13252 Central Ave NE · Blaine, MN 55434

$305,000

3 bd · 2.0 ba · 958 sqft · SingleFamily public records · 5 Days on market

Built 1995 7,405 sqft lot $318/sqft · 46% above area Est $397k · 23% under

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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).

• ARV discount +15.0/15.0
• Cash flow +8.6/30.0
• Schools +4.7/10.0
• Rent growth +3.7/5.0
• Livability +3.6/5.0
• Condition / age +2.5/5.0
• DSCR +2.3/10.0
• 1% rule +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This twin home shows pride of ownership! New features include: Air conditioner - 2021 Washer - 2020 Blinds - 2020 Disposal - 2020 Laundry Sink - 2020 Dishwasher - 2018 Refrigerator - 2016 Hot water heater - 2011 Water softener - 2011 Garage door opener - 2014 Gray landscaping rock - 2020 Space guard air filter Humidifier on furnace The main level has an open floor plan kitchen, living and dining room, 2 bedrooms. The lower level is finished with the 3rd bedroom, a large family room and bath with walkup to the garage.

Key facts

• Newer furnace
• Newer roof
• Water softener

Tags

• NEWER ROOF
• ANDERSEN WINDOWS
• NEWER FURNACE
• AIR CONDITIONER
• WATER HEATER
• WATER SOFTENER

Property features AI

Exterior

• Parking: Attached garage with automatic opener; 2-car garage (approximately 22x19)
• Utilities: City water (connected); City sewer (connected); Natural gas
• Home design: Residential split-entry (bi-level) home; Main level and lower level living areas; Above- and below-grade finished living areas
• Construction: Block and frame construction; Block foundation; Roof replaced or is 8 years old or newer
• Exterior features: Patio; Medium tree coverage; Storage shed

Interior

• Kitchen: Cooktop; Range; Microwave; Dishwasher; Disposal; Refrigerator; Freezer
• Bedrooms: 3 bedrooms (two on main level, one in lower level)
• Bathrooms: 2 full bathrooms (one on upper/main level, one in finished basement)
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Ceiling fan(s); Finished daylight basement with lookout windows; Water softener (owned); Humidifier; Storage shed on property; Informal dining area
• Laundry & utility: Washer and dryer included; Laundry located on lower level; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $305k.

Deal economics

• At list price, monthly cash flow is $-265 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $258k (15.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $215k (29.4% below list).
• Recommended offer: $215k (29.4% below list) — sets the bar for 1% rule.
• Cap rate 5.3% vs local median 4.0% in Blaine — 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 (#315 in MN) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, crime A; Watch: amenities F, commute F.
• Anoka-Hennepin Public School District (suburban): math 49% / reading 55% proficiency, ranked #71 of 301 in MN (top 24%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Johnsville Elementary (math 52% / reading 58%, grade C, #310 of 857 statewide, top 37%, 674 students, 44% FRL); Roosevelt Middle (math 46% / reading 61%, grade C+, #51 of 258 statewide, top 20%, 809 students, 30% FRL); Blaine High School (math 46% / reading 67%, grade C, #77 of 471 statewide, top 17%, 2,969 students, 37% FRL).
• Market conditions: Rents rising fast (+4.8%/yr); 114 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 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

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 30y 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 $260k; 17% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $215,275 (29.4% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 0.71% ✗
• Cap rate: 5.25%
• Cash-on-cash: -3.72%
• DSCR: 0.83
• GRM: 11.8

CMA / ARV

• ARV (median comp): $396,999
• List price: $305,000
• Delta: -20.68%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 4.79% rent growth · sell at horizon

5-year hold

• IRR: -20.8%
• Equity multiple: 0.27×
• Total profit: $-62,403
• Equity at exit: $45,476

10-year hold

• IRR: -10.8%
• Equity multiple: 0.30×
• Total profit: $-59,491
• Equity at exit: $26,371

Cash invested: $85,400 (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 55434

• Rents YoY: 4.8%
• Active inventory: 114
• Price-to-rent: 11.8×

Monthly cashflow live

• Estimated rent: $2,153 medium
• Mortgage (P&I): −$1,599
• Tax from tax record: −$239 /mo · $2,868/yr
• Insurance: −$127
• HOA: −$0
• Vacancy / Maint / Mgmt: −$452
• Net cashflow: $-265

Break-even live

Break-even rent $2,488

Max offer price $258,205

Occupancy floor —

Sensitivity live

Price	-10% $-92	-5% $-179	+0% $-265	+5% $-351	+10% $-438
Rent	-10% $-435	-5% $-350	+0% $-265	+5% $-180	+10% $-95
Rate	-1.0pp $-111	-0.5pp $-187	base $-265	+0.5pp $-344	+1.0pp $-424

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: $76,250
• Closing costs: $9,150
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1558 126th Ave NE Unit 1545 Blaine, MN	3.0	1.0	970	$1,675	$1.73	5d	1	0.93mi
12373 Oak Park Blvd NE Blaine, MN	1.0–3.0	1.0–2.0	1023	$2,189	$2.14	0d	1	1.24mi

Listing history 15 events

1. 2026-06-03
   days on market $305,000 Active 5 DOM
2. 2026-06-02
   days on market $305,000 Active 4 DOM
3. 2026-06-01
   days on market $305,000 Active 3 DOM
4. 2026-05-31
   days on market $305,000 Active 2 DOM
5. 2026-04-28
   price $314,900 604-char remark
6. 2026-04-18
   listed $319,900 Active 604-char remark
7. 2026-04-14
   historical $319,900 604-char remark
8. 2021-11-30
   soldstatus $260,000
9. 2021-11-12
   soldstatus $260,000 Sold 527-char remark

   Show marketing remark (527 chars)

   This twin home shows pride of ownership! New features include: Air conditioner - 2021 Washer - 2020 Blinds - 2020 Disposal - 2020 Laundry Sink - 2020 Dishwasher - 2018 Refrigerator - 2016 Hot water heater - 2011 Water softener - 2011 Garage door opener - 2014 Gray landscaping rock - 2020 Space guard air filter Humidifier on furnace The main level has an open floor plan kitchen, living and dining room, 2 bedrooms. The lower level is finished with the 3rd bedroom, a large family room and bath with walkup to the garage.

