26430 146th St NW · Zimmerman, MN 55398

$175,000

3 bd · 2.0 ba · 912 sqft · SingleFamily public records · 4 Days on market

Built 1965 0.57 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 +22.7/30.0
• ARV discount +7.5/15.0
• DSCR +7.3/10.0
• 1% rule +5.7/10.0
• Schools +5.2/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Reasonably priced home Attached porch was one car garage, can be converted back. With a little TLC this property has lots of potential. New well pump 10/13, Both bathrooms updated. Newer roof, electric panel and septic.

Key facts

• Walkout basement
• Wooded lot
• Private backyard

Tags

• WOODED LOT
• PRIVATE BACKYARD
• 3 SEASON PORCH
• WALKOUT BASEMENT
• DETACHED GARAGE

Property features AI

Exterior

• Parking: Concrete driveway; 2-car garage with garage door opener
• Utilities: Private well water; Septic system (compliant); 200+ amp electrical service; Natural gas
• Home design: Residential property; One level; Walkout basement
• Construction: Block construction; Block foundation; Asphalt pitched roof (over 8 years old)
• Exterior features: Heavy tree coverage; Wood exterior; Enclosed patio/porch

Interior

• Kitchen: Kitchen with window
• Bedrooms: 3 bedrooms on the main level
• Flooring: Hardwood floors
• Bathrooms: 1 full bath on the main floor; 1 half bath in the basement
• Heating & cooling: Forced air heating; Heat pump (heating and cooling); Central air
• Interior features: Main floor primary bedroom; 3 bedrooms on one level; Enclosed porch; Hardwood floors; Kitchen window
• Laundry & utility: Washer and dryer hookups; Gas dryer hookup; Laundry room in basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $300 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $175k).
• Cap rate 8.4% 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.
• 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 $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 13y 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 $80k; list at $175k implies a 119% 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 $175,000

Questions for the listing agent

1. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.07% ✓
• Cap rate: 8.35%
• Cash-on-cash: 7.36%
• DSCR: 1.33
• GRM: 7.8

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: -5.0%
• Equity multiple: 0.81×
• Total profit: $-9,221
• Equity at exit: $26,093

10-year hold

• IRR: 4.6%
• Equity multiple: 1.34×
• Total profit: $16,631
• Equity at exit: $15,131

Cash invested: $49,000 (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: 7.8×

Monthly cashflow live

• Estimated rent: $1,868 medium
• Mortgage (P&I): −$918
• Tax from tax record: −$185 /mo · $2,218/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$392
• Net cashflow: $300

Break-even live

Break-even rent $1,488

Max offer price $175,000

Occupancy floor 79%

Sensitivity live

Price	-10% $399	-5% $350	+0% $300	+5% $251	+10% $201
Rent	-10% $153	-5% $227	+0% $300	+5% $374	+10% $448
Rate	-1.0pp $388	-0.5pp $345	base $300	+0.5pp $255	+1.0pp $209

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-06-15
   status $175,000 Pending 4 DOM
2. 2026-06-15
   days on market $175,000 Active 4 DOM
3. 2026-06-13
   days on market $175,000 Active 2 DOM
4. 2026-06-13
   remarks 324-char remark
5. 2026-06-13
   listed $175,000 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: $2,218 · $185/mo
• Projected year-2 tax: $2,218 · $185/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 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 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,417
• − Mortgage interest: −$9,803
• − Property taxes: −$2,218
• − Insurance: −$875
• − Repairs & maintenance: −$1,793
• − Management: −$1,793
• − Depreciation: −$5,091
• Taxable income: $844
• Est. tax owed @ 24.0%: −$203
• After-tax cash flow: $3,402/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

+105.9% since first listed

7 events — show timeline

• 2026-06-11 Listed $175,000 NORTHSTARMLS as Distributed by MLS Grid
• 2014-01-03 Sold (Public Records) $79,900 Public Records
• 2013-12-20 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2013-12-18 Sold (MLS) $79,500 NORTHSTARMLS as Distributed by MLS Grid
• 2013-11-20 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2013-11-12 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2013-11-07 Listed $85,000 NORTHSTARMLS as Distributed by MLS Grid

Property tax history

+5.4%/yr

Latest (2025): $2,218 · +5.2% YoY. Source: county tax records.