551 Cynthia St · Maynard, MN 56260

$135,000

6 bd · 2.0 ba · 2,140 sqft · SingleFamily · 256 Days on market

Built 1900 6,969 sqft lot ↓ 7% since listing

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Why this score? — see what drove the C+ 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 +22.1/30.0
• Appreciation +9.0/10.0
• ARV discount +7.5/15.0
• DSCR +7.1/10.0
• 1% rule +4.8/10.0
• Schools +3.8/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Large roomy home in the heart of small-town living. Home is located on a corner lot with oversized 1 car garage and extra lean-to storage. Home has been updated throughout the years, has vinyl siding, modern widows, floor to ceiling cabinets in the kitchen and large back entry that has been used as a breakfast nook. Step into the large enclosed front porch, the living room has hardwood floors - home showcases beautiful woodwork throughout. Formal dining room has a built-in buffet and corner windows. 5 bedrooms on the 2nd level and don't miss the walk-up attic with lots of storage space. Main floor bedroom and bathroom with walk in shower are great additions. Don't miss the large back deck to enjoy summer days on. There is lots of potential to make this home fit your own style and improve it for many more years to come. TWO PICTURES HAVE BEEN VIRTUALLY STAGED TO SHOW HOW EASILY THE HOME COULD BE UPDATED AND CHANGED TO MAKE IT YOUR STYLE. Basement isn't as impressive, home has not been living in for some time and is being sold AS IS. Come take at how you could make this your home. Virtual staged back entry breakfast nook - gives you an idea of how you could start transforming this house to give it a fresh new look.

Key facts

• Modern windows
• Vinyl siding
• Corner lot

Tags

• CORNER LOT
• OVERSIZED GARAGE
• VINYL SIDING
• MODERN WINDOWS
• FLOOR TO CEILING CABINETS
• ENCLOSED FRONT PORCH

What this means for you Summary

Snapshot

• This is a 6-bed/2.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $218 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $132k (1.9% below list).
• Recommended offer: $119k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 65/100 on livability (#565 in MN) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: health & safety D+, crime D, amenities F.
• Maccray School District (rural): math 41% / reading 46% proficiency, ranked #188 of 301 in MN (top 62%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Maccray West Elementary (math 57% / reading 52%); Maccray Secondary (math 27% / reading 42%, grade F, #306 of 471 statewide, top 70%, 366 students, 49% FRL) — zoned schools average 49% FRL vs 30% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 1 active listings in the ZIP; 13 units permitted in Chippewa County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $12k of equity ($933 loan paydown + $11k appreciation (8.0% local appreciation)).
• Chippewa County population projected at -12% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (8.0% appreciation + 3.0% rent growth), your $38k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$41k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 256 days — a 12% lower offer ($119k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $118,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 256 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 0.98% ✗
• Cap rate: 8.23%
• Cash-on-cash: 6.93%
• DSCR: 1.31
• GRM: 8.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

8.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 25.3%
• Equity multiple: 2.84×
• Total profit: $69,488
• Equity at exit: $102,586

10-year hold

• IRR: 22.9%
• Equity multiple: 6.06×
• Total profit: $191,194
• Equity at exit: $203,653

Cash invested: $37,800 (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 56260

• Home prices YoY: 4.9%
• Active inventory: 1
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $1,324 medium
• Mortgage (P&I): −$708
• Tax from tax record: −$64 /mo · $764/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$278
• Net cashflow: $218

Break-even live

Break-even rent $1,048

Max offer price $135,000

Occupancy floor 79%

Sensitivity live

Price	-10% $295	-5% $256	+0% $218	+5% $180	+10% $142
Rent	-10% $114	-5% $166	+0% $218	+5% $271	+10% $323
Rate	-1.0pp $286	-0.5pp $253	base $218	+0.5pp $183	+1.0pp $148

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-22
   days on market $135,000 Active 256 DOM
2. 2026-06-21
   days on market $135,000 Active 255 DOM
3. 2026-06-21
   days on market $135,000 Active 254 DOM
4. 2026-06-18
   days on market $135,000 Active 252 DOM
5. 2026-06-17
   days on market $135,000 Active 251 DOM
6. 2026-06-16
   days on market $135,000 Active 250 DOM
7. 2026-06-15
   days on market $135,000 Active 249 DOM
8. 2026-06-13
   days on market $135,000 Active 247 DOM
9. 2026-06-12
   days on market $135,000 Active 246 DOM
10. 2026-06-09
    days on market $135,000 Active 243 DOM
11. 2026-06-08
    days on market $135,000 Active 242 DOM
12. 2026-06-07
    days on market $135,000 Active 241 DOM
13. 2026-06-05
    days on market $135,000 Active 239 DOM
14. 2026-06-04
    days on market $135,000 Active 237 DOM
15. 2026-06-02
    days on market $135,000 Active 236 DOM
16. 2026-06-01
    days on market $135,000 Active 235 DOM
17. 2026-05-31
    days on market $135,000 Active 234 DOM
18. 2026-05-31
    days on market $135,000 Active 233 DOM
19. 2025-11-21
    price $135,000 1243-char remark

