2072 220th Ave · Mora, MN 55051

$399,900

3 bd · 3.0 ba · 2,772 sqft · SingleFamily public records · 27 Days on market

Built 2000 5.10 ac lot $144/sqft · 62% below area

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Why this score? — see what drove the F 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).

• Appreciation +8.1/10.0
• ARV discount +7.5/15.0
• Schools +4.3/10.0
• Cash flow +3.7/30.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0

Listing remarks MLS

Very well built home with lots of space. Close to town on blacktop but with room to roam. Additional garage, large concrete apron. Home custom built with large rooms and plenty of space for 4th bedroom in lower level. A perfect spot to call home!

Key facts

• Large deck
• Cozy wood stove
• Inviting front porch

Tags

• INVITING FRONT PORCH
• SUN-FILLED LIVING ROOM
• AMPLE CABINET SPACE
• COZY WOOD STOVE
• LARGE DECK
• WILDLIFE VIEWS

Property features AI

Finance

• Other: Accessibility features: reduced-height counters, 36+" doors, lowered switches/controls

Exterior

• Parking: Attached insulated garage with garage door opener; 4 garage spaces; Gravel and concrete surfaces; Additional garage structures on property
• Utilities: Well water; Private sewer; Electric fuel
• Home design: Residential property; One-level living (with lower level daylight/finished basement); Main-floor primary bedroom; Main entry level: Main; French doors
• Construction: Block foundation; Shingled asphalt pitched roof (over 8 years old); Basement: full, finished, daylight/lookout windows, egress windows, drain tiled, sump pump, other
• Exterior features: Deck; Porch; Corner lot; Light tree coverage; County road frontage with paved streets

Interior

• Kitchen: Range; Microwave; Dishwasher; Refrigerator; Eat-in kitchen
• Bedrooms: 3 bedrooms with main-floor primary; Main-floor bedrooms (3 on one level)
• Bathrooms: One full bath and two 3/4 baths; Primary bath is a 3/4 with walk-through access; Main floor has a full bath and a 3/4 bath; Basement includes a 3/4 bath
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Ceiling fans; French doors; Kitchen window; Natural woodwork; Washer/dryer hookup; Walk-in closet; Air-to-air exchanger; Electric water heater; Exhaust fan; Water softener (owned)
• Laundry & utility: Lower-level laundry room; Washer; Dryer; Washer/dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $400k.

Deal economics

• At list price, monthly cash flow is $-1k ($-14k/yr) — negative.
• To cash-flow at today's rent, offer at most $193k (51.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $190k (52.4% below list).
• Recommended offer: $190k (52.4% below list) — sets the bar for 1% rule.
• Cap rate 2.8% vs local median 4.0% in Mora — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

Location & tenants

• Location reads 74/100 on livability (#207 in MN, #4,362 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: employment D+, health & safety D+, amenities F.
• Mora Public School District (town): math 44% / reading 58% proficiency, ranked #115 of 301 in MN (top 38%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 108 active listings in the ZIP; 59 units permitted in Kanabec County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $27k of equity ($3k loan paydown + $25k appreciation (6.2% local appreciation)).
• Kanabec County population projected at -25% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 2, paydown + projected appreciation supports a ~$44k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 27 days — a 2% lower offer ($394k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 15y 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 $160k; list at $400k implies a 150% gain — meaningful room to come down on a strong offer.

Recommended offer $190,387 (52.4% 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: 0.48% ✗
• Cap rate: 2.77%
• Cash-on-cash: -12.57%
• DSCR: 0.44
• GRM: 17.5

CMA / ARV

• ARV (median comp): $1,075,931
• List price: $399,900
• Delta: -62.83%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

6.15% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 5.7%
• Equity multiple: 1.40×
• Total profit: $44,288
• Equity at exit: $255,172

10-year hold

• IRR: 8.0%
• Equity multiple: 2.68×
• Total profit: $187,792
• Equity at exit: $466,039

Cash invested: $111,972 (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 55051

• Home prices YoY: 2.0%
• Active inventory: 108
• Price-to-rent: 17.5×

Monthly cashflow live

• Estimated rent: $1,904 medium
• Mortgage (P&I): −$2,097
• Tax from tax record: −$413 /mo · $4,958/yr
• Insurance: −$167
• HOA: −$0
• Vacancy / Maint / Mgmt: −$400
• Net cashflow: $-1,173

