARMLS as Distributed by MLS Grid
• 2003-09-08 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2003-07-11 Listed $132,900 NORTHSTARMLS as Distributed by MLS Grid
• 2002-11-21 Sold (MLS) $123,400 NORTHSTARMLS as Distributed by MLS Grid
• 2002-11-20 Sold (Public Records) $27,000 Public Records
• 2002-11-20 Sold (Public Records) $123,400 Public Records
• 2002-10-03 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2002-10-03 Listed $123,400 NORTHSTARMLS as Distributed by MLS Grid

Property tax history

+6.6%/yr

Latest (2025): $2,780 · +7.3% YoY. Source: county tax records.