314 Central Dr W · Braham, MN 55006

$185,000

3 bd · 2.0 ba · 896 sqft · SingleFamily public records · 3 Days on market

Built 1890 0.37 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).

• Appreciation +10.0/10.0
• Cash flow +7.5/30.0
• ARV discount +7.5/15.0
• Schools +3.9/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.0/10.0
• DSCR +1.6/10.0

Listing remarks MLS

Charming older home recently remodeled due to fire. 2 Bedrooms up & Office Area w/closet. Master has Walk In Closet. Laundry conveniently located upstairs. Dining Room has alcove for a music area, reading nook or play space. Large detached garage on double deep lot. 24 hour notice for showings.

Key facts

• 0.37 acre lot
• 2 garage spots
• Built 1890

Property features AI

Exterior

• Parking: Gravel parking area; 2-car detached garage
• Utilities: City water (connected); City sewer (connected); Natural gas
• Home design: Residential property; One-and-one-half story; Main entry level on main floor
• Construction: Asphalt, pitched roof (over 8 years old); Partial basement
• Exterior features: Medium tree coverage; Porch; City street with paved frontage

Interior

• Kitchen: Dishwasher; Range; Refrigerator; Kitchen window
• Bedrooms: 2 bedrooms (one on the upper level; one described as 'Bedroom 2' on the upper level)
• Flooring: Hardwood floors
• Bathrooms: One full bathroom on the upper level; Half bathroom on the main floor
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Eat-in kitchen and a separate/formal dining room; Porch; Walk-in closet; Water softener (owned)
• Laundry & utility: Washer/dryer hookup; Second-floor laundry

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $185k.

Deal economics

• At list price, monthly cash flow is $-231 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $144k (22.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $130k (29.7% below list).
• Recommended offer: $130k (29.7% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 73/100 on livability (#255 in MN) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, employment D-.
• Braham Public School District (rural): math 39% / reading 52% proficiency, ranked #170 of 301 in MN (top 56%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Braham Elementary (math 45% / reading 55%, grade D+, #417 of 857 statewide, top 49%, 446 students, 55% FRL); Braham Area Secondary (math 32% / reading 47%, grade F, #246 of 471 statewide, top 59%, 344 students, 45% FRL) — zoned schools average 50% FRL vs 35% district-wide (15 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 34 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 191 units permitted in Isanti County in 2024 (28 in 5+ unit buildings).

Forward outlook

• In year one you build about $20k of equity ($1k loan paydown + $18k appreciation (10.0% local appreciation)).
• Isanti County population projected to shrink 9% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• By year 2, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 29y 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 $110k; list at $185k implies a 68% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1890 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $130,000 (29.7% 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 1890 — 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: 0.70% ✗
• Cap rate: 4.80%
• Cash-on-cash: -5.34%
• DSCR: 0.76
• GRM: 11.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 20.5%
• Equity multiple: 2.66×
• Total profit: $86,077
• Equity at exit: $166,663

10-year hold

• IRR: 18.7%
• Equity multiple: 6.12×
• Total profit: $265,045
• Equity at exit: $359,414

Cash invested: $51,800 (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 55006

• Home prices YoY: 13.6%
• Active inventory: 34
• Price-to-rent: 11.9×

Monthly cashflow live

• Estimated rent: $1,300 medium
• Mortgage (P&I): −$970
• Tax from tax record: −$210 /mo · $2,524/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$273
• Net cashflow: $-231

Break-even live

Break-even rent $1,592

Max offer price $144,268

Occupancy floor —

Sensitivity live

Price	-10% $-126	-5% $-178	+0% $-231	+5% $-283	+10% $-335
Rent	-10% $-333	-5% $-282	+0% $-231	+5% $-179	+10% $-128
Rate	-1.0pp $-137	-0.5pp $-184	base $-231	+0.5pp $-279	+1.0pp $-327

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
320 4th St SE Unit 2 Braham, MN	2.0	1.0	850	$1,300	$1.53	45d	1	0.42mi

Listing history 23 events

1. 2026-05-16
   status Pending 1210-char remark
2. 2026-05-14
   listed $185,000 Active 1210-char remark
3. 2026-05-12
   historical $185,000 1210-char remark
4. 2016-10-14
   soldstatus $110,000 Sold 302-char remark

   Show marketing remark (302 chars)

   Charming older home recently remodeled due to fire. 2 Bedrooms up & Office Area w/closet. Master has Walk In Closet. Laundry conveniently located upstairs. Dining Room has alcove for a music area, reading nook or play space. Large detached garage on double deep lot. 24 hour notice for showings.

5. 2016-10-14
   soldstatus $110,000

   Show marketing remark (302 chars)

   Charming older home recently remodeled due to fire. 2 Bedrooms up & Office Area w/closet. Master has Walk In Closet. Laundry conveniently located upstairs. Dining Room has alcove for a music area, reading nook or play space. Large detached garage on double deep lot. 24 hour notice for showings.

6. 2016-09-13
   status Pending 302-char remark

   Show marketing remark (302 chars)

   Charming older home recently remodeled due to fire. 2 Bedrooms up & Office Area w/closet. Master has Walk In Closet. Laundry conveniently located upstairs. Dining Room has alcove for a music area, reading nook or play space. Large detached garage on double deep lot. 24 hour notice for showings.

