352 Birch Ave S · Maple Lake, MN 55358

$84,900

1 bd · 1.0 ba · 420 sqft · SingleFamily public records · 37 Days on market

Built 1952

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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 +28.3/30.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +7.1/10.0
• Schools +5.0/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Fixer-Upper Opportunity & acirc; & euro; & ldquo; Maple Lake Investor special! This 1 bed, 1 bath home is a full rehab project with strong upside potential. Sitting on a 7,521 sq ft lot, the property also includes a 900 sq ft garage, offering great storage and workshop space. The home also features a full basement. Located on a quiet street near local shops, dining, and lakes, this is a solid opportunity for investors looking to add value. Property sold as-is. Bring all offers!

Key facts

• Great storage
• Workshop space
• Quiet street

Tags

• GREAT STORAGE
• WORKSHOP SPACE
• FULL BASEMENT
• QUIET STREET
• LOCAL SHOPS
• DINING

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $271 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $82k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.1% vs local median 1.9% in Maple Lake — 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 72/100 on livability (#273 in MN) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: health & safety D+, amenities F, commute F.
• Maple Lake Public School District (rural): math 57% / reading 58% proficiency, ranked #50 of 301 in MN (top 17%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 16% free/reduced lunch — higher-income household profile.
• Market conditions: 44 active listings in the ZIP; 1,260 units permitted in Wright County in 2024 (180 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $587 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Wright County population projected at +9% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($82k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 32y 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 $12k; list at $85k implies a 585% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1952 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $82,353 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1952 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 1.21% ✓
• Cap rate: 10.12%
• Cash-on-cash: 13.68%
• DSCR: 1.61
• GRM: 6.9

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: 3.8%
• Equity multiple: 1.15×
• Total profit: $3,487
• Equity at exit: $12,659

10-year hold

• IRR: 13.3%
• Equity multiple: 2.06×
• Total profit: $25,205
• Equity at exit: $7,341

Cash invested: $23,772 (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 55358

• Home prices YoY: -14.9%
• Active inventory: 44
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $1,026 medium
• Mortgage (P&I): −$445
• Tax from tax record: −$59 /mo · $710/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$216
• Net cashflow: $271

Break-even live

Break-even rent $683

Max offer price $84,900

Occupancy floor 69%

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: $21,225
• Closing costs: $2,547
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-18
   days on market $84,900 Active 37 DOM
2. 2026-06-17
   days on market $84,900 Active 36 DOM
3. 2026-06-16
   days on market $84,900 Active 35 DOM
4. 2026-06-15
   days on market $84,900 Active 34 DOM
5. 2026-06-13
   days on market $84,900 Active 32 DOM
6. 2026-06-09
   days on market $84,900 Active 28 DOM
7. 2026-06-08
   days on market $84,900 Active 27 DOM
8. 2026-06-07
   days on market $84,900 Active 26 DOM
9. 2026-06-04
   days on market $84,900 Active 23 DOM
10. 2026-06-03
    days on market $84,900 Active 22 DOM
11. 2026-06-02
    days on market $84,900 Active 21 DOM
12. 2026-06-01
    days on market $84,900 Active 20 DOM
13. 2026-05-31
    days on market $84,900 Active 19 DOM
14. 2026-05-12
    listed $84,900 Active 478-char remark
15. 1994-04-07
    soldstatus $12,400
16. 1994-04-07
    soldstatus $12,400
17. 1994-03-24
    historical
18. 1994-01-06
    listed $12,900

ⓘ 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: $710 · $59/mo
• Projected year-2 tax: $830 · $69/mo
• Expected delta: +$120/yr (+$10/mo · 17.0%)

ⓘ 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 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,315
• − Mortgage interest: −$4,756
• − Property taxes: −$710
• − Insurance: −$424
• − Repairs & maintenance: −$985
• − Management: −$985
• − Depreciation: −$2,470
• Taxable income: $1,985
• Est. tax owed @ 24.0%: −$476
• After-tax cash flow: $2,775/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: Maple Lake Public School District
• NCES district ID: 2718810
• Math proficiency: 57% ▼ -2.00%
• Reading proficiency: 58% ▬ 0.00%
• Median HH income: $65,183
• Composite: 50.46/100
• National rank: #1859
• State rank: #50 of 301 in MN

Livability — Maple Lake

• Score: 72/100
• State rank: #273
• US rank: #5947

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Maple Lake, MN
• Population (ZIP): 5,266

Population outlook (Wright County) Hauer SSP2

• Today (2025): 142,526 people
• By 2030: 146,915 · +3.1%
• By 2040: 153,625 · +7.8%
• By 2050: 155,416 · +9.0%
• By 2075: 150,352 · +5.5%
• By 2100: 130,631 · -8.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Hispanic / Latino 4% Two or more races 3%
• Common ancestry: Portuguese 10% Lithuanian 8% Romanian 5%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 1% Chinese 1% German/W. Germanic 1%

Political lean MEDSL · Wright

• 2024 margin: Strong R (+29.4) · D 34.4% · R 63.8% · Other 1.8%
• 2008→2024 swing: -11.9pp toward R · 2008: -17.4pp · 2024: -29.4pp
• All cycles: 2024: R+29.4 2020: R+28.6 2016: R+33.2 2012: R+21.4 2008: R+17.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -53.86%
• Current HPI: 308.513
• 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

+558.1% since first listed

5 events — show timeline

• 2026-05-12 Listed $84,900 FSBO.com
• 1994-04-07 Sold (Public Records) $12,400 Public Records
• 1994-04-07 Sold (MLS) $12,400 NORTHSTARMLS as Distributed by MLS Grid
• 1994-03-24 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 1994-01-06 Listed $12,900 NORTHSTARMLS as Distributed by MLS Grid

Property tax history

-4.0%/yr

Latest (2025): $710 · +33.0% YoY. Source: county tax records.