2413 Jandell Ave NE · St. Michael, MN 55341

$439,290

5 bd · 3.0 ba · 2,199 sqft · Other · 69 Days on market

Built 2026 8,712 sqft lot $200/sqft · 30% below area Est $627k · 30% under $40/mo HOA · 1% of rent

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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 +7.9/30.0
• Schools +5.8/10.0
• 1% rule +2.5/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This new split-level home delivers low-maintenance living without giving up modern comfort. Beyond the foyer is a spacious living room for shared entertainment space, which connects to a fully equipped kitchen and a dining area with outdoor access. On the opposite side of the layout are two secondary bedrooms, a convenient full-sized bathroom and a tranquil owner's suite, complete with an en-suite bathroom. An enviable three-car garage provides versatile storage room. An optional finished basement offers add-ons like a recreation room and two additional bedrooms.

Key facts

• Contemporary kitchen
• Private bath
• Central living room

Tags

• CENTRAL LIVING ROOM
• CONTEMPORARY KITCHEN
• LUXURY VINYL PLANK FLOORING
• PRIVATE BATH
• GLASS ENCLOSED SHOWER
• FINISHED WALKOUT BASEMENT

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath other listed at $439k.

Deal economics

• At list price, monthly cash flow is $-467 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $372k (15.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $330k (24.8% below list).
• Recommended offer: $330k (24.8% below list) — sets the bar for 1% rule.
• Cap rate 5.0% vs local median 3.2% in St. Michael — 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: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• St. Michael-Albertville School District (rural): math 62% / reading 66% proficiency, ranked #17 of 301 in MN (top 6%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 9% free/reduced lunch — higher-income household profile.
• Zoned schools: St. Michael Elementary (math 84% / reading 71%, grade A, #21 of 857 statewide, top 3%, 588 students, 23% FRL); St. Michael-Albertville Middle East (math 57% / reading 65%, grade B+, #24 of 258 statewide, top 9%, 892 students, 18% FRL); St. Michael-Albertville Senior High (math 60% / reading 71%, grade B, #27 of 471 statewide, top 6%, 2,240 students, 17% FRL).
• Market conditions: 102 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 $3k of loan paydown is wiped out by about $13k 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.

Negotiation context

• It's been on market 69 days — a 6% lower offer ($413k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $34k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $330,211 (24.8% 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. It's been on market 69 days. Have you received any prior offers? Is the seller open to a 25% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 0.75% ✗
• Cap rate: 5.02%
• Cash-on-cash: -4.56%
• DSCR: 0.80
• GRM: 11.1

CMA / ARV

• ARV (median comp): $627,132
• List price: $439,290
• Delta: -29.95%
• Verdict: UNDERPRICED
• Comps: 2 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -24.0%
• Equity multiple: 0.18×
• Total profit: $-100,864
• Equity at exit: $65,500

10-year hold

• IRR: -19.1%
• Equity multiple: -0.02×
• Total profit: $-125,841
• Equity at exit: $37,982

Cash invested: $123,001 (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 55341

• Home prices YoY: -16.0%
• Active inventory: 102
• Price-to-rent: 11.1×

Monthly cashflow live

• Estimated rent: $3,302 medium
• Mortgage (P&I): −$2,304
• Tax est. 1.5%: −$549 /mo · $6,589/yr
• Insurance: −$183
• HOA: −$40
• Vacancy / Maint / Mgmt: −$693
• Net cashflow: $-467

Break-even live

Break-even rent $3,893

Max offer price $371,690

Occupancy floor —

Sensitivity live

Price	-10% $-164	-5% $-315	+0% $-467	+5% $-619	+10% $-771
Rent	-10% $-728	-5% $-598	+0% $-467	+5% $-337	+10% $-206
Rate	-1.0pp $-246	-0.5pp $-355	base $-467	+0.5pp $-581	+1.0pp $-697

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: $109,822
• Closing costs: $13,179
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $40 · $480/yr

