46645 Acacia Trl

Stanchfield, MN 55080

$419,000C-

3 bd · 1.0 ba · 1,966 sqft · Built 1999 · SingleFamily · Active · 59 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $4,197/mo
• Mortgage (P&I): −$2,197
• Tax + insurance: −$548
• HOA: −$0
• Vac / Maint / Mgmt: −$881
• Net cashflow: $570/mo
• Annual: $6,844/yr
• Cap rate: 7.93%
• Cash-on-cash: 5.83%
• DSCR: 1.26
• 1% rule: 1.00%
• Cash to close: $117,320

Investor read

• This is a 3-bed/1.0-bath single-family listed at $419k.
• 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).
• It's been on market 59 days — a 3% lower offer ($406k) is reasonable based on typical stale-listing flexibility.
• Recommended offer: $406k (3.0% below list) — sets the bar for market timing.
• 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.
• 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: amenities F, commute F, employment 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.
• Zoned schools: Cambridge Intermediate School (math 62% / reading 55%, grade B-, #251 of 857 statewide, top 30%, 503 students, 40% FRL); Cambridge Middle School (math 43% / reading 62%, grade C+, #59 of 258 statewide, top 24%, 605 students, 36% FRL); Cambridge-Isanti High School (math 37% / reading 60%, grade D, #156 of 471 statewide, top 33%, 1,605 students, 36% FRL).
• Market conditions: 31 active listings in the ZIP; 362 units permitted in Chisago County in 2024 (121 in 5+ unit buildings).
• Chisago County population projected at -11% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• 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.

Questions for listing agent

• 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?
• Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
• 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?
• 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.
• 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.
• 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.