305 Chatum Ln · Jordan, MN 55352

$275,000

3 bd · 2.0 ba · 1,719 sqft · Townhouse public records · 21 Days on market

Built 2020 871 sqft lot $295/mo HOA · 12% of rent

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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).

• Cash flow +10.8/30.0
• ARV discount +7.5/15.0
• Schools +4.6/10.0
• 1% rule +4.3/10.0
• Livability +3.6/5.0
• DSCR +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to the desirable Wexford Townhomes! This inviting home features an open-concept main level with a spacious kitchen flowing seamlessly into the living room perfect for everyday living and entertaining. Upstairs offers 3 generous bedrooms, and a secondary space for an office or small family room, convenient same-level laundry, and a private primary suite complete with a walk-in closet. Enjoy nearby parks and easy access to Highway 169 for a quick and convenient commute. If you are looking for a way to add a bedroom, another family room or bathroom, this unit has an unfinished basement with endless possibilities!

Key facts

• Walk-in closet
• Spacious kitchen
• Unfinished basement

Tags

• OPEN-CONCEPT MAIN LEVEL
• SPACIOUS KITCHEN
• PRIVATE PRIMARY SUITE
• WALK-IN CLOSET
• UNFINISHED BASEMENT
• NEARBY PARKS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath townhouse listed at $275k.

Deal economics

• At list price, monthly cash flow is $-128 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $252k (8.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $255k (7.3% below list).
• Recommended offer: $252k (8.2% below list) — sets the bar for cash-flow.
• Cap rate 5.7% vs local median 1.9% in Jordan — 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 71/100 on livability (#298 in MN) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Jordan Public School District (town): math 46% / reading 56% proficiency, ranked #79 of 301 in MN (top 26%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 18% free/reduced lunch — higher-income household profile.
• Market conditions: 153 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 699 units permitted in Scott County in 2024 (84 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 $8k of value loss. Plan a longer hold.
• Scott County population projected at +31% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($271k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 6y 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 $220k; 25% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $252,439 (8.2% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.93% ✗
• Cap rate: 5.74%
• Cash-on-cash: -1.99%
• DSCR: 0.91
• GRM: 9.0

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: -19.5%
• Equity multiple: 0.32×
• Total profit: $-52,509
• Equity at exit: $41,003

10-year hold

• IRR: -12.1%
• Equity multiple: 0.28×
• Total profit: $-55,438
• Equity at exit: $23,777

Cash invested: $77,000 (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 55352

• Home prices YoY: -22.8%
• Active inventory: 153
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $2,550 medium
• Mortgage (P&I): −$1,442
• Tax from tax record: −$290 /mo · $3,486/yr
• Insurance: −$115
• HOA: −$295
• Vacancy / Maint / Mgmt: −$536
• Net cashflow: $-128

Break-even live

Break-even rent $2,712

Max offer price $252,439

Occupancy floor —

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: $68,750
• Closing costs: $8,250
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
201 Eldorado Dr Jordan, MN	3.0	1.0–2.0	952	$2,550	$2.68	1d	1	1.07mi

HOA detail

• Monthly dues: $295 · $3,540/yr

Listing history 21 events

1. 2026-06-18
   days on market $275,000 Active 21 DOM
2. 2026-06-17
   price $275,000 Active 20 DOM
3. 2026-06-17
   days on market $285,000 Active 20 DOM
4. 2026-06-16
   days on market $285,000 Active 19 DOM
5. 2026-06-15
   days on market $285,000 Active 18 DOM
6. 2026-06-13
   days on market $285,000 Active 16 DOM
7. 2026-06-13
   days on market $285,000 Active 15 DOM
8. 2026-06-09
   days on market $285,000 Active 12 DOM
9. 2026-06-08
   days on market $285,000 Active 11 DOM
10. 2026-06-07
    days on market $285,000 Active 10 DOM
11. 2026-06-04
    days on market $285,000 Active 7 DOM
12. 2026-06-03
    days on market $285,000 Active 6 DOM
13. 2026-06-02
    days on market $285,000 Active 5 DOM
14. 2026-06-01
    days on market $285,000 Active 4 DOM
15. 2026-05-31
    days on market $285,000 Active 3 DOM
16. 2026-05-28
    listed $285,000 Active 626-char remark

    Show marketing remark (626 chars)

    Welcome to the desirable Wexford Townhomes! This inviting home features an open-concept main level with a spacious kitchen flowing seamlessly into the living room perfect for everyday living and entertaining. Upstairs offers 3 generous bedrooms, and a secondary space for an office or small family room, convenient same-level laundry, and a private primary suite complete with a walk-in closet. Enjoy nearby parks and easy access to Highway 169 for a quick and convenient commute. If you are looking for a way to add a bedroom, another family room or bathroom, this unit has an unfinished basement with endless possibilities!

