13240 Devils Lake Rd NW #20 · Brandon, MN 56315

$49,000

2 bd · 1.0 ba · 400 sqft · Other · 372 Days on market

Built 2014 800 sqft lot $80/mo HOA · 10% of rent

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Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +5.0/10.0
• Appreciation +3.8/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Affordable Lake Living at Its Best! Escape to the scenic beauty of Devils Lake with this turnkey opportunity in the Kamp Kappy Association. Included in the sale is your own deeded lot plus a 2015 Hampton Crossroads 40’ RV in excellent condition—everything you need to start enjoying lake life right away! This spacious RV features two slide-outs, a king-size bedroom, and additional sleeping space for up to six with pull-out couches, 2 TV's, Electric fireplace to take off that evening chill. Enjoy the outdoors under a 18’ awning with a brand-new 8’ x 20’ maintenance-free aluminum deck, patio area, table, grill, and Blackstone griddle—all included and fully furnished. Devils Lake offers 233 acres of fun with great fishing, swimming, and a beautiful hard-bottom beach. The association provides 1,350 feet of shared lake frontage and amenities like water, sewer, garbage pickup, fish cleaning shed, extra bath/shower facilities, picnic area, lawn care, and dock maintenance—all for just $80/month. No boat slip included but only a couple blocks from the nice public boat landing. Located only 15 minutes from Alexandria and 5 minutes from I-94. Come relax, unwind, and enjoy the lake life!

Key facts

• Deeded lot
• King-size bedroom
• 18 awning

Tags

• DEEDED LOT
• TWO SLIDE-OUTS
• KING-SIZE BEDROOM
• ELECTRIC FIREPLACE
• 18 AWNING
• 8 X 20 ALUMINUM DECK

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $49k.

Deal economics

• At list price, monthly cash flow is $245 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($780 rent vs $49k).
• Recommended offer: $43k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 70/100 on livability (#345 in MN) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime C-, amenities F, commute F.
• Market conditions: 43 active listings in the ZIP; 285 units permitted in Douglas County in 2024 (88 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-2.4%/yr); year-one equity from $339 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• Douglas County population projected at +5% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-2.4% appreciation + 3.0% rent growth), your $14k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 372 days — a 12% lower offer ($43k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 19y ago; this cycle's ask has dropped $16k (24%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $43,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 372 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are B-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?
6. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
7. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
8. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
9. 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.
10. 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.
11. 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: 1.59% ✓
• Cap rate: 12.30%
• Cash-on-cash: 21.46%
• DSCR: 1.95
• GRM: 5.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-2.43% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 15.6%
• Equity multiple: 1.65×
• Total profit: $8,896
• Equity at exit: $8,557

10-year hold

• IRR: 23.4%
• Equity multiple: 3.12×
• Total profit: $29,023
• Equity at exit: $6,417

Cash invested: $13,720 (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 56315

• Home prices YoY: -0.9%
• Active inventory: 43
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $780 medium
• Mortgage (P&I): −$257
• Tax from tax record: −$13 /mo · $160/yr
• Insurance: −$20
• HOA: −$80
• Vacancy / Maint / Mgmt: −$164
• Net cashflow: $245

Break-even live

Break-even rent $469

Max offer price $49,000

Occupancy floor 64%

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: $12,250
• Closing costs: $1,470
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $80 · $960/yr
• Likely covers: watersewertrashelectriclandscaping

Listing history 23 events

1. 2026-06-19
   days on market $49,000 Active 372 DOM
2. 2026-06-18
   days on market $49,000 Active 371 DOM
3. 2026-06-17
   days on market $49,000 Active 370 DOM
4. 2026-06-16
   days on market $49,000 Active 369 DOM
5. 2026-06-15
   days on market $49,000 Active 368 DOM
6. 2026-06-14
   days on market $49,000 Active 366 DOM
7. 2026-06-12
   days on market $49,000 Active 365 DOM
8. 2026-06-09
   days on market $49,000 Active 362 DOM
9. 2026-06-09
   price $49,000 Active 361 DOM
10. 2026-06-08
    days on market $59,900 Active 361 DOM
11. 2026-06-07
    days on market $59,900 Active 360 DOM
12. 2026-06-07
    days on market $59,900 Active 359 DOM
13. 2026-06-03
    days on market $59,900 Active 356 DOM
14. 2026-06-02
    days on market $59,900 Active 355 DOM
15. 2026-06-01
    days on market $59,900 Active 354 DOM
16. 2026-05-31
    days on market $59,900 Active 353 DOM
17. 2026-05-30
    days on market $59,900 Active 352 DOM
18. 2025-07-31
    price $59,900 1238-char remark

    Show marketing remark (1238 chars)