Listing history 18 events

1. 2026-06-04
   statusdays on market $439,290 Pending 69 DOM
2. 2026-06-03
   days on market $439,290 Active 68 DOM
3. 2026-06-02
   days on market $439,290 Active 67 DOM
4. 2026-06-01
   days on market $439,290 Active 66 DOM
5. 2026-05-31
   days on market $439,290 Active 65 DOM
6. 2026-05-19
   price $439,290 569-char remark

   Show marketing remark (569 chars)

   This new split-level home delivers low-maintenance living without giving up modern comfort. Beyond the foyer is a spacious living room for shared entertainment space, which connects to a fully equipped kitchen and a dining area with outdoor access. On the opposite side of the layout are two secondary bedrooms, a convenient full-sized bathroom and a tranquil owner's suite, complete with an en-suite bathroom. An enviable three-car garage provides versatile storage room. An optional finished basement offers add-ons like a recreation room and two additional bedrooms.

7. 2026-05-13
   price $440,290 569-char remark

   Show marketing remark (569 chars)

   This new split-level home delivers low-maintenance living without giving up modern comfort. Beyond the foyer is a spacious living room for shared entertainment space, which connects to a fully equipped kitchen and a dining area with outdoor access. On the opposite side of the layout are two secondary bedrooms, a convenient full-sized bathroom and a tranquil owner's suite, complete with an en-suite bathroom. An enviable three-car garage provides versatile storage room. An optional finished basement offers add-ons like a recreation room and two additional bedrooms.

8. 2026-05-12
   price $439,290 1296-char remark

   Show marketing remark (1296 chars)

   Under construction and move-in ready in July! Set on a generous homesite, this 1,273-square-foot split-level home is designed for effortless living and modern style. Step inside to discover a welcoming central living room that flows into a contemporary kitchen featuring sleek cabinetry, Silestone® countertops and LG® stainless steel appliances. The dining area offers seamless access to the outdoors, making it perfect for entertaining or relaxing. Enjoy luxury vinyl plank flooring in key areas, plush carpeting in the bedrooms and professionally curated interior color packages. The owner’s suite is a true retreat with a private bath boasting a glass-enclosed shower, raised-height elongated toilet and chrome Moen® fixtures. Two secondary bedrooms and a full bath on the main level provide comfort for family or guests. The finished walkout basement offers another set of two secondary bedrooms, full bath, and recreation room - perfect for entertaining overnight guests or growing families! The impressive three-car garage is fully drywalled and insulated, offering ample space for vehicles, storage or hobbies. With energy-efficient upgrades and smart home features throughout, this home is packed with value - homes like this move quickly, so schedule your tour today!

9. 2026-05-05
   price $449,290 1296-char remark

   Show marketing remark (1296 chars)

   Under construction and move-in ready in July! Set on a generous homesite, this 1,273-square-foot split-level home is designed for effortless living and modern style. Step inside to discover a welcoming central living room that flows into a contemporary kitchen featuring sleek cabinetry, Silestone® countertops and LG® stainless steel appliances. The dining area offers seamless access to the outdoors, making it perfect for entertaining or relaxing. Enjoy luxury vinyl plank flooring in key areas, plush carpeting in the bedrooms and professionally curated interior color packages. The owner’s suite is a true retreat with a private bath boasting a glass-enclosed shower, raised-height elongated toilet and chrome Moen® fixtures. Two secondary bedrooms and a full bath on the main level provide comfort for family or guests. The finished walkout basement offers another set of two secondary bedrooms, full bath, and recreation room - perfect for entertaining overnight guests or growing families! The impressive three-car garage is fully drywalled and insulated, offering ample space for vehicles, storage or hobbies. With energy-efficient upgrades and smart home features throughout, this home is packed with value - homes like this move quickly, so schedule your tour today!

10. 2026-05-01
    price $462,290 569-char remark

    Show marketing remark (569 chars)

    This new split-level home delivers low-maintenance living without giving up modern comfort. Beyond the foyer is a spacious living room for shared entertainment space, which connects to a fully equipped kitchen and a dining area with outdoor access. On the opposite side of the layout are two secondary bedrooms, a convenient full-sized bathroom and a tranquil owner's suite, complete with an en-suite bathroom. An enviable three-car garage provides versatile storage room. An optional finished basement offers add-ons like a recreation room and two additional bedrooms.