10. 2021-10-10
    status Pending 527-char remark

    Show marketing remark (527 chars)

    This twin home shows pride of ownership! New features include: Air conditioner - 2021 Washer - 2020 Blinds - 2020 Disposal - 2020 Laundry Sink - 2020 Dishwasher - 2018 Refrigerator - 2016 Hot water heater - 2011 Water softener - 2011 Garage door opener - 2014 Gray landscaping rock - 2020 Space guard air filter Humidifier on furnace The main level has an open floor plan kitchen, living and dining room, 2 bedrooms. The lower level is finished with the 3rd bedroom, a large family room and bath with walkup to the garage.

11. 2021-10-05
    listed Contingent - Inspection 527-char remark

    Show marketing remark (527 chars)

    This twin home shows pride of ownership! New features include: Air conditioner - 2021 Washer - 2020 Blinds - 2020 Disposal - 2020 Laundry Sink - 2020 Dishwasher - 2018 Refrigerator - 2016 Hot water heater - 2011 Water softener - 2011 Garage door opener - 2014 Gray landscaping rock - 2020 Space guard air filter Humidifier on furnace The main level has an open floor plan kitchen, living and dining room, 2 bedrooms. The lower level is finished with the 3rd bedroom, a large family room and bath with walkup to the garage.

12. 2021-10-05
    listed $259,000 527-char remark

    Show marketing remark (527 chars)

    This twin home shows pride of ownership! New features include: Air conditioner - 2021 Washer - 2020 Blinds - 2020 Disposal - 2020 Laundry Sink - 2020 Dishwasher - 2018 Refrigerator - 2016 Hot water heater - 2011 Water softener - 2011 Garage door opener - 2014 Gray landscaping rock - 2020 Space guard air filter Humidifier on furnace The main level has an open floor plan kitchen, living and dining room, 2 bedrooms. The lower level is finished with the 3rd bedroom, a large family room and bath with walkup to the garage.

13. 1996-03-01
    soldstatus $89,900
14. 1996-01-27
    historical
15. 1996-01-17
    listed $89,900

ⓘ 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: $2,868 · $239/mo
• Projected year-2 tax: $3,142 · $262/mo
• Expected delta: +$274/yr (+$23/mo · 9.5%)

ⓘ 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 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 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,833
• − Mortgage interest: −$17,085
• − Property taxes: −$2,868
• − Insurance: −$1,525
• − Repairs & maintenance: −$2,067
• − Management: −$2,067
• − Depreciation: −$8,873
• Taxable loss: −$8,651
• Est. tax savings @ 24.0%: +$2,076
• After-tax cash flow: $-1,102/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: Anoka-Hennepin Public School District
• NCES district ID: 2703180
• Math proficiency: 49% ▼ -14.00%
• Reading proficiency: 55% ▼ -10.00%
• Median HH income: $73,837
• Composite: 46.7/100
• National rank: #2400
• State rank: #71 of 301 in MN

Livability — Blaine

• Score: 71/100
• State rank: #315
• US rank: #7073

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Blaine, MN
• County: Anoka County · 277,116 people
• City population: 67,472
• Metro: Minneapolis-St. Paul-Bloomington, MN-WI
• Population (ZIP): 33,029
• Household income: $90,336
• Rent vs Own: 17.8% rent · 82.2% own
• Severe rent burden: 526.0

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 (69%)
• Race & ethnicity: White 69% Asian 10% Black 9% Two or more races 8% Hispanic / Latino 6%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Portuguese 10% Romanian 5% Italian 2%
• Foreign-born: 15% · Canada, Vietnam, China
• Languages at home: 79% English-only · Spanish 5% Other Asian/Pacific 2% Vietnamese 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: ▼ -230.62%
• Current HPI: 254.0422
• Rent YoY: ▲ 4.79%
• Metro: Minneapolis-St. Paul-Bloomington, MN-WI
• 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

+239.3% since first listed

13 events — show timeline

• 2026-05-29 Listed $305,000 NORTHSTARMLS as Distributed by MLS Grid
• 2026-05-20 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2026-04-28 Price Changed $314,900 NORTHSTARMLS as Distributed by MLS Grid
• 2026-04-18 Listed $319,900 NORTHSTARMLS as Distributed by MLS Grid
• 2026-04-14 Coming Soon — NORTHSTARMLS as Distributed by MLS Grid
• 2021-11-30 Sold (Public Records) $260,000 Public Records
• 2021-11-12 Sold (MLS) $260,000 NORTHSTARMLS as Distributed by MLS Grid
• 2021-10-10 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2021-10-05 Listed — NORTHSTARMLS as Distributed by MLS Grid
• 2021-10-05 Listed $259,000 NORTHSTARMLS as Distributed by MLS Grid
• 1996-03-01 Sold (MLS) $89,900 NORTHSTARMLS as Distributed by MLS Grid
• 1996-01-27 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 1996-01-17 Listed $89,900 NORTHSTARMLS as Distributed by MLS Grid

Property tax history

+5.1%/yr

Latest (2026): $2,868 · +3.9% YoY. Source: county tax records.