    Affordable Lake Living at Its Best! Escape to the scenic beauty of Devils Lake with this turnkey opportunity in the Kamp Kappy Association. Included in the sale is your own deeded lot plus a 2015 Hampton Crossroads 40’ RV in excellent condition—everything you need to start enjoying lake life right away! This spacious RV features two slide-outs, a king-size bedroom, and additional sleeping space for up to six with pull-out couches, 2 TV's, Electric fireplace to take off that evening chill. Enjoy the outdoors under a 18’ awning with a brand-new 8’ x 20’ maintenance-free aluminum deck, patio area, table, grill, and Blackstone griddle—all included and fully furnished. Devils Lake offers 233 acres of fun with great fishing, swimming, and a beautiful hard-bottom beach. The association provides 1,350 feet of shared lake frontage and amenities like water, sewer, garbage pickup, fish cleaning shed, extra bath/shower facilities, picnic area, lawn care, and dock maintenance—all for just $80/month. No boat slip included but only a couple blocks from the nice public boat landing. Located only 15 minutes from Alexandria and 5 minutes from I-94. Come relax, unwind, and enjoy the lake life!

19. 2025-06-12
    listed $64,900 Active 1238-char remark

    Show marketing remark (1238 chars)

    Affordable Lake Living at Its Best! Escape to the scenic beauty of Devils Lake with this turnkey opportunity in the Kamp Kappy Association. Included in the sale is your own deeded lot plus a 2015 Hampton Crossroads 40’ RV in excellent condition—everything you need to start enjoying lake life right away! This spacious RV features two slide-outs, a king-size bedroom, and additional sleeping space for up to six with pull-out couches, 2 TV's, Electric fireplace to take off that evening chill. Enjoy the outdoors under a 18’ awning with a brand-new 8’ x 20’ maintenance-free aluminum deck, patio area, table, grill, and Blackstone griddle—all included and fully furnished. Devils Lake offers 233 acres of fun with great fishing, swimming, and a beautiful hard-bottom beach. The association provides 1,350 feet of shared lake frontage and amenities like water, sewer, garbage pickup, fish cleaning shed, extra bath/shower facilities, picnic area, lawn care, and dock maintenance—all for just $80/month. No boat slip included but only a couple blocks from the nice public boat landing. Located only 15 minutes from Alexandria and 5 minutes from I-94. Come relax, unwind, and enjoy the lake life!

20. 2014-05-08
    soldstatus $329,590
21. 2013-11-25
    soldstatus $257,476
22. 2013-05-10
    soldstatus $254,214
23. 2007-04-20
    listed $39,900

ⓘ 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: $160 · $13/mo
• Projected year-2 tax: $354 · $30/mo
• Expected delta: +$194/yr (+$16/mo · 121.5%)

ⓘ 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 1/10 Low 7 d/yr ≥97°F today · 13 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: $9,358
• − Mortgage interest: −$2,745
• − Property taxes: −$160
• − Insurance: −$245
• − Repairs & maintenance: −$749
• − Management: −$749
• − HOA: −$960
• − Depreciation: −$1,425
• Taxable income: $2,326
• Est. tax owed @ 24.0%: −$558
• After-tax cash flow: $2,386/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)

No district data.

Livability — Brandon

• Score: 70/100
• State rank: #345
• US rank: #7994

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 1,731

Population outlook (Douglas County) Hauer SSP2

• Today (2025): 38,913 people
• By 2030: 39,636 · +1.9%
• By 2040: 40,564 · +4.2%
• By 2050: 40,819 · +4.9%
• By 2075: 40,824 · +4.9%
• By 2100: 38,379 · -1.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (97%)
• Race & ethnicity: White 97% Two or more races 2%
• Common ancestry: Portuguese 25% Romanian 6% Lithuanian 3%
• Foreign-born: 1%
• Languages at home: 98% English-only · Spanish 1% German/W. Germanic 0%

Political lean MEDSL · Douglas

• 2024 margin: Solid R (+35.1) · D 31.7% · R 66.8% · Other 1.4%
• 2008→2024 swing: -25.6pp toward R · 2008: -9.5pp · 2024: -35.1pp
• All cycles: 2024: R+35.1 2020: R+32.8 2016: R+35.8 2012: R+15.5 2008: R+9.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -2.43%
• Current HPI: 270.47
• 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

+50.1% since first listed

6 events — show timeline

• 2025-07-31 Price Changed $59,900 NORTHSTARMLS as Distributed by MLS Grid
• 2025-06-12 Listed $64,900 NORTHSTARMLS as Distributed by MLS Grid
• 2014-05-08 Sold (Public Records) $329,590 Public Records
• 2013-11-25 Sold (Public Records) $257,476 Public Records
• 2013-05-10 Sold (Public Records) $254,214 Public Records
• 2007-04-20 Listed $39,900 NORTHSTARMLS as Distributed by MLS Grid

Property tax history

-2.1%/yr

Latest (2026): $160 · -1.2% YoY. Source: county tax records.