244 Quehl Ave N · Lakeland, MN 55043

$375,000

4 bd · 2.0 ba · 1,406 sqft · SingleFamily public records · 10 Days on market

Built 1974 0.51 ac lot

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Why this score? — see what drove the C- 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 +19.6/30.0
• ARV discount +7.5/15.0
• DSCR +6.2/10.0
• Schools +5.0/10.0
• 1% rule +4.4/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

TILE, GRANITE COUNTERTOPS, LARGE ISLAND WITH OPEN CONCEPT FEATURING DINING ROOM & LIVING ROOM. MASTER SUITE,MASTER BATH TILE, VANITY. BEAUTIFUL NEW WOOD FLOORING, CARPET, WHITE MILLWORK, DECK, MECHANICALS, ELECTRICAL, ROOF & PLUMBING. WALKOUT KITCHEN, LARGE YARD, GREAT FOR GATHERINGS, SHORT WALK TO THE ST.CROIX RIVER. CONVENIENT LOCATION TO STILLWATER AND THE RIVER LIFESTYLE. *HIGHLY RATED STILLWATER SCHOOL DISTRICT*

Key facts

• 0.51 acre lot
• 2 garage spots
• Built 1974

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $375k.

Deal economics

• At list price, monthly cash flow is $378 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $352k (6.0% below list).
• Recommended offer: $352k (6.0% below list) — sets the bar for 1% rule.

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 $3k 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 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 22y 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 $249k; list at $375k implies a 51% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $352,384 (6.0% below list)

Questions for the listing agent

1. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.94% ✗
• Cap rate: 7.68%
• Cash-on-cash: 4.96%
• DSCR: 1.22
• GRM: 8.9

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: -9.6%
• Equity multiple: 0.65×
• Total profit: $-36,731
• Equity at exit: $55,914

10-year hold

• IRR: -0.2%
• Equity multiple: 0.99×
• Total profit: $-1,205
• Equity at exit: $32,423

Cash invested: $105,000 (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: 8.9×

Monthly cashflow live

• Estimated rent: $3,524 medium
• Mortgage (P&I): −$1,967
• Tax from tax record: −$227 /mo · $2,726/yr
• Insurance: −$156
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$740
• Net cashflow: $378

Break-even live

Break-even rent $3,045

Max offer price $375,000

Occupancy floor 84%

Sensitivity live

Price	-10% $591	-5% $484	+0% $378	+5% $272	+10% $166
Rent	-10% $100	-5% $239	+0% $378	+5% $518	+10% $657
Rate	-1.0pp $567	-0.5pp $474	base $378	+0.5pp $281	+1.0pp $182

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: $93,750
• Closing costs: $11,250
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-04-27
   status Pending
2. 2026-04-20
   historical Contingent - Inspection
3. 2026-04-17
   listed $375,000 Active
4. 2026-04-13
   historical $375,000
5. 2017-05-31
   soldstatus $249,000 Sold 428-char remark

   Show marketing remark (428 chars)

   TILE, GRANITE COUNTERTOPS, LARGE ISLAND WITH OPEN CONCEPT FEATURING DINING ROOM & LIVING ROOM. MASTER SUITE,MASTER BATH TILE, VANITY. BEAUTIFUL NEW WOOD FLOORING, CARPET, WHITE MILLWORK, DECK, MECHANICALS, ELECTRICAL, ROOF & PLUMBING. WALKOUT KITCHEN, LARGE YARD, GREAT FOR GATHERINGS, SHORT WALK TO THE ST.CROIX RIVER. CONVENIENT LOCATION TO STILLWATER AND THE RIVER LIFESTYLE. *HIGHLY RATED STILLWATER SCHOOL DISTRICT*

6. 2017-04-24
   status Pending 428-char remark

   Show marketing remark (428 chars)

   TILE, GRANITE COUNTERTOPS, LARGE ISLAND WITH OPEN CONCEPT FEATURING DINING ROOM & LIVING ROOM. MASTER SUITE,MASTER BATH TILE, VANITY. BEAUTIFUL NEW WOOD FLOORING, CARPET, WHITE MILLWORK, DECK, MECHANICALS, ELECTRICAL, ROOF & PLUMBING. WALKOUT KITCHEN, LARGE YARD, GREAT FOR GATHERINGS, SHORT WALK TO THE ST.CROIX RIVER. CONVENIENT LOCATION TO STILLWATER AND THE RIVER LIFESTYLE. *HIGHLY RATED STILLWATER SCHOOL DISTRICT*

7. 2017-04-19
   listed $249,900 Active 428-char remark

   Show marketing remark (428 chars)

   TILE, GRANITE COUNTERTOPS, LARGE ISLAND WITH OPEN CONCEPT FEATURING DINING ROOM & LIVING ROOM. MASTER SUITE,MASTER BATH TILE, VANITY. BEAUTIFUL NEW WOOD FLOORING, CARPET, WHITE MILLWORK, DECK, MECHANICALS, ELECTRICAL, ROOF & PLUMBING. WALKOUT KITCHEN, LARGE YARD, GREAT FOR GATHERINGS, SHORT WALK TO THE ST.CROIX RIVER. CONVENIENT LOCATION TO STILLWATER AND THE RIVER LIFESTYLE. *HIGHLY RATED STILLWATER SCHOOL DISTRICT*

8. 2016-12-30
   soldstatus $134,500
9. 2016-12-29
   soldstatus $134,500 Sold 282-char remark

   Show marketing remark (282 chars)

   This split level home in Lakeland is waiting for you! The upper level has a living room, dining room, kitchen, two bedrooms, and a full bathroom. Walkout to the back deck from the dining room! The lower level has a den and access to the tuckunder garage! Don't miss out on this one!

