46645 Acacia Trl · Stanchfield, MN 55080

$419,000

3 bd · 1.0 ba · 1,966 sqft · SingleFamily public records · 59 Days on market

Built 1999 6.28 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 +20.7/30.0
• ARV discount +7.5/15.0
• DSCR +6.6/10.0
• 1% rule +5.0/10.0
• Schools +4.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Livability +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

6+ acres, 4 miles from the boat landing on Rush Lake, walking path through your wooded back acreage, and the peaceful mornings, and still an easy commute with access to the conveniences...just take a deep breath and imagine it because that will be your life when you call this gorgeous house your home! Move-in ready, spacious kitchen, walk-out lower level, private bath off master bedroom and a huge outbuilding is waiting just for you! Definitely a must see!!

Key facts

• 6.28 acre lot
• 3 garage spots
• Built 1999

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $419k.

Deal economics

• At list price, monthly cash flow is $570 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $419k).
• Recommended offer: $406k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 47/100 on livability (#891 in MN) — a working-class tenant base; expect higher turnover. Strengths: crime A, cost of living A; Watch: schools D+, 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: 31 active listings in the ZIP; 362 units permitted in Chisago County in 2024 (121 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $13k of value loss. Plan a longer hold.
• Chisago County population projected at -11% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 59 days — a 3% lower offer ($406k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 21y ago; this cycle's ask has dropped $26k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $406,430 (3.0% below list)

Questions for the listing agent

1. It's been on market 59 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.00% ✓
• Cap rate: 7.93%
• Cash-on-cash: 5.83%
• DSCR: 1.26
• GRM: 8.3

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: -7.3%
• Equity multiple: 0.73×
• Total profit: $-31,601
• Equity at exit: $62,474

10-year hold

• IRR: 2.3%
• Equity multiple: 1.16×
• Total profit: $19,136
• Equity at exit: $36,227

Cash invested: $117,320 (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 55080

• Home prices YoY: -5.9%
• Active inventory: 31
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $4,197 medium
• Mortgage (P&I): −$2,197
• Tax from tax record: −$374 /mo · $4,482/yr
• Insurance: −$175
• HOA: −$0
• Vacancy / Maint / Mgmt: −$881
• Net cashflow: $570

Break-even live

Break-even rent $3,475

Max offer price $419,000

Occupancy floor 81%

Sensitivity live

Price	-10% $807	-5% $689	+0% $570	+5% $452	+10% $333
Rent	-10% $239	-5% $405	+0% $570	+5% $736	+10% $902
Rate	-1.0pp $781	-0.5pp $677	base $570	+0.5pp $462	+1.0pp $351

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: $104,750
• Closing costs: $12,570
• Reserves months: —
• Total cash needed: —

Listing history 50 events

1. 2026-06-21
   days on market $419,000 Active 59 DOM
2. 2026-06-18
   days on market $419,000 Active 56 DOM
3. 2026-06-17
   days on market $419,000 Active 55 DOM
4. 2026-06-16
   days on market $419,000 Active 54 DOM
5. 2026-06-15
   days on market $419,000 Active 53 DOM
6. 2026-06-13
   days on market $419,000 Active 51 DOM
7. 2026-06-09
   days on market $419,000 Active 47 DOM
8. 2026-06-08
   days on market $419,000 Active 46 DOM
9. 2026-06-07
   remarks 496-char remark
10. 2026-06-07
    pricedays on market $419,000 Active 45 DOM
11. 2026-06-04
    days on market $429,900 Active 42 DOM
12. 2026-06-03
    days on market $429,900 Active 41 DOM
13. 2026-06-02
    days on market $429,900 Active 40 DOM
14. 2026-06-01
    days on market $429,900 Active 39 DOM
15. 2026-05-31
    days on market $429,900 Active 38 DOM
16. 2026-05-06
    price $429,900 461-char remark

    Show marketing remark (461 chars)

    6+ acres, 4 miles from the boat landing on Rush Lake, walking path through your wooded back acreage, and the peaceful mornings, and still an easy commute with access to the conveniences...just take a deep breath and imagine it because that will be your life when you call this gorgeous house your home! Move-in ready, spacious kitchen, walk-out lower level, private bath off master bedroom and a huge outbuilding is waiting just for you! Definitely a must see!!

