14410 261st Ave NW · Zimmerman, MN 55398

$225,000

2 bd · 1.0 ba · 1,164 sqft · SingleFamily public records · 18 Days on market

Built 1966 2.16 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 +11.1/30.0
• ARV discount +7.5/15.0
• Schools +5.2/10.0
• Livability +3.9/5.0
• DSCR +3.2/10.0
• 1% rule +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Fantastic Equity-Builder Opportunity in the Heart of Zimmerman! Situated on 2.16-acres with two separate Parcel ID's, this 1966-built one-story home offers acreage privacy right outside of town. Perfect for investors or handy buyers looking to build sweat equity, the property features a functional floor plan with great bones and several updates already completed, including a newer roof, flooring, bathroom tile, and a lower-level bedroom egress window. Totaling 1,824 square feet, the layout includes 3 conforming bedrooms and an additional non-conforming 4th bedroom downstairs, all waiting for your finishing touches. The home is being sold AS-IS by an owner who has never occupied the propert

Key facts

• Newer roof
• Acreage privacy
• Bathroom tile

Tags

• 2.16-ACRES
• TWO SEPARATE PARCEL ID'S
• ACREAGE PRIVACY
• NEWER ROOF
• BATHROOM TILE

Property features AI

Finance

• Financial info: Taxes listed separately

Exterior

• Parking: Attached garage with automatic door opener; 2-car garage (approximately 25 x 22, 7' door height, 16' door width)
• Utilities: Well water; Propane fuel; 100 amp electrical service; Septic system (not compliant)
• Home design: Residential property; One level; Total building area approximately 1,824 square feet
• Construction: Block foundation; Roof age 8 years or less
• Exterior features: Property on a 2.16-acre lot; County road frontage with public road maintenance; Directions: Hwy 169 N to County Road 4 (261st) west; home is on the right

Interior

• Kitchen: Range; Refrigerator; Dishwasher not listed
• Bedrooms: 3 bedrooms
• Bathrooms: One full bathroom on the main floor; One three-quarter bathroom in the basement
• Heating & cooling: Baseboard heat; Window units for cooling
• Interior features: Dryer, Range, Refrigerator, Washer; Baseboard heating; Window air conditioning units; Full basement with block foundation
• Laundry & utility: Laundry in basement; Washer and Dryer included

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $-91 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $209k (7.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $175k (22.3% below list).
• Recommended offer: $175k (22.3% below list) — sets the bar for 1% rule.
• Cap rate 5.8% vs local median 3.1% in Zimmerman — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 77/100 on livability (#134 in MN, #3,004 nationally) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, health & safety A+; Watch: amenities F, commute F.
• Independent School District 728 (suburban): math 56% / reading 60% proficiency, ranked #37 of 301 in MN (top 12%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 14% free/reduced lunch — higher-income household profile.
• Zoned schools: Westwood Elementary (math 55% / reading 54%, grade C, #320 of 857 statewide, top 41%, 543 students, 36% FRL); Zimmerman Middle (math 47% / reading 53%, grade C, #77 of 258 statewide, top 31%, 531 students, 31% FRL); Zimmerman High School (math 47% / reading 62%, grade C-, #87 of 471 statewide, top 22%, 707 students, 28% FRL) — zoned schools average 32% FRL vs 14% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 181 active listings in the ZIP; solid renter incomes; 334 units permitted in Sherburne County in 2024 (58 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.

Negotiation context

• It's been on market 18 days — a 2% lower offer ($222k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 3y 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 $142k; list at $225k implies a 58% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $174,914 (22.3% 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. Built in 1966 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
6. 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.
7. 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.
8. 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: 0.78% ✗
• Cap rate: 5.81%
• Cash-on-cash: -1.73%
• DSCR: 0.92
• GRM: 10.7

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: -19.2%
• Equity multiple: 0.33×
• Total profit: $-42,270
• Equity at exit: $33,548

10-year hold

• IRR: -11.8%
• Equity multiple: 0.30×
• Total profit: $-44,357
• Equity at exit: $19,454

Cash invested: $63,000 (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 55398

• Home prices YoY: -20.7%
• Active inventory: 181
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $1,749 medium
• Mortgage (P&I): −$1,180
• Tax from tax record: −$199 /mo · $2,388/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$367
• Net cashflow: $-91

Break-even live

Break-even rent $1,864

Max offer price $208,950

Occupancy floor —

Sensitivity live

Price	-10% $37	-5% $-27	+0% $-91	+5% $-155	+10% $-218
Rent	-10% $-229	-5% $-160	+0% $-91	+5% $-22	+10% $47
Rate	-1.0pp $22	-0.5pp $-34	base $-91	+0.5pp $-149	+1.0pp $-208

