61 Quant Ct S · Lakeland, MN 55043

$360,000

3 bd · 2.0 ba · 1,660 sqft · SingleFamily public records · 9 Days on market

Built 1983 0.42 ac lot Est $284k · 27% over

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Why this score? — see what drove the D+ 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 +22.8/30.0
• DSCR +7.3/10.0
• 1% rule +5.2/10.0
• Schools +5.0/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Multiple offers received - H & B by noon Friday please. Welcome home to 61 Quant Ct S in lovely Lakeland MN! This home is beautiful both inside and out with 3 large bedrooms on the same level, a free standing fireplace, 2 decks, a huge fully fenced yard with mature trees AND its located conveniently on a cul-de-sac so no through traffic - but only minutes from accessing 94. The upstairs bathroom has recently been completely updated, and there is also a perfect half bath downstairs. Also features an insulated and heated garage with access to the second deck in the backyard - which is fully fenced and has breathtaking mature trees when in full bloom!

Key facts

• 0.42 acre lot
• 2 garage spots
• Built 1983

Property features AI

Exterior

• Parking: Attached heated and insulated 2-car garage with automatic garage door opener; Garage dimensions approximately 26x20 with 16' door height and 7' door width
• Utilities: City water (connected); Septic system compliant; Natural gas fuel; Electric service with circuit breakers
• Home design: Residential split-entry (bi-level) home; Main entry level and lower level living areas; Above-grade finished area 1,080 (main level); Below-grade finished area 580
• Construction: Block foundation; Roof over 8 years old
• Exterior features: Deck; Full chain link fencing; Light tree coverage on lot; City street frontage on a public maintained road; Irregular lot dimensions

Interior

• Kitchen: Dishwasher; Gas range/oven; Microwave; Refrigerator; Exhaust fan; Kitchen window
• Bedrooms: 3 bedrooms (all on upper level except family room in lower level) ; Primary/bedroom: 14x12 (upper); Bedroom: 13x9 (upper); Bedroom: 10x9 (upper)
• Bathrooms: 1 full bathroom (upper level); 1 half bathroom (in basement)
• Heating & cooling: Forced air heating; Fireplace heating; Central air conditioning
• Interior features: Ceiling fan(s); Separate/formal dining room; Family room; Daylight/lookout windows in basement; Finished basement with storage space and sump pump; Electric fireplace in family room; Water softener (owned); Kitchen window
• Laundry & utility: Washer and dryer included; Washer/dryer hookup; Gas dryer hookup (laundry in basement); Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $360k.

Deal economics

• At list price, monthly cash flow is $625 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $360k).

Location & tenants

• Location reads 72/100 on livability (#295 in MN) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: cost of living C-, amenities F, commute F.
• Stillwater Area Public School District (suburban): math 53% / reading 56% proficiency, ranked #54 of 301 in MN (top 18%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 12% free/reduced lunch — higher-income household profile.
• Market conditions: 16 active listings in the ZIP; 1,405 units permitted in Washington County in 2024 (121 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 $11k of value loss. Plan a longer hold.
• Washington County population projected at +16% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 4y 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.

Recommended offer $360,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
3. 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?
4. 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.
5. 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.
6. 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: 1.02% ✓
• Cap rate: 8.38%
• Cash-on-cash: 7.45%
• DSCR: 1.33
• GRM: 8.2

CMA / ARV

• ARV (on-the-fly): $283,860
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
61 Quant Ct S	0.00mi	3/2.0	1,650 (-1%)	0mo	$282,500	$171	99

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: -4.9%
• Equity multiple: 0.82×
• Total profit: $-18,576
• Equity at exit: $53,677

10-year hold

• IRR: 4.7%
• Equity multiple: 1.35×
• Total profit: $34,816
• Equity at exit: $31,126

Cash invested: $100,800 (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 55043

• Active inventory: 16
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $3,674 medium
• Mortgage (P&I): −$1,888
• Tax from tax record: −$239 /mo · $2,870/yr
• Insurance: −$150
• HOA: −$0
• Vacancy / Maint / Mgmt: −$772
• Net cashflow: $625

Break-even live

Break-even rent $2,882

Max offer price $360,000

Occupancy floor 78%

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: $90,000
• Closing costs: $10,800
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-05-22
   historical Contingent - Inspection
2. 2026-05-21
   listed $360,000 Active
3. 2026-05-18
   historical $360,000
4. 2022-06-16
   soldstatus $355,000
5. 2022-06-14
   soldstatus $355,000 Sold
6. 2022-05-15
   status Pending
7. 2022-05-13
   listed $325,000 Active
8. 2022-05-10
   historical $325,000
9. 1987-03-01
   soldstatus $85,900

ⓘ 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: $2,870 · $239/mo
• Projected year-2 tax: $3,451 · $288/mo
• Expected delta: +$581/yr (+$48/mo · 20.2%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 23% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥100°F today · 14 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $44,088
• − Mortgage interest: −$20,166
• − Property taxes: −$2,870
• − Insurance: −$1,800
• − Repairs & maintenance: −$3,527
• − Management: −$3,527
• − Depreciation: −$10,473
• Taxable income: $1,726
• Est. tax owed @ 24.0%: −$414
• After-tax cash flow: $7,091/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: Stillwater Area Public School District
• NCES district ID: 2738190
• Math proficiency: 53% ▼ -11.00%
• Reading proficiency: 56% ▼ -12.00%
• Median HH income: $84,438
• Composite: 49.8/100
• National rank: #1954
• State rank: #54 of 301 in MN

Livability — Lakeland

• Score: 72/100
• State rank: #295
• US rank: #6454

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lakeland, MN
• City population: 3,471
• Population (ZIP): 3,471

Population outlook (Washington County) Hauer SSP2

• Today (2025): 278,554 people
• By 2030: 290,465 · +4.3%
• By 2040: 310,014 · +11.3%
• By 2050: 324,118 · +16.4%
• By 2075: 362,697 · +30.2%
• By 2100: 381,491 · +37.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Two or more races 6% Hispanic / Latino 2% Asian 2%
• Common ancestry: Portuguese 13% Lithuanian 6% Romanian 5%
• Foreign-born: 3% · South Korea, Canada
• Languages at home: 96% English-only · Spanish 2% German/W. Germanic 1%

Political lean MEDSL · Washington

• 2024 margin: Lean D (+8.9) · D 53.5% · R 44.6% · Other 1.9%
• 2008→2024 swing: +4.6pp toward D · 2008: 4.3pp · 2024: 8.9pp
• All cycles: 2024: D+8.9 2020: D+9.2 2016: D+1.9 2012: D+0.8 2008: D+4.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -159.52%
• Current HPI: 260.4948
• 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

+319.1% since first listed

9 events — show timeline

• 2026-05-22 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2026-05-21 Listed $360,000 NORTHSTARMLS as Distributed by MLS Grid
• 2026-05-18 Coming Soon $360,000 NORTHSTARMLS as Distributed by MLS Grid
• 2022-06-16 Sold (Public Records) $355,000 Public Records
• 2022-06-14 Sold (MLS) $355,000 NORTHSTARMLS as Distributed by MLS Grid
• 2022-05-15 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2022-05-13 Listed $325,000 NORTHSTARMLS as Distributed by MLS Grid
• 2022-05-10 Coming Soon $325,000 NORTHSTARMLS as Distributed by MLS Grid
• 1987-03-01 Sold (Public Records) $85,900 Public Records

Property tax history

+2.2%/yr

Latest (2025): $2,870 · -9.1% YoY. Source: county tax records.