2565 195th Ave · Quamba, MN 55051

$259,000

3 bd · 1.0 ba · 1,884 sqft · SingleFamily public records · 87 Days on market

Built 1972 2.60 ac lot

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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 +8.2/30.0
• Appreciation +8.1/10.0
• ARV discount +7.5/15.0
• Schools +4.3/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.2/10.0
• 1% rule +2.1/10.0

Listing remarks MLS

****Please use typical procedures to reduce contracting or spreading any sickness. If anyone in your group is sick please hold off on your showing. Stay healthy and thanks for showing. :-) Country living opportunity on a few beautiful acres with this one level home boasting a big oversized living room you walk in to from the entry. Vault ceiling through most of the house makes for a spacious comfortable feel. Basement has some framing done and you could add a lot of square footage to this home if you desired. Newer septic and many other details that make this the ideal affordable home for you to escape to the country.

Key facts

• Sit up counter
• Open concept kitchen
• Wood accent walls

Tags

• ONE LEVEL LIVING
• LARGE SUNKEN LIVING ROOM
• WOOD ACCENT WALLS
• OPEN CONCEPT KITCHEN
• SIT UP COUNTER
• REAL HARDWOOD FLOORING

Property features AI

Exterior

• Parking: Gravel and concrete parking; 2-car garage (24 x 24; 9' door width x 7' door height)
• Utilities: Private well water; Mound/private septic (compliant); Electric with circuit breakers, 100 amp service; Oil fuel
• Home design: Residential property; One level; Main-level living; Has additional parcels
• Construction: Block foundation; Asphalt roof; Foundation dimensions approximately 58 x 24; Built with block foundation area
• Exterior features: Deck; Metal exterior; Light tree coverage

Interior

• Kitchen: Dishwasher; Range
• Bedrooms: 3 bedrooms on the main level
• Bathrooms: 1 full bathroom on the main floor
• Heating & cooling: Boiler heating; Window air conditioning unit(s)
• Interior features: Ceiling fan(s); Vaulted ceiling(s); Kitchen window; Main floor primary bedroom; Informal dining area / kitchen-dining combination
• Laundry & utility: Washer and dryer; Washer/dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $259k.

Deal economics

• At list price, monthly cash flow is $-240 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $217k (16.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $184k (29.0% below list).
• Recommended offer: $184k (29.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 58/100 on livability (#809 in MN) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A; Watch: health & safety D+, crime D, schools F.
• Mora Public School District (town): math 44% / reading 58% proficiency, ranked #115 of 301 in MN (top 38%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 108 active listings in the ZIP; 59 units permitted in Kanabec County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $18k of equity ($2k loan paydown + $16k appreciation (6.2% local appreciation)).
• Kanabec County population projected at -25% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 3, paydown + projected appreciation supports a ~$44k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 87 days — a 6% lower offer ($243k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 19y 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 $151k; list at $259k implies a 72% gain — meaningful room to come down on a strong offer.

Recommended offer $183,977 (29.0% 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. It's been on market 87 days. Have you received any prior offers? Is the seller open to a 29% concession, seller financing, or rate buy-down credit?
3. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
7. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
8. 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?
9. 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.
10. 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.
11. 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: 0.71% ✗
• Cap rate: 5.18%
• Cash-on-cash: -3.96%
• DSCR: 0.82
• GRM: 11.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

6.15% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 12.5%
• Equity multiple: 1.85×
• Total profit: $61,790
• Equity at exit: $165,265

10-year hold

• IRR: 13.2%
• Equity multiple: 3.66×
• Total profit: $193,041
• Equity at exit: $301,836

Cash invested: $72,520 (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 55051

• Home prices YoY: 2.0%
• Active inventory: 108
• Price-to-rent: 11.7×

Monthly cashflow live

• Estimated rent: $1,840 medium
• Mortgage (P&I): −$1,358
• Tax from tax record: −$227 /mo · $2,722/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$386
• Net cashflow: $-240