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-06-21
   days on market $225,000 Active 18 DOM
2. 2026-06-18
   days on market $225,000 Active 15 DOM
3. 2026-06-17
   days on market $225,000 Active 14 DOM
4. 2026-06-16
   days on market $225,000 Active 13 DOM
5. 2026-06-15
   days on market $225,000 Active 12 DOM
6. 2026-06-13
   days on market $225,000 Active 10 DOM
7. 2026-06-13
   days on market $225,000 Active 9 DOM
8. 2026-06-09
   days on market $225,000 Active 6 DOM
9. 2026-06-08
   days on market $225,000 Active 5 DOM
10. 2026-06-07
    days on market $225,000 Active 4 DOM
11. 2026-06-04
    remarks 699-char remark
12. 2026-06-04
    listed $225,000 Active 1 DOM

ⓘ 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: $2,388 · $199/mo
• Projected year-2 tax: $2,454 · $204/mo
• Expected delta: +$66/yr (+$6/mo · 2.8%)

ⓘ 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 5/10 Major
• 🌡 Heat 2/10 Low 7 d/yr ≥98°F today · 13 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,990
• − Mortgage interest: −$12,603
• − Property taxes: −$2,388
• − Insurance: −$1,125
• − Repairs & maintenance: −$1,679
• − Management: −$1,679
• − Depreciation: −$6,545
• Taxable loss: −$5,031
• Est. tax savings @ 24.0%: +$1,207
• After-tax cash flow: $117/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: Independent School District 728
• NCES district ID: 2711370
• Math proficiency: 56% ▼ -15.00%
• Reading proficiency: 60% ▼ -10.00%
• Median HH income: $82,336
• Composite: 52.5/100
• National rank: #1567
• State rank: #37 of 301 in MN

Livability — Zimmerman

• Score: 77/100
• State rank: #134
• US rank: #3004

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Sherburne County · 120,363 people
• City population: 17,688
• Metro: Minneapolis-St. Paul-Bloomington, MN-WI
• Population (ZIP): 17,688
• Household income: $103,419
• Rent vs Own: 9.7% rent · 90.3% own
• Severe rent burden: 176.0

Population outlook (Sherburne County) Hauer SSP2

• Today (2025): 97,402 people
• By 2030: 99,341 · +2.0%
• By 2040: 101,188 · +3.9%
• By 2050: 99,214 · +1.9%
• By 2075: 88,700 · -8.9%
• By 2100: 72,241 · -25.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Two or more races 5% Hispanic / Latino 3% Asian 2%
• Common ancestry: Portuguese 18% Romanian 5% Lithuanian 2%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 2%

Political lean MEDSL · Sherburne

• 2024 margin: Solid R (+34.9) · D 31.7% · R 66.6% · Other 1.7%
• 2008→2024 swing: -16.7pp toward R · 2008: -18.2pp · 2024: -34.9pp
• All cycles: 2024: R+34.9 2020: R+32.6 2016: R+37.0 2012: R+22.1 2008: R+18.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -68.73%
• Current HPI: 263.741
• Rent YoY: —
• Metro: Minneapolis-St. Paul-Bloomington, MN-WI
• 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

+51.0% since first listed

15 events — show timeline

• 2026-06-01 Listed $225,000 NORTHSTARMLS as Distributed by MLS Grid
• 2024-10-19 Price Changed $265,000 NORTHSTARMLS as Distributed by MLS Grid
• 2024-10-10 Relisted — NORTHSTARMLS as Distributed by MLS Grid
• 2024-10-06 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2024-09-21 Price Changed $274,880 NORTHSTARMLS as Distributed by MLS Grid
• 2024-08-15 Listed $284,988 NORTHSTARMLS as Distributed by MLS Grid
• 2024-08-09 Price Changed $284,988 NORTHSTARMLS as Distributed by MLS Grid
• 2024-08-08 Coming Soon — NORTHSTARMLS as Distributed by MLS Grid
• 2024-04-07 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2024-03-15 Price Changed $275,000 NORTHSTARMLS as Distributed by MLS Grid
• 2024-02-21 Listed $285,000 NORTHSTARMLS as Distributed by MLS Grid
• 2023-06-12 Sold (Public Records) $142,000 Public Records
• 2023-06-09 Sold (MLS) $142,000 NORTHSTARMLS as Distributed by MLS Grid
• 2023-05-29 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2023-05-26 Listed $149,000 NORTHSTARMLS as Distributed by MLS Grid

Property tax history

+3.3%/yr

Latest (2025): $2,388 · +3.9% YoY. Source: county tax records.