1580 Ramada Ave S · Lake St. Croix Beach, MN 55043

$375,000

3 bd · 2.0 ba · 1,248 sqft · SingleFamily public records · 66 Days on market

Built 1977 0.32 ac lot ↓ 6% since listing

---

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 +14.9/30.0
• ARV discount +7.5/15.0
• Schools +5.0/10.0
• DSCR +4.5/10.0
• 1% rule +3.4/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Just a short stroll from the sandy St. Croix shoreline, this rambler blends easy one-level living with a bright rear addition that gives you extra room to gather. Step inside to a cozy living room anchored by a classic fireplace, move through a dedicated dining room, and arrive in the spacious bonus room-perfect for movie nights, play space, or a sunny office. A thoughtfully arranged kitchen sits just off the traffic flow, while the back door leads to a large backyard that's ideal for evening cookouts or lawn games. The attached garage keeps bikes, paddleboards, and beach gear organized. Quick routes to the Twin Cities- all without the waterfront price tag. Come see it for yourself and make everyday life feel like a weekend getaway!

Key facts

• 0.32 acre lot
• 2 garage spots
• Built 1977

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $375k.

Deal economics

• At list price, monthly cash flow is $108 ($1k/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 $316k (15.9% below list).
• Recommended offer: $316k (15.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• Stillwater Area Public School District (suburban): math 53% / reading 56% proficiency, ranked #54 of 301 in MN (top 18%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 12% free/reduced lunch — higher-income household profile.
• Zoned schools: Afton-Lakeland Elementary (math 52% / reading 52%, grade C-, #368 of 857 statewide, top 47%, 474 students, 19% FRL); Oak-Land Middle School (math 50% / reading 52%, grade C, #69 of 258 statewide, top 27%, 933 students, 28% FRL); Stillwater Area High School (math 57% / reading 66%, grade B-, #39 of 471 statewide, top 9%, 2,647 students, 20% FRL).
• Market conditions: 16 active listings in the ZIP; 1,405 units permitted in Washington County in 2024 (121 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $11k of value loss. Plan a longer hold.
• Washington County population projected at +16% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 66 days — a 6% lower offer ($352k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts 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 $315,562 (15.9% below list)

Questions for the listing agent

1. It's been on market 66 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
2. Built in 1977 — 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. 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: 0.84% ✗
• Cap rate: 6.64%
• Cash-on-cash: 1.24%
• DSCR: 1.05
• GRM: 9.9

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: -14.4%
• Equity multiple: 0.49×
• Total profit: $-53,957
• Equity at exit: $55,914

10-year hold

• IRR: -5.7%
• Equity multiple: 0.63×
• Total profit: $-38,438
• Equity at exit: $32,423

Cash invested: $105,000 (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 55043

• Active inventory: 16
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $3,156 medium
• Mortgage (P&I): −$1,967
• Tax from tax record: −$262 /mo · $3,144/yr
• Insurance: −$156
• HOA: −$0
• Vacancy / Maint / Mgmt: −$663
• Net cashflow: $108

Break-even live

Break-even rent $3,019

Max offer price $375,000

Occupancy floor 92%

Sensitivity live

Price	-10% $320	-5% $214	+0% $108	+5% $2	+10% $-104
Rent	-10% $-141	-5% $-16	+0% $108	+5% $233	+10% $357
Rate	-1.0pp $297	-0.5pp $204	base $108	+0.5pp $11	+1.0pp $-88

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: $93,750
• Closing costs: $11,250
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-18
   days on market $375,000 Active 66 DOM
2. 2026-06-17
   days on market $375,000 Active 65 DOM
3. 2026-06-16
   days on market $375,000 Active 64 DOM
4. 2026-06-15
   days on market $375,000 Active 63 DOM
5. 2026-06-13
   days on market $375,000 Active 61 DOM
6. 2026-06-13
   days on market $375,000 Active 60 DOM
7. 2026-06-09
   days on market $375,000 Active 57 DOM
8. 2026-06-08
   days on market $375,000 Active 56 DOM
9. 2026-06-07
   days on market $375,000 Active 55 DOM
10. 2026-06-04
    days on market $375,000 Active 52 DOM
11. 2026-06-03
    days on market $375,000 Active 51 DOM
12. 2026-06-02
    days on market $375,000 Active 50 DOM
13. 2026-06-01
    days on market $375,000 Active 49 DOM
14. 2026-05-31
    days on market $375,000 Active 48 DOM
15. 2026-05-06
    price $375,000 742-char remark