17. 2026-05-01
    status Active 461-char remark

    Show marketing remark (461 chars)

    6+ acres, 4 miles from the boat landing on Rush Lake, walking path through your wooded back acreage, and the peaceful mornings, and still an easy commute with access to the conveniences...just take a deep breath and imagine it because that will be your life when you call this gorgeous house your home! Move-in ready, spacious kitchen, walk-out lower level, private bath off master bedroom and a huge outbuilding is waiting just for you! Definitely a must see!!

18. 2026-04-25
    historical 461-char remark

    Show marketing remark (461 chars)

    6+ acres, 4 miles from the boat landing on Rush Lake, walking path through your wooded back acreage, and the peaceful mornings, and still an easy commute with access to the conveniences...just take a deep breath and imagine it because that will be your life when you call this gorgeous house your home! Move-in ready, spacious kitchen, walk-out lower level, private bath off master bedroom and a huge outbuilding is waiting just for you! Definitely a must see!!

19. 2026-04-19
    listed $444,900 Active 461-char remark

    Show marketing remark (461 chars)

    6+ acres, 4 miles from the boat landing on Rush Lake, walking path through your wooded back acreage, and the peaceful mornings, and still an easy commute with access to the conveniences...just take a deep breath and imagine it because that will be your life when you call this gorgeous house your home! Move-in ready, spacious kitchen, walk-out lower level, private bath off master bedroom and a huge outbuilding is waiting just for you! Definitely a must see!!

20. 2026-04-16
    historical $444,900 461-char remark

    Show marketing remark (461 chars)

    6+ acres, 4 miles from the boat landing on Rush Lake, walking path through your wooded back acreage, and the peaceful mornings, and still an easy commute with access to the conveniences...just take a deep breath and imagine it because that will be your life when you call this gorgeous house your home! Move-in ready, spacious kitchen, walk-out lower level, private bath off master bedroom and a huge outbuilding is waiting just for you! Definitely a must see!!

21. 2025-09-16
    historical
22. 2025-08-08
    price $445,000
23. 2025-07-29
    listed $455,000 Active
24. 2024-08-08
    soldstatus $365,000 Sold
25. 2024-08-08
    soldstatus $365,000
26. 2024-07-29
    status Pending
27. 2024-06-28
    historical Contingent - Inspection
28. 2024-06-17
    listed $365,000 Active
29. 2024-06-14
    historical $365,000
30. 2016-12-30
    soldstatus $200,000 Sold
31. 2016-12-30
    soldstatus $200,000
32. 2016-12-02
    status Pending
33. 2016-11-14
    historical Contingent - Inspection
34. 2016-11-14
    status Pending
35. 2016-10-19
    price $209,900
36. 2016-10-02
    listed $214,900 Active
37. 2016-09-30
    historical
38. 2016-08-29
    price $214,900
39. 2016-08-17
    price $219,900
40. 2016-07-26
    price $224,900
41. 2016-06-24
    price $229,900
42. 2016-06-24
    status Active
43. 2016-04-19
    historical
44. 2016-03-31
    listed $199,900 Active
45. 2010-09-22
    soldstatus $117,500
46. 2010-07-13
    historical
47. 2010-03-16
    listed $117,900
48. 2006-03-03
    soldstatus $190,000
49. 2006-02-23
    soldstatus $190,000
50. 2006-02-02
    historical

ⓘ 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: $4,482 · $374/mo
• Projected year-2 tax: $4,587 · $382/mo
• Expected delta: +$105/yr (+$9/mo · 2.4%)

ⓘ 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: $50,365
• − Mortgage interest: −$23,471
• − Property taxes: −$4,482
• − Insurance: −$2,095
• − Repairs & maintenance: −$4,029
• − Management: −$4,029
• − Depreciation: −$12,189
• Taxable income: $70
• Est. tax owed @ 24.0%: −$17
• After-tax cash flow: $6,827/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 — Stanchfield