    Show marketing remark (1243 chars)

    Large roomy home in the heart of small-town living. Home is located on a corner lot with oversized 1 car garage and extra lean-to storage. Home has been updated throughout the years, has vinyl siding, modern widows, floor to ceiling cabinets in the kitchen and large back entry that has been used as a breakfast nook. Step into the large enclosed front porch, the living room has hardwood floors - home showcases beautiful woodwork throughout. Formal dining room has a built-in buffet and corner windows. 5 bedrooms on the 2nd level and don't miss the walk-up attic with lots of storage space. Main floor bedroom and bathroom with walk in shower are great additions. Don't miss the large back deck to enjoy summer days on. There is lots of potential to make this home fit your own style and improve it for many more years to come. TWO PICTURES HAVE BEEN VIRTUALLY STAGED TO SHOW HOW EASILY THE HOME COULD BE UPDATED AND CHANGED TO MAKE IT YOUR STYLE. Basement isn't as impressive, home has not been living in for some time and is being sold AS IS. Come take at how you could make this your home. Virtual staged back entry breakfast nook - gives you an idea of how you could start transforming this house to give it a fresh new look.

20. 2025-10-09
    listed $145,000 Active 1243-char remark

    Show marketing remark (1243 chars)

    Large roomy home in the heart of small-town living. Home is located on a corner lot with oversized 1 car garage and extra lean-to storage. Home has been updated throughout the years, has vinyl siding, modern widows, floor to ceiling cabinets in the kitchen and large back entry that has been used as a breakfast nook. Step into the large enclosed front porch, the living room has hardwood floors - home showcases beautiful woodwork throughout. Formal dining room has a built-in buffet and corner windows. 5 bedrooms on the 2nd level and don't miss the walk-up attic with lots of storage space. Main floor bedroom and bathroom with walk in shower are great additions. Don't miss the large back deck to enjoy summer days on. There is lots of potential to make this home fit your own style and improve it for many more years to come. TWO PICTURES HAVE BEEN VIRTUALLY STAGED TO SHOW HOW EASILY THE HOME COULD BE UPDATED AND CHANGED TO MAKE IT YOUR STYLE. Basement isn't as impressive, home has not been living in for some time and is being sold AS IS. Come take at how you could make this your home. Virtual staged back entry breakfast nook - gives you an idea of how you could start transforming this house to give it a fresh new look.

ⓘ 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: $764 · $64/mo
• Projected year-2 tax: $1,138 · $95/mo
• Expected delta: +$374/yr (+$31/mo · 49.0%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥99°F today · 14 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,890
• − Mortgage interest: −$7,562
• − Property taxes: −$764
• − Insurance: −$675
• − Repairs & maintenance: −$1,271
• − Management: −$1,271
• − Depreciation: −$3,927
• Taxable income: $419
• Est. tax owed @ 24.0%: −$101
• After-tax cash flow: $2,518/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: Maccray School District
• NCES district ID: 2700091
• Math proficiency: 41% ▼ -10.00%
• Reading proficiency: 46% ▼ -7.00%
• Median HH income: $52,637
• Composite: 37.64/100
• National rank: #4374
• State rank: #188 of 301 in MN

Livability — Maynard

• Score: 65/100
• State rank: #565
• US rank: #13601

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Maynard, MN
• Population (ZIP): 937

Population outlook (Chippewa County) Hauer SSP2

• Today (2025): 11,593 people
• By 2030: 11,294 · -2.6%
• By 2040: 10,715 · -7.6%
• By 2050: 10,229 · -11.8%
• By 2075: 9,600 · -17.2%
• By 2100: 8,500 · -26.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (98%)
• Race & ethnicity: White 98% Two or more races 1%
• Common ancestry: Portuguese 39% Iranian 3% Romanian 3%
• Foreign-born: 1% · Canada
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Chippewa

• 2024 margin: Solid R (+34.1) · D 32.2% · R 66.3% · Other 1.6%
• 2008→2024 swing: -40.0pp toward R · 2008: 5.9pp · 2024: -34.1pp
• All cycles: 2024: R+34.1 2020: R+30.6 2016: R+28.9 2012: D+1.9 2008: D+5.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 8.00%
• Current HPI: 171.5985
• 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

-6.9% since first listed

2 events — show timeline

• 2025-11-21 Price Changed $135,000 NORTHSTARMLS as Distributed by MLS Grid
• 2025-10-09 Listed $145,000 NORTHSTARMLS as Distributed by MLS Grid

Property tax history

+2.7%/yr

Latest (2025): $764 · +4.7% YoY. Source: county tax records.