    Show marketing remark (742 chars)

    Just a short stroll from the sandy St. Croix shoreline, this rambler blends easy one-level living with a bright rear addition that gives you extra room to gather. Step inside to a cozy living room anchored by a classic fireplace, move through a dedicated dining room, and arrive in the spacious bonus room-perfect for movie nights, play space, or a sunny office. A thoughtfully arranged kitchen sits just off the traffic flow, while the back door leads to a large backyard that's ideal for evening cookouts or lawn games. The attached garage keeps bikes, paddleboards, and beach gear organized. Quick routes to the Twin Cities- all without the waterfront price tag. Come see it for yourself and make everyday life feel like a weekend getaway!

16. 2026-04-21
    status Active 742-char remark

    Show marketing remark (742 chars)

    Just a short stroll from the sandy St. Croix shoreline, this rambler blends easy one-level living with a bright rear addition that gives you extra room to gather. Step inside to a cozy living room anchored by a classic fireplace, move through a dedicated dining room, and arrive in the spacious bonus room-perfect for movie nights, play space, or a sunny office. A thoughtfully arranged kitchen sits just off the traffic flow, while the back door leads to a large backyard that's ideal for evening cookouts or lawn games. The attached garage keeps bikes, paddleboards, and beach gear organized. Quick routes to the Twin Cities- all without the waterfront price tag. Come see it for yourself and make everyday life feel like a weekend getaway!

17. 2026-04-17
    status Contingent - Inspection 742-char remark

    Show marketing remark (742 chars)

    Just a short stroll from the sandy St. Croix shoreline, this rambler blends easy one-level living with a bright rear addition that gives you extra room to gather. Step inside to a cozy living room anchored by a classic fireplace, move through a dedicated dining room, and arrive in the spacious bonus room-perfect for movie nights, play space, or a sunny office. A thoughtfully arranged kitchen sits just off the traffic flow, while the back door leads to a large backyard that's ideal for evening cookouts or lawn games. The attached garage keeps bikes, paddleboards, and beach gear organized. Quick routes to the Twin Cities- all without the waterfront price tag. Come see it for yourself and make everyday life feel like a weekend getaway!

18. 2026-04-12
    historical Contingent - Inspection 742-char remark

    Show marketing remark (742 chars)

    Just a short stroll from the sandy St. Croix shoreline, this rambler blends easy one-level living with a bright rear addition that gives you extra room to gather. Step inside to a cozy living room anchored by a classic fireplace, move through a dedicated dining room, and arrive in the spacious bonus room-perfect for movie nights, play space, or a sunny office. A thoughtfully arranged kitchen sits just off the traffic flow, while the back door leads to a large backyard that's ideal for evening cookouts or lawn games. The attached garage keeps bikes, paddleboards, and beach gear organized. Quick routes to the Twin Cities- all without the waterfront price tag. Come see it for yourself and make everyday life feel like a weekend getaway!

19. 2026-04-09
    listed $389,900 Active 742-char remark

    Show marketing remark (742 chars)

    Just a short stroll from the sandy St. Croix shoreline, this rambler blends easy one-level living with a bright rear addition that gives you extra room to gather. Step inside to a cozy living room anchored by a classic fireplace, move through a dedicated dining room, and arrive in the spacious bonus room-perfect for movie nights, play space, or a sunny office. A thoughtfully arranged kitchen sits just off the traffic flow, while the back door leads to a large backyard that's ideal for evening cookouts or lawn games. The attached garage keeps bikes, paddleboards, and beach gear organized. Quick routes to the Twin Cities- all without the waterfront price tag. Come see it for yourself and make everyday life feel like a weekend getaway!

