820 Ashland St S · Cambridge, MN 55008

$269,900

4 bd · 2.0 ba · 966 sqft · SingleFamily public records · 26 Days on market

Built 1936 9,060 sqft 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).

• Cash flow +9.3/30.0
• ARV discount +7.5/15.0
• Schools +4.5/10.0
• Livability +3.8/5.0
• DSCR +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome home to this beautifully maintained 4 bedroom, 2 bathroom property that has been lovingly cared for by the same owner since 1983. From the moment you arrive, you’ll notice the mature trees, inviting curb appeal, and peaceful setting that make this property feel warm and welcoming. Step inside to an open and spacious upper level filled with natural light and character. The living room features beautiful wood accent walls and vaulted ceilings that create a cozy yet airy atmosphere perfect for relaxing or entertaining. The dining area flows seamlessly into the living space and offers hardwood floors along with plenty of room for gathering with family and friends. The kitchen is f

Key facts

• 9,060 sq ft lot
• Built 1936
• Listed 25 days

Property features AI

Exterior

• Parking: Open parking with gravel and concrete surfaces
• Utilities: City water (connected); City sewer (connected); Natural gas; Electric service by East Central Energy
• Home design: Residential split-entry (bi-level) home; Block foundation; Covered front and rear porches; screened porch
• Construction: Roof replaced within last 8 years; Block foundation; Stucco construction
• Exterior features: Covered front and rear porches; Screened porch; Patio; Stucco exterior; Storage shed; Light tree coverage; City street frontage

Interior

• Kitchen: Range; Refrigerator; Dishwasher; Exhaust fan; Kitchen window
• Bedrooms: 4 bedrooms (3 on one level; some bedrooms located on lower and upper levels); Upper-level bedroom 11x9; Upper-level dining room 12x11; Upper-level kitchen 14x11; Upper-level living room 16x13; Upper-level screened porch 12x10; Lower-level bedrooms including 17x11, 12x11, and 13x7
• Flooring: Hardwood floors; Tile floors
• Bathrooms: 1 full bathroom; 1 half bathroom on main floor; Bathroom features include separate tub and shower, and walk-in shower stall
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Ceiling fans; Hardwood floors; Tile floors; Kitchen window; Informal dining room; Main floor primary bedroom; Finished daylight/walkout basement; Storage space
• Laundry & utility: Washer and dryer; Laundry closet on lower level; Gas water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $270k.

Deal economics

• At list price, monthly cash flow is $-197 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $235k (12.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $192k (29.0% below list).
• Recommended offer: $192k (29.0% below list) — sets the bar for 1% rule.
• Cap rate 5.4% vs local median 2.9% in Cambridge — 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 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; 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 $8k 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

• It's been on market 26 days — a 2% lower offer ($266k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $12k; list at $270k implies a 2059% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1936 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $191,622 (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. Built in 1936 — 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: 0.71% ✗
• Cap rate: 5.42%
• Cash-on-cash: -3.13%
• DSCR: 0.86
• GRM: 11.7

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: -21.6%
• Equity multiple: 0.25×
• Total profit: $-56,371
• Equity at exit: $40,243

10-year hold

• IRR: -15.3%
• Equity multiple: 0.13×
• Total profit: $-65,540
• Equity at exit: $23,336

Cash invested: $75,572 (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: 11.7×

Monthly cashflow live

• Estimated rent: $1,916 medium
• Mortgage (P&I): −$1,415
• Tax from tax record: −$183 /mo · $2,200/yr
• Insurance: −$112
• HOA: −$0
• Vacancy / Maint / Mgmt: −$402
• Net cashflow: $-197

Break-even live

Break-even rent $2,166

Max offer price $235,035

Occupancy floor —

Sensitivity live

Price	-10% $-45	-5% $-121	+0% $-197	+5% $-274	+10% $-350
Rent	-10% $-349	-5% $-273	+0% $-197	+5% $-122	+10% $-46
Rate	-1.0pp $-61	-0.5pp $-129	base $-197	+0.5pp $-267	+1.0pp $-338

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: $67,475
• Closing costs: $8,097
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-21
   days on market $269,900 Active 26 DOM
2. 2026-06-18
   days on market $269,900 Active 23 DOM
3. 2026-06-17
   days on market $269,900 Active 22 DOM
4. 2026-06-16
   days on market $269,900 Active 21 DOM
5. 2026-06-15
   days on market $269,900 Active 20 DOM
6. 2026-06-13
   days on market $269,900 Active 18 DOM
7. 2026-06-09
   days on market $269,900 Active 14 DOM
8. 2026-06-08
   days on market $269,900 Active 13 DOM
9. 2026-06-07
   days on market $269,900 Active 12 DOM
10. 2026-06-04
    days on market $269,900 Active 9 DOM
11. 2026-06-03
    days on market $269,900 Active 8 DOM
12. 2026-06-02
    days on market $269,900 Active 7 DOM
13. 2026-06-01
    days on market $269,900 Active 6 DOM
14. 2026-05-31
    days on market $269,900 Active 5 DOM
15. 2026-05-22
    historical $269,900
16. 1983-07-06
    soldstatus $12,500

ⓘ 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: $2,200 · $183/mo
• Projected year-2 tax: $2,611 · $218/mo
• Expected delta: +$411/yr (+$34/mo · 18.7%)

ⓘ 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 ≥98°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: $22,995
• − Mortgage interest: −$15,119
• − Property taxes: −$2,200
• − Insurance: −$1,350
• − Repairs & maintenance: −$1,840
• − Management: −$1,840
• − Depreciation: −$7,852
• Taxable loss: −$7,204
• Est. tax savings @ 24.0%: +$1,729
• After-tax cash flow: $-639/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

+2059.2% since first listed

3 events — show timeline

• 2026-05-27 Listed $269,900 NORTHSTARMLS as Distributed by MLS Grid
• 2026-05-22 Coming Soon $269,900 NORTHSTARMLS as Distributed by MLS Grid
• 1983-07-06 Sold (Public Records) $12,500 Public Records

Property tax history

+3.5%/yr

Latest (2025): $2,200 · -8.3% YoY. Source: county tax records.