17. 2020-08-27
    soldstatus $219,900 Sold 305-char remark

    Show marketing remark (305 chars)

    Under Construction by Loomis Homes. Welcome to the Wexford Townhomes! Main floor features an open floor plan with kitchen and great room. 3 spacious bedrooms, bathroom, and Laundry all on the same level. Enjoy a master suite with walk-in closet. Located just north of Highway 169 for a convenient commute.

18. 2020-06-29
    status Pending 305-char remark

    Show marketing remark (305 chars)

    Under Construction by Loomis Homes. Welcome to the Wexford Townhomes! Main floor features an open floor plan with kitchen and great room. 3 spacious bedrooms, bathroom, and Laundry all on the same level. Enjoy a master suite with walk-in closet. Located just north of Highway 169 for a convenient commute.

19. 2020-06-22
    listed $219,900 Active 305-char remark

    Show marketing remark (305 chars)

    Under Construction by Loomis Homes. Welcome to the Wexford Townhomes! Main floor features an open floor plan with kitchen and great room. 3 spacious bedrooms, bathroom, and Laundry all on the same level. Enjoy a master suite with walk-in closet. Located just north of Highway 169 for a convenient commute.

20. 2019-04-26
    soldstatus $144,000
21. 2013-10-18
    soldstatus $165,000

ⓘ 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: $3,486 · $290/mo
• Projected year-2 tax: $3,486 · $290/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 ≥99°F today · 14 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $30,600
• − Mortgage interest: −$15,404
• − Property taxes: −$3,486
• − Insurance: −$1,375
• − Repairs & maintenance: −$2,448
• − Management: −$2,448
• − HOA: −$3,540
• − Depreciation: −$8,000
• Taxable loss: −$6,101
• Est. tax savings @ 24.0%: +$1,464
• After-tax cash flow: $-68/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: Jordan Public School District
• NCES district ID: 2715750
• Math proficiency: 46% ▼ -15.00%
• Reading proficiency: 56% ▼ -11.00%
• Median HH income: $75,573
• Composite: 46.02/100
• National rank: #2529
• State rank: #79 of 301 in MN

Livability — Jordan

• Score: 71/100
• State rank: #298
• US rank: #6527

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Jordan, MN
• Population (ZIP): 10,426

Population outlook (Scott County) Hauer SSP2

• Today (2025): 165,899 people
• By 2030: 177,290 · +6.9%
• By 2040: 199,019 · +20.0%
• By 2050: 216,883 · +30.7%
• By 2075: 256,099 · +54.4%
• By 2100: 276,434 · +66.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Two or more races 6% Hispanic / Latino 5% Black 1%
• Common ancestry: Portuguese 8% Slovak 6% Scottish 3%
• Foreign-born: 5% · Canada, Jamaica
• Languages at home: 94% English-only · Russian/Polish/Slavic 2% Spanish 2% Chinese 1%

Political lean MEDSL · Scott

• 2024 margin: Lean R (+8.5) · D 44.8% · R 53.3% · Other 1.9%
• 2008→2024 swing: +2.7pp toward D · 2008: -11.2pp · 2024: -8.5pp
• All cycles: 2024: R+8.5 2020: R+6.6 2016: R+15.4 2012: R+14.8 2008: R+11.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -77.66%
• Current HPI: 263.7813
• 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

+72.7% since first listed

6 events — show timeline

• 2026-05-28 Listed $285,000 NORTHSTARMLS as Distributed by MLS Grid
• 2020-08-27 Sold (MLS) $219,900 NORTHSTARMLS as Distributed by MLS Grid
• 2020-06-29 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2020-06-22 Listed $219,900 NORTHSTARMLS as Distributed by MLS Grid
• 2019-04-26 Sold (Public Records) $144,000 Public Records
• 2013-10-18 Sold (Public Records) $165,000 Public Records

Property tax history

+22.8%/yr

Latest (2026): $3,486 · -1.7% YoY. Source: county tax records.