2850 Holly St S · Cambridge, MN 55008

$336,000

3 bd · 1.0 ba · 1,262 sqft · SingleFamily public records · 4 Days on market

Built 1963 0.30 ac lot

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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
• Cash flow +4.5/30.0
• Schools +4.5/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +0.2/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

3 BR rambler, nice large newer kitchen, hardwood floors, full basement and fenced back yard. Seller is offering a $3,300 credit to Buyer toward Buyers closing costs.

Key facts

• 0.3 acre lot
• 2 garage spots
• Built 1963

Property features AI

Exterior

• Parking: Attached insulated garage with opener; Concrete garage; 2-car garage (garage dimensions 34x21)
• Utilities: City water connected; City sewer connected; Natural gas; Electric with circuit breakers
• Home design: Residential property; One-level main living (one story); Main-floor primary bedroom
• Construction: Block foundation; Asphalt pitched roof; Foundation dimensions: 43x27 + 17x11; Workshop structure
• Exterior features: Composite decking; Covered front porch; Screened porch; Porch; Patio; Stone exterior accents; Chain link and wood partial fencing; Workshop and storage shed on property; Medium tree coverage; City street frontage with curbs and paved streets

Interior

• Kitchen: Range; Refrigerator; Dishwasher; Microwave; Stainless steel appliances; Water osmosis system; Eat-in kitchen / kitchen-dining area
• Bedrooms: 5 bedrooms total; Main level: Primary bedroom and multiple bedrooms; Lower level: Two bedrooms (including Bedroom 4 and Bedroom 5)
• Flooring: Hardwood floors; Tile floors
• Bathrooms: 2 full bathrooms; Full bath on main floor; Full basement bath
• Heating & cooling: Baseboard heating; Ductless mini-split heating and cooling; Fireplace(s) and wood stove; Zoned heating/cooling
• Interior features: Ceiling fans; Hardwood floors; Natural woodwork; Paneled doors; Tile floors; Kitchen window; Main floor primary bedroom; 3 bedrooms on one level
• Laundry & utility: Washer and dryer included; Lower level laundry room; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $336k.

Deal economics

• At list price, monthly cash flow is $-872 ($-10k/yr) — negative.
• To cash-flow at today's rent, offer at most $182k (45.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $176k (47.5% below list).
• Recommended offer: $176k (47.5% below list) — sets the bar for 1% rule.

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.
• Zoned schools: Cambridge Intermediate School (math 62% / reading 55%, grade B-, #251 of 857 statewide, top 30%, 503 students, 40% FRL); Cambridge Middle School (math 43% / reading 62%, grade C+, #59 of 258 statewide, top 24%, 605 students, 36% FRL); Cambridge-Isanti High School (math 37% / reading 60%, grade D, #156 of 471 statewide, top 33%, 1,605 students, 36% FRL).
• Market conditions: 193 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $10k 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

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 28y ago; this cycle's ask is 187% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $110k; list at $336k implies a 205% gain — meaningful room to come down on a strong offer.

Recommended offer $176,317 (47.5% 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 1963 — 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. 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: 0.52% ✗
• Cap rate: 3.18%
• Cash-on-cash: -11.13%
• DSCR: 0.50
• GRM: 15.9

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: -36.6%
• Equity multiple: -0.17×
• Total profit: $-110,021
• Equity at exit: $50,099

10-year hold

• IRR: -51.6%
• Equity multiple: -0.78×
• Total profit: $-167,389
• Equity at exit: $29,051

Cash invested: $94,080 (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: 15.9×

Monthly cashflow live

• Estimated rent: $1,763 medium
• Mortgage (P&I): −$1,762
• Tax from tax record: −$363 /mo · $4,360/yr
• Insurance: −$140
• HOA: −$0
• Vacancy / Maint / Mgmt: −$370
• Net cashflow: $-872

Break-even live

Break-even rent $2,868

Max offer price $181,878

Occupancy floor —

Sensitivity live

Price	-10% $-682	-5% $-777	+0% $-872	+5% $-968	+10% $-1,063
Rent	-10% $-1,012	-5% $-942	+0% $-872	+5% $-803	+10% $-733
Rate	-1.0pp $-703	-0.5pp $-787	base $-872	+0.5pp $-960	+1.0pp $-1,048

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: $84,000
• Closing costs: $10,080
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
355 Horseshoe Dr Cambridge, MN	2.0	1.0	950	$1,495	$1.57	45d	1	0.78mi
656 Joes Lake Rd SE Cambridge, MN	3.0	2.0	1700	$2,200	$1.29	4d	1	1.26mi

Listing history 6 events

1. 2026-06-15
   status $336,000 Pending 4 DOM
2. 2026-06-13
   status $336,000 Active 4 DOM
3. 2026-06-09
   days on market $336,000 Coming Soon 4 DOM
4. 2026-06-08
   days on market $336,000 Coming Soon 3 DOM
5. 2026-06-07
   remarks 699-char remark
6. 2026-06-07
   listed $336,000 Coming Soon 2 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: $4,360 · $363/mo
• Projected year-2 tax: $4,360 · $363/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 ≥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: $21,158
• − Mortgage interest: −$18,821
• − Property taxes: −$4,360
• − Insurance: −$1,680
• − Repairs & maintenance: −$1,693
• − Management: −$1,693
• − Depreciation: −$9,775
• Taxable loss: −$16,863
• Est. tax savings @ 24.0%: +$4,047
• After-tax cash flow: $-6,422/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

+205.7% since first listed

12 events — show timeline

• 2026-06-05 Coming Soon $336,000 NORTHSTARMLS as Distributed by MLS Grid
• 2008-04-04 Sold (MLS) $110,000 NORTHSTARMLS as Distributed by MLS Grid
• 2008-03-06 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2007-09-17 Listed $117,000 NORTHSTARMLS as Distributed by MLS Grid
• 2007-07-13 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2007-03-08 Listed $177,000 NORTHSTARMLS as Distributed by MLS Grid
• 2005-07-11 Sold (Public Records) $205,000 Public Records
• 2003-02-01 Sold (Public Records) $146,552 Public Records
• 1998-07-30 Sold (Public Records) $107,000 Public Records
• 1998-07-30 Sold (MLS) $107,000 NORTHSTARMLS as Distributed by MLS Grid
• 1998-07-01 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 1998-03-23 Listed $109,900 NORTHSTARMLS as Distributed by MLS Grid

Property tax history

+6.0%/yr

Latest (2025): $4,360 · +30.8% YoY. Source: county tax records.