140 Davis St S · Cambridge, MN 55008

$225,000

3 bd · 2.0 ba · 974 sqft · SingleFamily public records · 53 Days on market

Built 1910 0.26 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 +5.7/30.0
• Schools +4.5/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +0.5/10.0
• DSCR +0.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Newly renovated unit in this up/down duplex in Cambridge featuring two 2 bed, 1 bath units. Each unit offers a functional layout, bright living spaces, and separate entrances for added privacy. Ideal for owner-occupants or investors seeking rental income. Convenient location near local amenities, shopping, and major roadways. Upper unit went under a full renovation: Flooring, Walls, Bathroom, Kitchen, Bedrooms.

Key facts

• Bright living spaces
• Full renovation
• Newly renovated unit

Tags

• NEWLY RENOVATED UNIT
• FUNCTIONAL LAYOUT
• BRIGHT LIVING SPACES
• SEPARATE ENTRANCES
• CONVENIENT LOCATION
• FULL RENOVATION

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $-456 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $145k (35.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $123k (45.2% below list).
• Recommended offer: $123k (45.2% below list) — sets the bar for 1% rule.
• Cap rate 3.9% vs local median 3.0% in Cambridge — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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.
• Market conditions: 193 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $7k 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 53 days — a 3% lower offer ($218k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 27y 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 $180k; 25% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $123,353 (45.2% 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 53 days. Have you received any prior offers? Is the seller open to a 45% concession, seller financing, or rate buy-down credit?
3. Built in 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 0.55% ✗
• Cap rate: 3.86%
• Cash-on-cash: -8.68%
• DSCR: 0.61
• GRM: 15.2

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: -31.7%
• Equity multiple: -0.04×
• Total profit: $-65,530
• Equity at exit: $33,548

10-year hold

• IRR: -36.1%
• Equity multiple: -0.50×
• Total profit: $-94,657
• Equity at exit: $19,454

Cash invested: $63,000 (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 55008

• Home prices YoY: -8.9%
• Active inventory: 193
• Price-to-rent: 15.2×

Monthly cashflow live

• Estimated rent: $1,234 medium
• Mortgage (P&I): −$1,180
• Tax from tax record: −$156 /mo · $1,876/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$259
• Net cashflow: $-456

Break-even live

Break-even rent $1,810

Max offer price $144,531

Occupancy floor —

Sensitivity live

Price	-10% $-328	-5% $-392	+0% $-456	+5% $-519	+10% $-583
Rent	-10% $-553	-5% $-504	+0% $-456	+5% $-407	+10% $-358
Rate	-1.0pp $-342	-0.5pp $-398	base $-456	+0.5pp $-514	+1.0pp $-573

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
120 Main St S #2 Cambridge, MN	2.0	1.0	900	$1,100	$1.22	25d	1	0.33mi
117 Birch St N Unit 2 Cambridge, MN	2.0	1.0	850	$1,150	$1.35	15d	1	0.49mi
141 Birch St N Cambridge, MN	2.0	1.0	900	$1,395	$1.55	25d	1	0.50mi
355 Horseshoe Dr Cambridge, MN	2.0	1.0	950	$1,495	$1.57	44d	1	1.15mi

Listing history 27 events

1. 2026-06-02
   status $225,000 Pending 53 DOM
2. 2026-06-01
   days on market $225,000 Contingent - Inspection 53 DOM
3. 2026-05-31
   days on market $225,000 Contingent - Inspection 52 DOM
4. 2026-05-07
   historical Contingent - Inspection 414-char remark

   Show marketing remark (414 chars)

   Newly renovated unit in this up/down duplex in Cambridge featuring two 2 bed, 1 bath units. Each unit offers a functional layout, bright living spaces, and separate entrances for added privacy. Ideal for owner-occupants or investors seeking rental income. Convenient location near local amenities, shopping, and major roadways. Upper unit went under a full renovation: Flooring, Walls, Bathroom, Kitchen, Bedrooms.

5. 2026-04-09
   listed $225,000 Active 414-char remark

   Show marketing remark (414 chars)

   Newly renovated unit in this up/down duplex in Cambridge featuring two 2 bed, 1 bath units. Each unit offers a functional layout, bright living spaces, and separate entrances for added privacy. Ideal for owner-occupants or investors seeking rental income. Convenient location near local amenities, shopping, and major roadways. Upper unit went under a full renovation: Flooring, Walls, Bathroom, Kitchen, Bedrooms.

6. 2022-02-16
   soldstatus $180,000
7. 2016-09-21
   soldstatus $74,500 Sold 167-char remark

   Show marketing remark (167 chars)

   Duplex just off of Hwy 95 in Cambridge. Currently vacant, but reasonably priced for an investment or to live in one apt. and help pay for it by renting the other one.