11. 2026-04-14
    price $460,290 1296-char remark

    Show marketing remark (1296 chars)

    Under construction and move-in ready in July! Set on a generous homesite, this 1,273-square-foot split-level home is designed for effortless living and modern style. Step inside to discover a welcoming central living room that flows into a contemporary kitchen featuring sleek cabinetry, Silestone® countertops and LG® stainless steel appliances. The dining area offers seamless access to the outdoors, making it perfect for entertaining or relaxing. Enjoy luxury vinyl plank flooring in key areas, plush carpeting in the bedrooms and professionally curated interior color packages. The owner’s suite is a true retreat with a private bath boasting a glass-enclosed shower, raised-height elongated toilet and chrome Moen® fixtures. Two secondary bedrooms and a full bath on the main level provide comfort for family or guests. The finished walkout basement offers another set of two secondary bedrooms, full bath, and recreation room - perfect for entertaining overnight guests or growing families! The impressive three-car garage is fully drywalled and insulated, offering ample space for vehicles, storage or hobbies. With energy-efficient upgrades and smart home features throughout, this home is packed with value - homes like this move quickly, so schedule your tour today!

12. 2026-04-09
    price $460,290 569-char remark

    Show marketing remark (569 chars)

    This new split-level home delivers low-maintenance living without giving up modern comfort. Beyond the foyer is a spacious living room for shared entertainment space, which connects to a fully equipped kitchen and a dining area with outdoor access. On the opposite side of the layout are two secondary bedrooms, a convenient full-sized bathroom and a tranquil owner's suite, complete with an en-suite bathroom. An enviable three-car garage provides versatile storage room. An optional finished basement offers add-ons like a recreation room and two additional bedrooms.

13. 2026-03-31
    price $458,290 1296-char remark

    Show marketing remark (1296 chars)

    Under construction and move-in ready in July! Set on a generous homesite, this 1,273-square-foot split-level home is designed for effortless living and modern style. Step inside to discover a welcoming central living room that flows into a contemporary kitchen featuring sleek cabinetry, Silestone® countertops and LG® stainless steel appliances. The dining area offers seamless access to the outdoors, making it perfect for entertaining or relaxing. Enjoy luxury vinyl plank flooring in key areas, plush carpeting in the bedrooms and professionally curated interior color packages. The owner’s suite is a true retreat with a private bath boasting a glass-enclosed shower, raised-height elongated toilet and chrome Moen® fixtures. Two secondary bedrooms and a full bath on the main level provide comfort for family or guests. The finished walkout basement offers another set of two secondary bedrooms, full bath, and recreation room - perfect for entertaining overnight guests or growing families! The impressive three-car garage is fully drywalled and insulated, offering ample space for vehicles, storage or hobbies. With energy-efficient upgrades and smart home features throughout, this home is packed with value - homes like this move quickly, so schedule your tour today!

14. 2026-03-27
    price $458,290 569-char remark

    Show marketing remark (1296 chars)

    Under construction and move-in ready in July! Set on a generous homesite, this 1,273-square-foot split-level home is designed for effortless living and modern style. Step inside to discover a welcoming central living room that flows into a contemporary kitchen featuring sleek cabinetry, Silestone® countertops and LG® stainless steel appliances. The dining area offers seamless access to the outdoors, making it perfect for entertaining or relaxing. Enjoy luxury vinyl plank flooring in key areas, plush carpeting in the bedrooms and professionally curated interior color packages. The owner’s suite is a true retreat with a private bath boasting a glass-enclosed shower, raised-height elongated toilet and chrome Moen® fixtures. Two secondary bedrooms and a full bath on the main level provide comfort for family or guests. The finished walkout basement offers another set of two secondary bedrooms, full bath, and recreation room - perfect for entertaining overnight guests or growing families! The impressive three-car garage is fully drywalled and insulated, offering ample space for vehicles, storage or hobbies. With energy-efficient upgrades and smart home features throughout, this home is packed with value - homes like this move quickly, so schedule your tour today!

