4143 228th Ave NW · St. Francis, MN 55070

$284,900

4 bd · 2.0 ba · 1,379 sqft · Townhouse public records · 33 Days on market

Built 2020 1,742 sqft lot $254/mo HOA · 12% of rent

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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 +6.6/30.0
• Schools +3.8/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• DSCR +0.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Why rent when you can own for less? Welcome home to your brand new construction townhome. This large unit has 4 bedrooms, 2 bathrooms and a 2 car garage. Convenient closet when you first come in the front door or garage. On the main level, you have vaulted ceilings, plentiful windows for natural light, beautiful kitchen with stainless steel appliances, beautiful large island and large pantry. 3 bedrooms are on the upper level and have walk in closets. The lower level has a large family room with a walkout, another bedroom and bathroom.You will love the insulated garage, fire sprinklers,custom cabinets, wire shelving,solid core doors,gutters,water spigot in garage,upgraded flooring and lighting.quartz countertops. There are more lots and units to choose from. 2, 3 and 4 bedrooms. Pick your colors and finishes.

Key facts

• $254 HOA
• 2 garage spots
• Built 2020

Property features AI

Finance

• Other: Directions: Hwy 47 to 229th Ave L to 228th
• Financial info: No investor-specific income/expense or cash flow details provided
• HOA & community: Homeowners association managed by Cedar Creek Management; Monthly association fee of $254; HOA covers electricity, hazard insurance, lawn care, grounds maintenance, professional management, sewer and water

Exterior

• Parking: Attached tuck-under garage; 2 garage spaces
• Security: No specific security features provided
• Utilities: City water (connected); City sewer (in street); Natural gas
• Home design: Residential attached property; Three-level split; Entry level varies by split-level design
• Construction: Poured concrete foundation; Asphalt roof (age 8 years or less); Foundation area reported
• Exterior features: Deck and patio; Stone and vinyl exterior; Publicly maintained road access; Small lot (0.04 acres) — common dimensions

Interior

• Kitchen: Dishwasher; Range; Microwave; Refrigerator; Stainless steel appliances; Kitchen center island
• Bedrooms: 4 bedrooms total; Primary bedroom on upper level; Three bedrooms on upper/main level configuration (3 BR on one level noted)
• Flooring: No specific flooring types provided
• Bathrooms: 1 full bathroom on upper level; 1 three-quarter bathroom in basement (3/4 Basement)
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Natural woodwork; Vaulted ceilings; Finished basement with daylight/lookout windows and egress windows; Drain tiled basement; Basement walkout; Walk-in closet(s); Primary bedroom with walk-in closet; Informal dining area / kitchen-dining combination / living-dining combination; Washer/dryer hookup; Kitchen center island; In-ground sprinklers (listed under amenities)
• Laundry & utility: Laundry on lower level with utility sink; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath townhouse listed at $285k.

Deal economics

• At list price, monthly cash flow is $-468 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $202k (29.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $210k (26.3% below list).
• Recommended offer: $202k (29.0% below list) — sets the bar for cash-flow.
• Cap rate 4.3% vs local median 2.5% in St. Francis — 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: area grade F — affects rentability + tenant quality, not the cash-flow math above.
• St. Francis Area Schools (rural): math 35% / reading 47% proficiency, ranked #185 of 301 in MN (top 62%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 20% free/reduced lunch — higher-income household profile.
• Market conditions: 90 active listings in the ZIP; 1,083 units permitted in Anoka County in 2024 (134 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 $9k of value loss. Plan a longer hold.
• Anoka County population projected at +11% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 33 days — a 3% lower offer ($276k) 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.

Recommended offer $202,289 (29.0% 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 33 days. Have you received any prior offers? Is the seller open to a 29% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 0.74% ✗
• Cap rate: 4.32%
• Cash-on-cash: -7.03%
• DSCR: 0.69
• GRM: 11.3

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: -28.4%
• Equity multiple: 0.05×
• Total profit: $-75,822
• Equity at exit: $42,480

10-year hold

• IRR: -27.5%
• Equity multiple: -0.30×
• Total profit: $-103,853
• Equity at exit: $24,633

Cash invested: $79,772 (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 55070

• Home prices YoY: -18.1%
• Active inventory: 90
• Price-to-rent: 11.3×

Monthly cashflow live

• Estimated rent: $2,101 medium
• Mortgage (P&I): −$1,494
• Tax from tax record: −$260 /mo · $3,124/yr
• Insurance: −$119
• HOA: −$254
• Vacancy / Maint / Mgmt: −$441
• Net cashflow: $-468

Break-even live

Break-even rent $2,693

Max offer price $202,289

Occupancy floor —

Sensitivity live

Price	-10% $-306	-5% $-387	+0% $-468	+5% $-548	+10% $-629
Rent	-10% $-634	-5% $-551	+0% $-468	+5% $-385	+10% $-302
Rate	-1.0pp $-324	-0.5pp $-395	base $-468	+0.5pp $-541	+1.0pp $-617

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: $71,225
• Closing costs: $8,547
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $254 · $3,048/yr
• Likely covers: water