• Score: 47/100
• State rank: #891
• US rank: #26330

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 3,281

Population outlook (Chisago County) Hauer SSP2

• Today (2025): 55,187 people
• By 2030: 55,036 · -0.3%
• By 2040: 53,293 · -3.4%
• By 2050: 49,157 · -10.9%
• By 2075: 38,399 · -30.4%
• By 2100: 24,646 · -55.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 3% Hispanic / Latino 2%
• Common ancestry: Portuguese 9% Romanian 8% Scottish 3%
• Foreign-born: 1% · South Korea

Political lean MEDSL · Chisago

• 2024 margin: Solid R (+31.4) · D 33.5% · R 64.9% · Other 1.6%
• 2008→2024 swing: -21.2pp toward R · 2008: -10.3pp · 2024: -31.4pp
• All cycles: 2024: R+31.4 2020: R+29.2 2016: R+30.5 2012: R+12.6 2008: R+10.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -21.23%
• Current HPI: 336.3158
• 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

+497.1% since first listed

37 events — show timeline

• 2026-05-06 Price Changed $429,900 NORTHSTARMLS as Distributed by MLS Grid
• 2026-05-01 Relisted — NORTHSTARMLS as Distributed by MLS Grid
• 2026-04-25 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2026-04-19 Listed $444,900 NORTHSTARMLS as Distributed by MLS Grid
• 2026-04-16 Coming Soon $444,900 NORTHSTARMLS as Distributed by MLS Grid
• 2025-09-16 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2025-08-08 Price Changed $445,000 NORTHSTARMLS as Distributed by MLS Grid
• 2025-07-29 Listed $455,000 NORTHSTARMLS as Distributed by MLS Grid
• 2024-08-08 Sold (Public Records) $365,000 Public Records
• 2024-08-08 Sold (MLS) $365,000 NORTHSTARMLS as Distributed by MLS Grid
• 2024-07-29 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2024-06-28 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2024-06-17 Listed $365,000 NORTHSTARMLS as Distributed by MLS Grid
• 2024-06-14 Coming Soon $365,000 NORTHSTARMLS as Distributed by MLS Grid
• 2016-12-30 Sold (Public Records) $200,000 Public Records
• 2016-12-30 Sold (MLS) $200,000 NORTHSTARMLS as Distributed by MLS Grid
• 2016-12-02 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2016-11-14 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2016-11-14 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2016-10-19 Price Changed $209,900 NORTHSTARMLS as Distributed by MLS Grid
• 2016-10-02 Listed $214,900 NORTHSTARMLS as Distributed by MLS Grid
• 2016-09-30 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2016-08-29 Price Changed $214,900 NORTHSTARMLS as Distributed by MLS Grid
• 2016-08-17 Price Changed $219,900 NORTHSTARMLS as Distributed by MLS Grid
• 2016-07-26 Price Changed $224,900 NORTHSTARMLS as Distributed by MLS Grid
• 2016-06-24 Relisted — NORTHSTARMLS as Distributed by MLS Grid
• 2016-06-24 Price Changed $229,900 NORTHSTARMLS as Distributed by MLS Grid
• 2016-04-19 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2016-03-31 Listed $199,900 NORTHSTARMLS as Distributed by MLS Grid
• 2010-09-22 Sold (MLS) $117,500 NORTHSTARMLS as Distributed by MLS Grid
• 2010-07-13 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2010-03-16 Listed $117,900 NORTHSTARMLS as Distributed by MLS Grid
• 2006-03-03 Sold (Public Records) $190,000 Public Records
• 2006-02-23 Sold (MLS) $190,000 NORTHSTARMLS as Distributed by MLS Grid
• 2006-02-02 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2005-12-19 Listed $184,900 NORTHSTARMLS as Distributed by MLS Grid
• 1998-09-10 Sold (Public Records) $72,000 Public Records

Property tax history

+6.8%/yr

Latest (2025): $4,482 · +7.5% YoY. Source: county tax records.