Break-even live

Break-even rent $2,143

Max offer price $216,681

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: $64,750
• Closing costs: $7,770
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-05-15
   status Pending
2. 2026-04-29
   historical Contingent - Other
3. 2026-04-22
   price $259,000
4. 2026-03-04
   status Active
5. 2026-02-25
   historical Contingent - Inspection
6. 2026-02-17
   listed $269,000 Active
7. 2020-05-29
   soldstatus $151,000 Sold 636-char remark

   Show marketing remark (636 chars)

   ****Please use typical procedures to reduce contracting or spreading any sickness. If anyone in your group is sick please hold off on your showing. Stay healthy and thanks for showing. :-) Country living opportunity on a few beautiful acres with this one level home boasting a big oversized living room you walk in to from the entry. Vault ceiling through most of the house makes for a spacious comfortable feel. Basement has some framing done and you could add a lot of square footage to this home if you desired. Newer septic and many other details that make this the ideal affordable home for you to escape to the country.

8. 2020-05-29
   soldstatus $151,000

   Show marketing remark (636 chars)

   ****Please use typical procedures to reduce contracting or spreading any sickness. If anyone in your group is sick please hold off on your showing. Stay healthy and thanks for showing. :-) Country living opportunity on a few beautiful acres with this one level home boasting a big oversized living room you walk in to from the entry. Vault ceiling through most of the house makes for a spacious comfortable feel. Basement has some framing done and you could add a lot of square footage to this home if you desired. Newer septic and many other details that make this the ideal affordable home for you to escape to the country.

9. 2020-04-16
   status Pending 636-char remark

   Show marketing remark (636 chars)

   ****Please use typical procedures to reduce contracting or spreading any sickness. If anyone in your group is sick please hold off on your showing. Stay healthy and thanks for showing. :-) Country living opportunity on a few beautiful acres with this one level home boasting a big oversized living room you walk in to from the entry. Vault ceiling through most of the house makes for a spacious comfortable feel. Basement has some framing done and you could add a lot of square footage to this home if you desired. Newer septic and many other details that make this the ideal affordable home for you to escape to the country.

10. 2020-04-07
    price $169,000 636-char remark

    Show marketing remark (636 chars)

    ****Please use typical procedures to reduce contracting or spreading any sickness. If anyone in your group is sick please hold off on your showing. Stay healthy and thanks for showing. :-) Country living opportunity on a few beautiful acres with this one level home boasting a big oversized living room you walk in to from the entry. Vault ceiling through most of the house makes for a spacious comfortable feel. Basement has some framing done and you could add a lot of square footage to this home if you desired. Newer septic and many other details that make this the ideal affordable home for you to escape to the country.

11. 2020-03-02
    status Active 636-char remark

    Show marketing remark (636 chars)

    ****Please use typical procedures to reduce contracting or spreading any sickness. If anyone in your group is sick please hold off on your showing. Stay healthy and thanks for showing. :-) Country living opportunity on a few beautiful acres with this one level home boasting a big oversized living room you walk in to from the entry. Vault ceiling through most of the house makes for a spacious comfortable feel. Basement has some framing done and you could add a lot of square footage to this home if you desired. Newer septic and many other details that make this the ideal affordable home for you to escape to the country.

12. 2020-02-28
    historical 636-char remark

    Show marketing remark (636 chars)

    ****Please use typical procedures to reduce contracting or spreading any sickness. If anyone in your group is sick please hold off on your showing. Stay healthy and thanks for showing. :-) Country living opportunity on a few beautiful acres with this one level home boasting a big oversized living room you walk in to from the entry. Vault ceiling through most of the house makes for a spacious comfortable feel. Basement has some framing done and you could add a lot of square footage to this home if you desired. Newer septic and many other details that make this the ideal affordable home for you to escape to the country.

13. 2020-02-27
    listed $175,000 Active 636-char remark

    Show marketing remark (636 chars)

    ****Please use typical procedures to reduce contracting or spreading any sickness. If anyone in your group is sick please hold off on your showing. Stay healthy and thanks for showing. :-) Country living opportunity on a few beautiful acres with this one level home boasting a big oversized living room you walk in to from the entry. Vault ceiling through most of the house makes for a spacious comfortable feel. Basement has some framing done and you could add a lot of square footage to this home if you desired. Newer septic and many other details that make this the ideal affordable home for you to escape to the country.