15. 2026-03-27
    listed $473,290 Active 1296-char remark

    Show marketing remark (1296 chars)

    Under construction and move-in ready in July! Set on a generous homesite, this 1,273-square-foot split-level home is designed for effortless living and modern style. Step inside to discover a welcoming central living room that flows into a contemporary kitchen featuring sleek cabinetry, Silestone® countertops and LG® stainless steel appliances. The dining area offers seamless access to the outdoors, making it perfect for entertaining or relaxing. Enjoy luxury vinyl plank flooring in key areas, plush carpeting in the bedrooms and professionally curated interior color packages. The owner’s suite is a true retreat with a private bath boasting a glass-enclosed shower, raised-height elongated toilet and chrome Moen® fixtures. Two secondary bedrooms and a full bath on the main level provide comfort for family or guests. The finished walkout basement offers another set of two secondary bedrooms, full bath, and recreation room - perfect for entertaining overnight guests or growing families! The impressive three-car garage is fully drywalled and insulated, offering ample space for vehicles, storage or hobbies. With energy-efficient upgrades and smart home features throughout, this home is packed with value - homes like this move quickly, so schedule your tour today!

16. 2026-03-25
    listed $473,290 Active 569-char remark

    Show marketing remark (569 chars)

    This new split-level home delivers low-maintenance living without giving up modern comfort. Beyond the foyer is a spacious living room for shared entertainment space, which connects to a fully equipped kitchen and a dining area with outdoor access. On the opposite side of the layout are two secondary bedrooms, a convenient full-sized bathroom and a tranquil owner's suite, complete with an en-suite bathroom. An enviable three-car garage provides versatile storage room. An optional finished basement offers add-ons like a recreation room and two additional bedrooms.

17. 2026-02-23
    soldstatus $444,485
18. 2025-07-01
    soldstatus $1,147,461

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $39,625
• − Mortgage interest: −$24,607
• − Property taxes: −$6,589
• − Insurance: −$2,196
• − Repairs & maintenance: −$3,170
• − Management: −$3,170
• − HOA: −$480
• − Depreciation: −$12,779
• Taxable loss: −$13,367
• Est. tax savings @ 24.0%: +$3,208
• After-tax cash flow: $-2,398/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: St. Michael-Albertville School District
• NCES district ID: 2733790
• Math proficiency: 62% ▼ -13.00%
• Reading proficiency: 66% ▼ -10.00%
• Median HH income: $86,897
• Composite: 57.91/100
• National rank: #1042
• State rank: #17 of 301 in MN

Livability — St. Michael

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

Census & demographics

• Census place: St. Michael, MN
• City population: 19,317
• Population (ZIP): 3,454

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 (91%)
• Race & ethnicity: White 91% Two or more races 5% Asian 3% Native American 1%
• Common ancestry: Portuguese 12% Romanian 5% Iranian 3%
• Foreign-born: 2% · South Korea, Canada
• Languages at home: 98% English-only · Other Asian/Pacific 2% 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: ▼ -44.77%
• Current HPI: 234.7046
• 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

-61.7% since first listed

13 events — show timeline

• 2026-05-19 Price Changed $439,290 Zillow
• 2026-05-13 Price Changed $440,290 Zillow
• 2026-05-12 Price Changed $439,290 NORTHSTARMLS as Distributed by MLS Grid
• 2026-05-05 Price Changed $449,290 NORTHSTARMLS as Distributed by MLS Grid
• 2026-05-01 Price Changed $462,290 Zillow
• 2026-04-14 Price Changed $460,290 NORTHSTARMLS as Distributed by MLS Grid
• 2026-04-09 Price Changed $460,290 Zillow
• 2026-03-31 Price Changed $458,290 NORTHSTARMLS as Distributed by MLS Grid
• 2026-03-27 Price Changed $458,290 Zillow
• 2026-03-27 Listed $473,290 NORTHSTARMLS as Distributed by MLS Grid
• 2026-03-25 Listed $473,290 Zillow
• 2026-02-23 Sold (Public Records) $444,485 Public Records
• 2025-07-01 Sold (Public Records) $1,147,461 Public Records