Break-even live

Break-even rent $3,388

Max offer price $192,710

Occupancy floor —

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: $99,975
• Closing costs: $11,997
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-06-09
   statusdays on market $399,900 Pending 27 DOM
2. 2026-06-08
   days on market $399,900 Contingent - Inspection 26 DOM
3. 2026-06-07
   days on market $399,900 Contingent - Inspection 25 DOM
4. 2026-06-05
   days on market $399,900 Contingent - Inspection 23 DOM
5. 2026-06-04
   days on market $399,900 Contingent - Inspection 21 DOM
6. 2026-06-02
   days on market $399,900 Contingent - Inspection 20 DOM
7. 2026-06-01
   statusdays on market $399,900 Contingent - Inspection 19 DOM
8. 2026-05-31
   days on market $399,900 Active 18 DOM
9. 2026-05-31
   days on market $399,900 Active 17 DOM
10. 2026-05-13
    listed $399,900 Active 1315-char remark
11. 2012-06-29
    soldstatus $160,000 246-char remark

    Show marketing remark (246 chars)

    Very well built home with lots of space. Close to town on blacktop but with room to roam. Additional garage, large concrete apron. Home custom built with large rooms and plenty of space for 4th bedroom in lower level. A perfect spot to call home!

12. 2012-06-29
    soldstatus $160,000

    Show marketing remark (246 chars)

    Very well built home with lots of space. Close to town on blacktop but with room to roam. Additional garage, large concrete apron. Home custom built with large rooms and plenty of space for 4th bedroom in lower level. A perfect spot to call home!

13. 2012-05-25
    historical 246-char remark

    Show marketing remark (246 chars)

    Very well built home with lots of space. Close to town on blacktop but with room to roam. Additional garage, large concrete apron. Home custom built with large rooms and plenty of space for 4th bedroom in lower level. A perfect spot to call home!

14. 2011-11-27
    listed $167,000 246-char remark

    Show marketing remark (246 chars)

    Very well built home with lots of space. Close to town on blacktop but with room to roam. Additional garage, large concrete apron. Home custom built with large rooms and plenty of space for 4th bedroom in lower level. A perfect spot to call home!

ⓘ 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: $4,958 · $413/mo
• Projected year-2 tax: $4,958 · $413/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 1/10 Low 7 d/yr ≥97°F today · 13 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,846
• − Mortgage interest: −$22,401
• − Property taxes: −$4,958
• − Insurance: −$2,000
• − Repairs & maintenance: −$1,828
• − Management: −$1,828
• − Depreciation: −$11,633
• Taxable loss: −$21,801
• Est. tax savings @ 24.0%: +$5,232
• After-tax cash flow: $-8,842/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: Mora Public School District
• NCES district ID: 2721480
• Math proficiency: 44% ▼ -15.00%
• Reading proficiency: 58% ▼ -8.00%
• Median HH income: $46,788
• Composite: 43.26/100
• National rank: #3052
• State rank: #115 of 301 in MN

Livability — Mora

• Score: 74/100
• State rank: #207
• US rank: #4362

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 9,927

Population outlook (Kanabec County) Hauer SSP2

• Today (2025): 14,998 people
• By 2030: 14,363 · -4.2%
• By 2040: 12,841 · -14.4%
• By 2050: 11,299 · -24.7%
• By 2075: 8,458 · -43.6%
• By 2100: 6,283 · -58.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 4% Hispanic / Latino 1%
• Common ancestry: Portuguese 10% Scottish 5% Lithuanian 3%
• Foreign-born: 1%
• Languages at home: 97% English-only · German/W. Germanic 2% Spanish 1%

Political lean MEDSL · Kanabec

• 2024 margin: Solid R (+42.4) · D 28.1% · R 70.4% · Other 1.5%
• 2008→2024 swing: -33.7pp toward R · 2008: -8.7pp · 2024: -42.4pp
• All cycles: 2024: R+42.4 2020: R+37.9 2016: R+35.7 2012: R+9.0 2008: R+8.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 6.15%
• Current HPI: 313.18
• 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

+139.5% since first listed

7 events — show timeline

• 2026-06-09 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2026-06-01 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2026-05-13 Listed $399,900 NORTHSTARMLS as Distributed by MLS Grid
• 2012-06-29 Sold (Public Records) $160,000 Public Records
• 2012-06-29 Sold (MLS) $160,000 NORTHSTARMLS as Distributed by MLS Grid
• 2012-05-25 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2011-11-27 Listed $167,000 NORTHSTARMLS as Distributed by MLS Grid

Property tax history

+8.0%/yr

Latest (2025): $4,958 · +11.7% YoY. Source: county tax records.