Listing history 17 events

1. 2026-06-15
   status $284,900 Pending 33 DOM
2. 2026-06-15
   days on market $284,900 Contingent - Subject to Statutory Rescission 33 DOM
3. 2026-06-13
   days on market $284,900 Contingent - Subject to Statutory Rescission 31 DOM
4. 2026-06-09
   days on market $284,900 Contingent - Subject to Statutory Rescission 27 DOM
5. 2026-06-08
   days on market $284,900 Contingent - Subject to Statutory Rescission 26 DOM
6. 2026-06-07
   days on market $284,900 Contingent - Subject to Statutory Rescission 25 DOM
7. 2026-06-04
   days on market $284,900 Contingent - Subject to Statutory Rescission 22 DOM
8. 2026-06-03
   days on market $284,900 Contingent - Subject to Statutory Rescission 21 DOM
9. 2026-06-02
   days on market $284,900 Contingent - Subject to Statutory Rescission 20 DOM
10. 2026-06-01
    days on market $284,900 Contingent - Subject to Statutory Rescission 19 DOM
11. 2026-05-31
    days on market $284,900 Contingent - Subject to Statutory Rescission 18 DOM
12. 2026-05-14
    listed $284,900 Active
13. 2026-05-13
    historical $284,900
14. 2020-04-30
    soldstatus $253,915 Sold 820-char remark

    Show marketing remark (820 chars)

    Why rent when you can own for less? Welcome home to your brand new construction townhome. This large unit has 4 bedrooms, 2 bathrooms and a 2 car garage. Convenient closet when you first come in the front door or garage. On the main level, you have vaulted ceilings, plentiful windows for natural light, beautiful kitchen with stainless steel appliances, beautiful large island and large pantry. 3 bedrooms are on the upper level and have walk in closets. The lower level has a large family room with a walkout, another bedroom and bathroom.You will love the insulated garage, fire sprinklers,custom cabinets, wire shelving,solid core doors,gutters,water spigot in garage,upgraded flooring and lighting.quartz countertops. There are more lots and units to choose from. 2, 3 and 4 bedrooms. Pick your colors and finishes.

15. 2020-02-19
    status Pending 820-char remark

    Show marketing remark (820 chars)

    Why rent when you can own for less? Welcome home to your brand new construction townhome. This large unit has 4 bedrooms, 2 bathrooms and a 2 car garage. Convenient closet when you first come in the front door or garage. On the main level, you have vaulted ceilings, plentiful windows for natural light, beautiful kitchen with stainless steel appliances, beautiful large island and large pantry. 3 bedrooms are on the upper level and have walk in closets. The lower level has a large family room with a walkout, another bedroom and bathroom.You will love the insulated garage, fire sprinklers,custom cabinets, wire shelving,solid core doors,gutters,water spigot in garage,upgraded flooring and lighting.quartz countertops. There are more lots and units to choose from. 2, 3 and 4 bedrooms. Pick your colors and finishes.

16. 2020-02-18
    listed $254,165 Active 820-char remark

    Show marketing remark (820 chars)

    Why rent when you can own for less? Welcome home to your brand new construction townhome. This large unit has 4 bedrooms, 2 bathrooms and a 2 car garage. Convenient closet when you first come in the front door or garage. On the main level, you have vaulted ceilings, plentiful windows for natural light, beautiful kitchen with stainless steel appliances, beautiful large island and large pantry. 3 bedrooms are on the upper level and have walk in closets. The lower level has a large family room with a walkout, another bedroom and bathroom.You will love the insulated garage, fire sprinklers,custom cabinets, wire shelving,solid core doors,gutters,water spigot in garage,upgraded flooring and lighting.quartz countertops. There are more lots and units to choose from. 2, 3 and 4 bedrooms. Pick your colors and finishes.

17. 2013-09-26
    soldstatus $47,776

ⓘ 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: $3,124 · $260/mo
• Projected year-2 tax: $3,158 · $263/mo
• Expected delta: +$33/yr (+$3/mo · 1.1%)

ⓘ 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 · 14 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,207
• − Mortgage interest: −$15,959
• − Property taxes: −$3,124
• − Insurance: −$1,424
• − Repairs & maintenance: −$2,017
• − Management: −$2,017
• − HOA: −$3,048
• − Depreciation: −$8,288
• Taxable loss: −$10,670
• Est. tax savings @ 24.0%: +$2,561
• After-tax cash flow: $-3,051/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: St. Francis Area Schools
• NCES district ID: 2733540
• Math proficiency: 35% ▼ -22.00%
• Reading proficiency: 47% ▼ -14.00%
• Median HH income: $78,137
• Composite: 37.97/100
• National rank: #4300
• State rank: #185 of 301 in MN

Livability — St. Francis

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: St. Francis, MN
• Population (ZIP): 8,403

Population outlook (Anoka County) Hauer SSP2

• Today (2025): 375,223 people
• By 2030: 387,850 · +3.4%
• By 2040: 407,239 · +8.5%
• By 2050: 417,541 · +11.3%
• By 2075: 448,447 · +19.5%
• By 2100: 464,954 · +23.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Two or more races 7% Hispanic / Latino 2% Black 1%
• Common ancestry: Portuguese 13% Romanian 5% Italian 3%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Russian/Polish/Slavic 2%

Political lean MEDSL · Anoka

• 2024 margin: Toss-up / Even · D 46.6% · R 51.0% · Other 2.4%
• 2008→2024 swing: -2.0pp toward R · 2008: -2.4pp · 2024: -4.4pp
• All cycles: 2024: R+4.4 2020: R+1.9 2016: R+9.7 2012: R+2.6 2008: R+2.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -58.23%
• Current HPI: 262.9551
• 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

+496.3% since first listed

6 events — show timeline

• 2026-05-14 Listed $284,900 NORTHSTARMLS as Distributed by MLS Grid
• 2026-05-13 Coming Soon $284,900 NORTHSTARMLS as Distributed by MLS Grid
• 2020-04-30 Sold (MLS) $253,915 NORTHSTARMLS as Distributed by MLS Grid
• 2020-02-19 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2020-02-18 Listed $254,165 NORTHSTARMLS as Distributed by MLS Grid
• 2013-09-26 Sold (Public Records) $47,776 Public Records

Property tax history

+28.9%/yr

Latest (2026): $3,124 · +8.1% YoY. Source: county tax records.