10. 2016-12-13
    status Pending 282-char remark

    Show marketing remark (282 chars)

    This split level home in Lakeland is waiting for you! The upper level has a living room, dining room, kitchen, two bedrooms, and a full bathroom. Walkout to the back deck from the dining room! The lower level has a den and access to the tuckunder garage! Don't miss out on this one!

11. 2016-12-02
    historical Contingent - Other 282-char remark

    Show marketing remark (282 chars)

    This split level home in Lakeland is waiting for you! The upper level has a living room, dining room, kitchen, two bedrooms, and a full bathroom. Walkout to the back deck from the dining room! The lower level has a den and access to the tuckunder garage! Don't miss out on this one!

12. 2016-11-09
    status Active 282-char remark

    Show marketing remark (282 chars)

    This split level home in Lakeland is waiting for you! The upper level has a living room, dining room, kitchen, two bedrooms, and a full bathroom. Walkout to the back deck from the dining room! The lower level has a den and access to the tuckunder garage! Don't miss out on this one!

13. 2016-09-09
    historical Contingent - Other 282-char remark

    Show marketing remark (282 chars)

    This split level home in Lakeland is waiting for you! The upper level has a living room, dining room, kitchen, two bedrooms, and a full bathroom. Walkout to the back deck from the dining room! The lower level has a den and access to the tuckunder garage! Don't miss out on this one!

14. 2016-08-31
    price $147,420 282-char remark

    Show marketing remark (282 chars)

    This split level home in Lakeland is waiting for you! The upper level has a living room, dining room, kitchen, two bedrooms, and a full bathroom. Walkout to the back deck from the dining room! The lower level has a den and access to the tuckunder garage! Don't miss out on this one!

15. 2016-08-05
    price $163,800 282-char remark

    Show marketing remark (282 chars)

    This split level home in Lakeland is waiting for you! The upper level has a living room, dining room, kitchen, two bedrooms, and a full bathroom. Walkout to the back deck from the dining room! The lower level has a den and access to the tuckunder garage! Don't miss out on this one!

16. 2016-07-09
    listed $182,000 Active 282-char remark

    Show marketing remark (282 chars)

    This split level home in Lakeland is waiting for you! The upper level has a living room, dining room, kitchen, two bedrooms, and a full bathroom. Walkout to the back deck from the dining room! The lower level has a den and access to the tuckunder garage! Don't miss out on this one!

17. 2005-06-27
    soldstatus $226,495
18. 2005-06-23
    soldstatus $233,500
19. 2005-06-22
    historical
20. 2004-11-14
    listed $229,900
21. 2004-09-09
    soldstatus $100,000

ⓘ 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: $2,726 · $227/mo
• Projected year-2 tax: $3,463 · $289/mo
• Expected delta: +$737/yr (+$61/mo · 27.0%)

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

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥100°F today · 14 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $42,286
• − Mortgage interest: −$21,006
• − Property taxes: −$2,726
• − Insurance: −$2,542
• − Repairs & maintenance: −$3,383
• − Management: −$3,383
• − Depreciation: −$10,909
• Taxable loss: −$1,662
• Est. tax savings @ 24.0%: +$399
• After-tax cash flow: $4,939/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

+275.0% since first listed

21 events — show timeline

• 2026-04-27 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2026-04-20 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2026-04-17 Listed $375,000 NORTHSTARMLS as Distributed by MLS Grid
• 2026-04-13 Coming Soon $375,000 NORTHSTARMLS as Distributed by MLS Grid
• 2017-05-31 Sold (MLS) $249,000 NORTHSTARMLS as Distributed by MLS Grid
• 2017-04-24 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2017-04-19 Listed $249,900 NORTHSTARMLS as Distributed by MLS Grid
• 2016-12-30 Sold (Public Records) $134,500 Public Records
• 2016-12-29 Sold (MLS) $134,500 NORTHSTARMLS as Distributed by MLS Grid
• 2016-12-13 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2016-12-02 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2016-11-09 Relisted — NORTHSTARMLS as Distributed by MLS Grid
• 2016-09-09 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2016-08-31 Price Changed $147,420 NORTHSTARMLS as Distributed by MLS Grid
• 2016-08-05 Price Changed $163,800 NORTHSTARMLS as Distributed by MLS Grid
• 2016-07-09 Listed $182,000 NORTHSTARMLS as Distributed by MLS Grid
• 2005-06-27 Sold (Public Records) $226,495 Public Records
• 2005-06-23 Sold (MLS) $233,500 NORTHSTARMLS as Distributed by MLS Grid
• 2005-06-22 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2004-11-14 Listed $229,900 NORTHSTARMLS as Distributed by MLS Grid
• 2004-09-09 Sold (Public Records) $100,000 Public Records

Property tax history

+2.8%/yr

Latest (2025): $2,726 · -11.0% YoY. Source: county tax records.