8. 2016-09-21
   soldstatus $74,500

   Show marketing remark (167 chars)

   Duplex just off of Hwy 95 in Cambridge. Currently vacant, but reasonably priced for an investment or to live in one apt. and help pay for it by renting the other one.

9. 2016-09-09
   status Pending 167-char remark

   Show marketing remark (167 chars)

   Duplex just off of Hwy 95 in Cambridge. Currently vacant, but reasonably priced for an investment or to live in one apt. and help pay for it by renting the other one.

10. 2016-08-06
    status Active 167-char remark

    Show marketing remark (167 chars)

    Duplex just off of Hwy 95 in Cambridge. Currently vacant, but reasonably priced for an investment or to live in one apt. and help pay for it by renting the other one.

11. 2016-07-22
    status Pending 167-char remark

    Show marketing remark (167 chars)

    Duplex just off of Hwy 95 in Cambridge. Currently vacant, but reasonably priced for an investment or to live in one apt. and help pay for it by renting the other one.

12. 2016-05-09
    price $89,900 167-char remark

    Show marketing remark (167 chars)

    Duplex just off of Hwy 95 in Cambridge. Currently vacant, but reasonably priced for an investment or to live in one apt. and help pay for it by renting the other one.

13. 2016-05-09
    listed $87,900 Active 167-char remark

    Show marketing remark (167 chars)

    Duplex just off of Hwy 95 in Cambridge. Currently vacant, but reasonably priced for an investment or to live in one apt. and help pay for it by renting the other one.

14. 2012-03-03
    historical
15. 2011-09-13
    listed $79,900
16. 2002-07-11
    soldstatus $100,000
17. 2002-07-11
    soldstatus $100,000
18. 2002-05-17
    historical
19. 2002-05-06
    listed $109,500
20. 2001-06-21
    soldstatus $93,600
21. 2001-06-21
    soldstatus $93,600
22. 2001-06-20
    historical
23. 2001-05-18
    historical
24. 2001-05-15
    listed $89,900
25. 2001-05-15
    listed $89,900
26. 1999-12-09
    historical
27. 1999-11-22
    listed $75,000

ⓘ 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: $1,876 · $156/mo
• Projected year-2 tax: $2,198 · $183/mo
• Expected delta: +$322/yr (+$27/mo · 17.2%)

ⓘ 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 1/10 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: $14,802
• − Mortgage interest: −$12,603
• − Property taxes: −$1,876
• − Insurance: −$1,125
• − Repairs & maintenance: −$1,184
• − Management: −$1,184
• − Depreciation: −$6,545
• Taxable loss: −$9,716
• Est. tax savings @ 24.0%: +$2,332
• After-tax cash flow: $-3,134/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

+200.0% since first listed

24 events — show timeline

• 2026-05-07 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2026-04-09 Listed $225,000 NORTHSTARMLS as Distributed by MLS Grid
• 2022-02-16 Sold (Public Records) $180,000 Public Records
• 2016-09-21 Sold (Public Records) $74,500 Public Records
• 2016-09-21 Sold (MLS) $74,500 NORTHSTARMLS as Distributed by MLS Grid
• 2016-09-09 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2016-08-06 Relisted — NORTHSTARMLS as Distributed by MLS Grid
• 2016-07-22 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2016-05-09 Price Changed $89,900 NORTHSTARMLS as Distributed by MLS Grid
• 2016-05-09 Listed $87,900 NORTHSTARMLS as Distributed by MLS Grid
• 2012-03-03 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2011-09-13 Listed $79,900 NORTHSTARMLS as Distributed by MLS Grid
• 2002-07-11 Sold (Public Records) $100,000 Public Records
• 2002-07-11 Sold (MLS) $100,000 NORTHSTARMLS as Distributed by MLS Grid
• 2002-05-17 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2002-05-06 Listed $109,500 NORTHSTARMLS as Distributed by MLS Grid
• 2001-06-21 Sold (Public Records) $93,600 Public Records
• 2001-06-21 Sold (MLS) $93,600 NORTHSTARMLS as Distributed by MLS Grid
• 2001-06-20 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2001-05-18 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2001-05-15 Listed $89,900 NORTHSTARMLS as Distributed by MLS Grid
• 2001-05-15 Listed $89,900 NORTHSTARMLS as Distributed by MLS Grid
• 1999-12-09 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 1999-11-22 Listed $75,000 NORTHSTARMLS as Distributed by MLS Grid

Property tax history

+1.3%/yr

Latest (2025): $1,876 · -28.0% YoY. Source: county tax records.