7. 2016-09-07
   historical Contingent - Inspection 302-char remark

   Show marketing remark (302 chars)

   Charming older home recently remodeled due to fire. 2 Bedrooms up & Office Area w/closet. Master has Walk In Closet. Laundry conveniently located upstairs. Dining Room has alcove for a music area, reading nook or play space. Large detached garage on double deep lot. 24 hour notice for showings.

8. 2016-08-03
   listed $110,000 Active 302-char remark

   Show marketing remark (302 chars)

   Charming older home recently remodeled due to fire. 2 Bedrooms up & Office Area w/closet. Master has Walk In Closet. Laundry conveniently located upstairs. Dining Room has alcove for a music area, reading nook or play space. Large detached garage on double deep lot. 24 hour notice for showings.

9. 2007-08-27
   soldstatus $47,500
10. 2007-08-23
    soldstatus $47,500

    Show marketing remark (217 chars)

    All info is approx and estimated. Agents & buyers to verify all. Agents please view agent remarks.The home is gutted with some work started, home had a fire and sold as is. Detached garage and home has no furnace.

11. 2007-07-26
    historical

    Show marketing remark (217 chars)

    All info is approx and estimated. Agents & buyers to verify all. Agents please view agent remarks.The home is gutted with some work started, home had a fire and sold as is. Detached garage and home has no furnace.

12. 2007-07-03
    listed $47,500

    Show marketing remark (217 chars)

    All info is approx and estimated. Agents & buyers to verify all. Agents please view agent remarks.The home is gutted with some work started, home had a fire and sold as is. Detached garage and home has no furnace.

13. 2005-05-27
    soldstatus $147,000
14. 2005-03-31
    soldstatus $147,000
15. 2005-03-17
    historical
16. 2004-10-17
    listed $139,900
17. 2004-06-01
    soldstatus $56,900
18. 2004-04-29
    soldstatus $56,900
19. 2004-04-05
    historical
20. 2004-04-02
    listed $62,900
21. 1998-07-27
    soldstatus $34,000
22. 1997-12-02
    historical
23. 1997-06-02
    listed $47,500

ⓘ 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: $2,524 · $210/mo
• Projected year-2 tax: $2,524 · $210/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 3/10 Moderate
• 🌡 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: $15,600
• − Mortgage interest: −$10,363
• − Property taxes: −$2,524
• − Insurance: −$925
• − Repairs & maintenance: −$1,248
• − Management: −$1,248
• − Depreciation: −$5,382
• Taxable loss: −$6,090
• Est. tax savings @ 24.0%: +$1,462
• After-tax cash flow: $-1,305/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: Braham Public School District
• NCES district ID: 2706060
• Math proficiency: 39% ▼ -21.00%
• Reading proficiency: 52% ▼ -8.00%
• Median HH income: $53,333
• Composite: 39.32/100
• National rank: #3987
• State rank: #170 of 301 in MN

Livability — Braham

• Score: 73/100
• State rank: #255
• US rank: #5567

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Braham, MN
• Population (ZIP): 3,655

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 (89%)
• Race & ethnicity: White 89% Two or more races 6% Hispanic / Latino 6%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Portuguese 12% Lithuanian 3% Romanian 2%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 2%

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: ▲ 44.01%
• Current HPI: 367.554
• 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

+289.5% since first listed

23 events — show timeline

• 2026-05-16 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2026-05-14 Listed $185,000 NORTHSTARMLS as Distributed by MLS Grid
• 2026-05-12 Coming Soon $185,000 NORTHSTARMLS as Distributed by MLS Grid
• 2016-10-14 Sold (Public Records) $110,000 Public Records
• 2016-10-14 Sold (MLS) $110,000 NORTHSTARMLS as Distributed by MLS Grid
• 2016-09-13 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2016-09-07 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2016-08-03 Listed $110,000 NORTHSTARMLS as Distributed by MLS Grid
• 2007-08-27 Sold (Public Records) $47,500 Public Records
• 2007-08-23 Sold (MLS) $47,500 NORTHSTARMLS as Distributed by MLS Grid
• 2007-07-26 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2007-07-03 Listed $47,500 NORTHSTARMLS as Distributed by MLS Grid
• 2005-05-27 Sold (Public Records) $147,000 Public Records
• 2005-03-31 Sold (MLS) $147,000 NORTHSTARMLS as Distributed by MLS Grid
• 2005-03-17 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2004-10-17 Listed $139,900 NORTHSTARMLS as Distributed by MLS Grid
• 2004-06-01 Sold (Public Records) $56,900 Public Records
• 2004-04-29 Sold (MLS) $56,900 NORTHSTARMLS as Distributed by MLS Grid
• 2004-04-05 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2004-04-02 Listed $62,900 NORTHSTARMLS as Distributed by MLS Grid
• 1998-07-27 Sold (Public Records) $34,000 Public Records
• 1997-12-02 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 1997-06-02 Listed $47,500 NORTHSTARMLS as Distributed by MLS Grid

Property tax history

+6.8%/yr

Latest (2025): $2,524 · -7.0% YoY. Source: county tax records.