14. 2015-06-26
    soldstatus $53,665
15. 2014-07-25
    soldstatus $50,000
16. 2008-11-06
    soldstatus $46,000
17. 2008-10-23
    historical
18. 2008-10-09
    listed $44,900
19. 2008-09-18
    historical
20. 2008-03-27
    listed $86,500
21. 2007-12-22
    historical
22. 2007-06-22
    listed $174,500

ⓘ 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: $2,722 · $227/mo
• Projected year-2 tax: $2,811 · $234/mo
• Expected delta: +$89/yr (+$7/mo · 3.3%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone D · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 1/10 Low 7 d/yr ≥97°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: $22,077
• − Mortgage interest: −$14,508
• − Property taxes: −$2,722
• − Insurance: −$1,295
• − Repairs & maintenance: −$1,766
• − Management: −$1,766
• − Depreciation: −$7,535
• Taxable loss: −$7,515
• Est. tax savings @ 24.0%: +$1,804
• After-tax cash flow: $-1,071/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: Mora Public School District
• NCES district ID: 2721480
• Math proficiency: 44% ▼ -15.00%
• Reading proficiency: 58% ▼ -8.00%
• Median HH income: $46,788
• Composite: 43.26/100
• National rank: #3052
• State rank: #115 of 301 in MN

Livability — Quamba

• Score: 58/100
• State rank: #809
• US rank: #20820

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 9,927

Population outlook (Kanabec County) Hauer SSP2

• Today (2025): 14,998 people
• By 2030: 14,363 · -4.2%
• By 2040: 12,841 · -14.4%
• By 2050: 11,299 · -24.7%
• By 2075: 8,458 · -43.6%
• By 2100: 6,283 · -58.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 4% Hispanic / Latino 1%
• Common ancestry: Portuguese 10% Scottish 5% Lithuanian 3%
• Foreign-born: 1%
• Languages at home: 97% English-only · German/W. Germanic 2% Spanish 1%

Political lean MEDSL · Kanabec

• 2024 margin: Solid R (+42.4) · D 28.1% · R 70.4% · Other 1.5%
• 2008→2024 swing: -33.7pp toward R · 2008: -8.7pp · 2024: -42.4pp
• All cycles: 2024: R+42.4 2020: R+37.9 2016: R+35.7 2012: R+9.0 2008: R+8.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 6.15%
• Current HPI: 313.18
• 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

+48.4% since first listed

22 events — show timeline

• 2026-05-15 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2026-04-29 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2026-04-22 Price Changed $259,000 NORTHSTARMLS as Distributed by MLS Grid
• 2026-03-04 Relisted — NORTHSTARMLS as Distributed by MLS Grid
• 2026-02-25 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2026-02-17 Listed $269,000 NORTHSTARMLS as Distributed by MLS Grid
• 2020-05-29 Sold (Public Records) $151,000 Public Records
• 2020-05-29 Sold (MLS) $151,000 NORTHSTARMLS as Distributed by MLS Grid
• 2020-04-16 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2020-04-07 Price Changed $169,000 NORTHSTARMLS as Distributed by MLS Grid
• 2020-03-02 Relisted — NORTHSTARMLS as Distributed by MLS Grid
• 2020-02-28 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2020-02-27 Listed $175,000 NORTHSTARMLS as Distributed by MLS Grid
• 2015-06-26 Sold (Public Records) $53,665 Public Records
• 2014-07-25 Sold (Public Records) $50,000 Public Records
• 2008-11-06 Sold (MLS) $46,000 NORTHSTARMLS as Distributed by MLS Grid
• 2008-10-23 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2008-10-09 Listed $44,900 NORTHSTARMLS as Distributed by MLS Grid
• 2008-09-18 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2008-03-27 Listed $86,500 NORTHSTARMLS as Distributed by MLS Grid
• 2007-12-22 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2007-06-22 Listed $174,500 NORTHSTARMLS as Distributed by MLS Grid

Property tax history

+7.6%/yr

Latest (2025): $2,722 · +1.3% YoY. Source: county tax records.