13319 279th Ave NW · Zimmerman, MN 55398

$335,000

3 bd · 2.0 ba · 1,104 sqft · SingleFamily public records · 62 Days on market

Built 1975 0.34 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 +7.4/30.0
• Schools +4.1/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.5/10.0
• 1% rule +0.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great opportunity to build equity! Convenient location within minutes of both Princeton and Zimmerman, wildlife refuge and close to several lakes. 3 bedrooms and laundry room all on the upper level, large living room, vaulted ceiling, screened porch, wooded backyard and deck. New septic in 2021, newer A/C, roof will be replaced within the next couple of weeks and natural gas has been brought to the home, just needs to be connected. Hard to find at this price point - it won't last long.

Key facts

• New furnace
• New siding
• Updated bathrooms

Tags

• FULLY RENOVATED PROPERTY
• UPDATED KITCHENS
• UPDATED BATHROOMS
• NEW SIDING
• NEW WINDOWS
• NEW FURNACE

Property features AI

Exterior

• Parking: Gravel parking
• Utilities: Well water; Septic system (compliant); Natural gas
• Home design: Residential property; Split entry (bi-level) design; Entry level/main finished area on main level
• Construction: Block foundation; Foundation area about 1,000
• Exterior features: Vinyl exterior; Lot approximately 0.34 acres (121 x 121)

Interior

• Bedrooms: 6 bedrooms (some on upper level and some on lower level; specific room levels include Upper and Lower)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Baseboard heating; Forced air heating; Central air conditioning
• Interior features: Finished full basement; Recreation room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $335k.

Deal economics

• At list price, monthly cash flow is $-439 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $257k (23.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $198k (40.9% below list).
• Recommended offer: $198k (40.9% below list) — sets the bar for 1% rule.
• Cap rate 4.7% 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.
• 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: 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 $10k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 62 days — a 6% lower offer ($315k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 5y 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 $175k; list at $335k implies a 91% 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 $198,018 (40.9% 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. It's been on market 62 days. Have you received any prior offers? Is the seller open to a 41% concession, seller financing, or rate buy-down credit?
3. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.59% ✗
• Cap rate: 4.72%
• Cash-on-cash: -5.61%
• DSCR: 0.75
• GRM: 14.1

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: -26.0%
• Equity multiple: 0.12×
• Total profit: $-82,397
• Equity at exit: $49,950

10-year hold

• IRR: -22.9%
• Equity multiple: -0.16×
• Total profit: $-108,398
• Equity at exit: $28,965

Cash invested: $93,800 (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: 14.1×

Monthly cashflow live

• Estimated rent: $1,980 medium
• Mortgage (P&I): −$1,757
• Tax from tax record: −$107 /mo · $1,282/yr
• Insurance: −$140
• HOA: −$0
• Vacancy / Maint / Mgmt: −$416
• Net cashflow: $-439

Break-even live

Break-even rent $2,536

Max offer price $257,475

Occupancy floor —

Sensitivity live

Price	-10% $-249	-5% $-344	+0% $-439	+5% $-534	+10% $-628
Rent	-10% $-595	-5% $-517	+0% $-439	+5% $-361	+10% $-282
Rate	-1.0pp $-270	-0.5pp $-354	base $-439	+0.5pp $-526	+1.0pp $-614

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: $83,750
• Closing costs: $10,050
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-05-07
   status Pending
2. 2026-04-20
   historical Contingent - Inspection
3. 2026-03-06
   listed $335,000 Active
4. 2025-06-24
   soldstatus $175,000
5. 2025-06-19
   soldstatus $175,000 Sold 490-char remark

   Show marketing remark (490 chars)

   Great opportunity to build equity! Convenient location within minutes of both Princeton and Zimmerman, wildlife refuge and close to several lakes. 3 bedrooms and laundry room all on the upper level, large living room, vaulted ceiling, screened porch, wooded backyard and deck. New septic in 2021, newer A/C, roof will be replaced within the next couple of weeks and natural gas has been brought to the home, just needs to be connected. Hard to find at this price point - it won't last long.

6. 2025-05-13
   status Pending 490-char remark

   Show marketing remark (490 chars)

   Great opportunity to build equity! Convenient location within minutes of both Princeton and Zimmerman, wildlife refuge and close to several lakes. 3 bedrooms and laundry room all on the upper level, large living room, vaulted ceiling, screened porch, wooded backyard and deck. New septic in 2021, newer A/C, roof will be replaced within the next couple of weeks and natural gas has been brought to the home, just needs to be connected. Hard to find at this price point - it won't last long.

7. 2025-05-07
   listed $169,900 Active 490-char remark

   Show marketing remark (490 chars)

   Great opportunity to build equity! Convenient location within minutes of both Princeton and Zimmerman, wildlife refuge and close to several lakes. 3 bedrooms and laundry room all on the upper level, large living room, vaulted ceiling, screened porch, wooded backyard and deck. New septic in 2021, newer A/C, roof will be replaced within the next couple of weeks and natural gas has been brought to the home, just needs to be connected. Hard to find at this price point - it won't last long.

8. 2025-05-05
   historical $169,900 490-char remark

   Show marketing remark (490 chars)

   Great opportunity to build equity! Convenient location within minutes of both Princeton and Zimmerman, wildlife refuge and close to several lakes. 3 bedrooms and laundry room all on the upper level, large living room, vaulted ceiling, screened porch, wooded backyard and deck. New septic in 2021, newer A/C, roof will be replaced within the next couple of weeks and natural gas has been brought to the home, just needs to be connected. Hard to find at this price point - it won't last long.

9. 2021-07-28
   historical
10. 2021-07-02
    historical Contingent - Inspection
11. 2021-06-24
    listed $149,777 Active

ⓘ 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: $1,282 · $107/mo
• Projected year-2 tax: $2,517 · $210/mo
• Expected delta: +$1,235/yr (+$103/mo · 96.3%)

ⓘ 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: $23,762
• − Mortgage interest: −$18,765
• − Property taxes: −$1,282
• − Insurance: −$1,675
• − Repairs & maintenance: −$1,901
• − Management: −$1,901
• − Depreciation: −$9,745
• Taxable loss: −$11,507
• Est. tax savings @ 24.0%: +$2,762
• After-tax cash flow: $-2,504/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 — 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

+123.7% since first listed

11 events — show timeline

• 2026-05-07 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2026-04-20 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2026-03-06 Listed $335,000 NORTHSTARMLS as Distributed by MLS Grid
• 2025-06-24 Sold (Public Records) $175,000 Public Records
• 2025-06-19 Sold (MLS) $175,000 NORTHSTARMLS as Distributed by MLS Grid
• 2025-05-13 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2025-05-07 Listed $169,900 NORTHSTARMLS as Distributed by MLS Grid
• 2025-05-05 Coming Soon $169,900 NORTHSTARMLS as Distributed by MLS Grid
• 2021-07-28 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2021-07-02 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2021-06-24 Listed $149,777 NORTHSTARMLS as Distributed by MLS Grid

Property tax history

+5.5%/yr

Latest (2025): $1,282 · -4.3% YoY. Source: county tax records.