5732 25th St · Princeton, MN 55371

$230,000

3 bd · 2.0 ba · 1,900 sqft · SingleFamily · 11 Days on market

Built 1996 2.25 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 +14.0/30.0
• ARV discount +7.5/15.0
• DSCR +4.2/10.0
• Schools +4.1/10.0
• Livability +3.4/5.0
• 1% rule +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

2.25 acres. Lots of trees surrounding property. 3BR 2 BA. Living room & Family room w/ gas fplc, separated by French doors. Open floor plan. Kitchen has skylight for natural light. Built-ins throughout. Septic is compliant

Key facts

• 2.25 acre lot
• 2 garage spots
• Built 1996

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $230k.

Deal economics

• At list price, monthly cash flow is $27 ($330/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 $191k (16.8% below list).
• Recommended offer: $191k (16.8% below list) — sets the bar for 1% rule.
• Cap rate 6.4% vs local median 2.7% in Princeton — 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 68/100 on livability (#404 in MN) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: health & safety D+, employment D, amenities F.
• Princeton Public School District (town): math 41% / reading 53% proficiency, ranked #141 of 301 in MN (top 47%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Princeton Intermediate School (math 46% / reading 48%, grade D-, #492 of 857 statewide, top 61%, 746 students, 41% FRL); Princeton Middle School (math 36% / reading 55%, grade D+, #106 of 258 statewide, top 43%, 732 students, 38% FRL); Princeton High School (math 47% / reading 62%, grade C-, #87 of 471 statewide, top 22%, 979 students, 33% FRL) — zoned schools average 37% FRL vs 22% district-wide (15 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 118 active listings in the ZIP; solid renter incomes; 163 units permitted in Mille Lacs County in 2024 (66 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.
• Mille Lacs County population projected at -22% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 18y 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 $61k; list at $230k implies a 277% gain — meaningful room to come down on a strong offer.

Recommended offer $191,260 (16.8% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. Schools are B-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?
3. 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?
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: 0.83% ✗
• Cap rate: 6.44%
• Cash-on-cash: 0.51%
• DSCR: 1.02
• GRM: 10.0

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: -15.5%
• Equity multiple: 0.45×
• Total profit: $-35,556
• Equity at exit: $34,294

10-year hold

• IRR: -7.0%
• Equity multiple: 0.55×
• Total profit: $-28,856
• Equity at exit: $19,886

Cash invested: $64,400 (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 55371

• Home prices YoY: -5.4%
• Active inventory: 118
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $1,913 medium
• Mortgage (P&I): −$1,206
• Tax from tax record: −$182 /mo · $2,178/yr
• Insurance: −$96
• HOA: −$0
• Vacancy / Maint / Mgmt: −$402
• Net cashflow: $27

Break-even live

Break-even rent $1,878

Max offer price $230,000

Occupancy floor 94%

Sensitivity live

Price	-10% $158	-5% $93	+0% $27	+5% $-38	+10% $-103
Rent	-10% $-124	-5% $-48	+0% $27	+5% $103	+10% $179
Rate	-1.0pp $143	-0.5pp $86	base $27	+0.5pp $-32	+1.0pp $-93

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: $57,500
• Closing costs: $6,900
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2025-11-21
   status Pending
2. 2025-11-10
   historical Contingent - Inspection
3. 2025-11-10
   listed $230,000 Active
4. 2012-07-10
   soldstatus $61,000 226-char remark

   Show marketing remark (226 chars)

   2.25 acres. Lots of trees surrounding property. 3BR 2 BA. Living room & Family room w/ gas fplc, separated by French doors. Open floor plan. Kitchen has skylight for natural light. Built-ins throughout. Septic is compliant

5. 2012-06-21
   historical 226-char remark

   Show marketing remark (226 chars)

   2.25 acres. Lots of trees surrounding property. 3BR 2 BA. Living room & Family room w/ gas fplc, separated by French doors. Open floor plan. Kitchen has skylight for natural light. Built-ins throughout. Septic is compliant

6. 2012-04-13
   listed $56,000 226-char remark

   Show marketing remark (226 chars)

   2.25 acres. Lots of trees surrounding property. 3BR 2 BA. Living room & Family room w/ gas fplc, separated by French doors. Open floor plan. Kitchen has skylight for natural light. Built-ins throughout. Septic is compliant

7. 2011-09-19
   historical
8. 2011-05-09
   listed $91,200
9. 2009-02-16
   historical
10. 2008-08-16
    listed $165,000

ⓘ 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: $2,178 · $182/mo
• Projected year-2 tax: $2,377 · $198/mo
• Expected delta: +$199/yr (+$17/mo · 9.1%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥97°F today · 13 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,951
• − Mortgage interest: −$12,884
• − Property taxes: −$2,178
• − Insurance: −$1,150
• − Repairs & maintenance: −$1,836
• − Management: −$1,836
• − Depreciation: −$6,691
• Taxable loss: −$3,623
• Est. tax savings @ 24.0%: +$870
• After-tax cash flow: $1,199/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: Princeton Public School District
• NCES district ID: 2730030
• Math proficiency: 41% ▼ -19.00%
• Reading proficiency: 53% ▼ -11.00%
• Median HH income: $61,277
• Composite: 41.33/100
• National rank: #3504
• State rank: #141 of 301 in MN

Livability — Princeton

• Score: 68/100
• State rank: #404
• US rank: #9444

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Sherburne County · 120,363 people
• City population: 18,103
• Metro: Minneapolis-St. Paul-Bloomington, MN-WI
• Population (ZIP): 18,103
• Household income: $93,824
• Rent vs Own: 15.1% rent · 84.9% own
• Severe rent burden: 273.0

Population outlook (Mille Lacs County) Hauer SSP2

• Today (2025): 24,811 people
• By 2030: 23,960 · -3.4%
• By 2040: 21,835 · -12.0%
• By 2050: 19,376 · -21.9%
• By 2075: 14,838 · -40.2%
• By 2100: 11,957 · -51.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 5% Hispanic / Latino 2%
• Common ancestry: Portuguese 12% Romanian 3% Lithuanian 3%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 3%

Political lean MEDSL · Mille Lacs

• 2024 margin: Solid R (+40.9) · D 28.9% · R 69.7% · Other 1.4%
• 2008→2024 swing: -33.6pp toward R · 2008: -7.2pp · 2024: -40.9pp
• All cycles: 2024: R+40.9 2020: R+37.8 2016: R+35.8 2012: R+8.6 2008: R+7.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -19.20%
• Current HPI: 336.1604
• 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

+39.4% since first listed

10 events — show timeline

• 2025-11-21 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2025-11-10 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2025-11-10 Listed $230,000 NORTHSTARMLS as Distributed by MLS Grid
• 2012-07-10 Sold (MLS) $61,000 NORTHSTARMLS as Distributed by MLS Grid
• 2012-06-21 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2012-04-13 Listed $56,000 NORTHSTARMLS as Distributed by MLS Grid
• 2011-09-19 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2011-05-09 Listed $91,200 NORTHSTARMLS as Distributed by MLS Grid
• 2009-02-16 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2008-08-16 Listed $165,000 NORTHSTARMLS as Distributed by MLS Grid

Property tax history

+2.4%/yr

Latest (2026): $2,178 · +2.1% YoY. Source: county tax records.