20. 2026-04-06
    historical $389,900 742-char remark

    Show marketing remark (742 chars)

    Just a short stroll from the sandy St. Croix shoreline, this rambler blends easy one-level living with a bright rear addition that gives you extra room to gather. Step inside to a cozy living room anchored by a classic fireplace, move through a dedicated dining room, and arrive in the spacious bonus room-perfect for movie nights, play space, or a sunny office. A thoughtfully arranged kitchen sits just off the traffic flow, while the back door leads to a large backyard that's ideal for evening cookouts or lawn games. The attached garage keeps bikes, paddleboards, and beach gear organized. Quick routes to the Twin Cities- all without the waterfront price tag. Come see it for yourself and make everyday life feel like a weekend getaway!

21. 2025-08-15
    price $389,900
22. 2025-07-17
    listed $400,000 Active
23. 2025-07-14
    historical

ⓘ 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: $3,144 · $262/mo
• Projected year-2 tax: $3,672 · $306/mo
• Expected delta: +$528/yr (+$44/mo · 16.8%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 22% 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 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $37,867
• − Mortgage interest: −$21,006
• − Property taxes: −$3,144
• − Insurance: −$1,875
• − Repairs & maintenance: −$3,029
• − Management: −$3,029
• − Depreciation: −$10,909
• Taxable loss: −$5,125
• Est. tax savings @ 24.0%: +$1,230
• After-tax cash flow: $2,528/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: Stillwater Area Public School District
• NCES district ID: 2738190
• Math proficiency: 53% ▼ -11.00%
• Reading proficiency: 56% ▼ -12.00%
• Median HH income: $84,438
• Composite: 49.8/100
• National rank: #1954
• State rank: #54 of 301 in MN

Livability — Lake St. Croix Beach

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

Census & demographics

• Census place: Lake St. Croix Beach, MN
• Population (ZIP): 3,471

Population outlook (Washington County) Hauer SSP2

• Today (2025): 278,554 people
• By 2030: 290,465 · +4.3%
• By 2040: 310,014 · +11.3%
• By 2050: 324,118 · +16.4%
• By 2075: 362,697 · +30.2%
• By 2100: 381,491 · +37.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Two or more races 6% Hispanic / Latino 2% Asian 2%
• Common ancestry: Portuguese 13% Lithuanian 6% Romanian 5%
• Foreign-born: 3% · South Korea, Canada
• Languages at home: 96% English-only · Spanish 2% German/W. Germanic 1%

Political lean MEDSL · Washington

• 2024 margin: Lean D (+8.9) · D 53.5% · R 44.6% · Other 1.9%
• 2008→2024 swing: +4.6pp toward D · 2008: 4.3pp · 2024: 8.9pp
• All cycles: 2024: D+8.9 2020: D+9.2 2016: D+1.9 2012: D+0.8 2008: D+4.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -159.52%
• Current HPI: 260.4948
• 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

-6.2% since first listed

9 events — show timeline

• 2026-05-06 Price Changed $375,000 NORTHSTARMLS as Distributed by MLS Grid
• 2026-04-21 Relisted — NORTHSTARMLS as Distributed by MLS Grid
• 2026-04-17 Relisted — NORTHSTARMLS as Distributed by MLS Grid
• 2026-04-12 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2026-04-09 Listed $389,900 NORTHSTARMLS as Distributed by MLS Grid
• 2026-04-06 Coming Soon $389,900 NORTHSTARMLS as Distributed by MLS Grid
• 2025-08-15 Price Changed $389,900 NORTHSTARMLS as Distributed by MLS Grid
• 2025-07-17 Listed $400,000 NORTHSTARMLS as Distributed by MLS Grid
• 2025-07-14 Coming Soon — NORTHSTARMLS as Distributed by MLS Grid

Property tax history

+2.7%/yr

Latest (2025): $3,144 · +1.3% YoY. Source: county tax records.