847 Ashland St S · Cambridge, MN 55008

$300,000

4 bd · 2.0 ba · 1,304 sqft · SingleFamily public records · 3 Days on market

Built 1920 0.37 ac lot $230/sqft · 26% above area Est $357k · 16% under

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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 +14.7/15.0
• Cash flow +9.7/30.0
• Schools +4.5/10.0
• Livability +3.8/5.0
• DSCR +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautifully updated home with original wood working throughout. A cozy wood-burning fire place in a large main level living room is perfect for warming up on a cold winter night. This home also includes a great screened-in porch surrounded by a large fenced in yard that's perfect for dogs or children.

Key facts

• 0.37 acre lot
• 2 garage spots
• Built 1920

Property features AI

Exterior

• Parking: Asphalt driveway; 2-car garage
• Utilities: City water connected; City sewer connected; Natural gas; 100 amp electric service
• Home design: Residential property; Two-story home; Main entry on main level
• Construction: Block and frame construction; Block foundation; Roof older than 8 years
• Exterior features: Deck, porch and screened porch; Stucco and vinyl exterior; Partial wood fencing; Light tree coverage

Interior

• Kitchen: Dishwasher; Range; Refrigerator; Eat-in kitchen / breakfast area
• Bedrooms: 4 bedrooms (one main-floor bedroom; three upper-level bedrooms)
• Flooring: Hardwood floors
• Bathrooms: Main floor full bath; Upper-level three-quarter bath
• Heating & cooling: Boiler heating; Ductless mini-split; Window air conditioning units
• Interior features: Ceiling fans; Hardwood floors; Kitchen window; Walk-in closet; Partially finished basement with daylight/lookout windows and storage space; Brick wood-burning fireplace in the living room
• Laundry & utility: Washer hookup; Gas dryer hookup; Laundry room (lower level); Washer included; Tankless water heater; Owned water softener

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $300k.

Deal economics

• At list price, monthly cash flow is $-197 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $265k (11.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $223k (25.8% below list).
• Recommended offer: $223k (25.8% below list) — sets the bar for 1% rule.
• Cap rate 5.5% vs local median 2.9% in Cambridge — 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 75/100 on livability (#180 in MN, #3,872 nationally) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A+, crime A; Watch: amenities F, commute F.
• Cambridge-Isanti Public School District (town): math 47% / reading 55% proficiency, ranked #96 of 301 in MN (top 32%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Cambridge Intermediate School (math 62% / reading 55%, grade B-, #251 of 857 statewide, top 30%, 503 students, 40% FRL); Cambridge Middle School (math 43% / reading 62%, grade C+, #59 of 258 statewide, top 24%, 605 students, 36% FRL); Cambridge-Isanti High School (math 37% / reading 60%, grade D, #156 of 471 statewide, top 33%, 1,605 students, 36% FRL).
• Market conditions: 193 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 191 units permitted in Isanti County in 2024 (28 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k of value loss. Plan a longer hold.
• Isanti County population projected to shrink 9% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 sale attempts since 20y 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.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $222,650 (25.8% 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. Built in 1920 — 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. 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: 0.74% ✗
• Cap rate: 5.51%
• Cash-on-cash: -2.81%
• DSCR: 0.87
• GRM: 11.2

CMA / ARV

• ARV (median comp): $357,365
• List price: $300,000
• Delta: -16.05%
• Verdict: UNDERPRICED
• Comps: 3 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -21.0%
• Equity multiple: 0.27×
• Total profit: $-61,196
• Equity at exit: $44,731

10-year hold

• IRR: -14.5%
• Equity multiple: 0.17×
• Total profit: $-69,598
• Equity at exit: $25,939

Cash invested: $84,000 (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 55008

• Home prices YoY: -8.9%
• Active inventory: 193
• Price-to-rent: 11.2×

Monthly cashflow live

• Estimated rent: $2,226 medium
• Mortgage (P&I): −$1,573
• Tax from tax record: −$258 /mo · $3,092/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$468
• Net cashflow: $-197

Break-even live

Break-even rent $2,476

Max offer price $265,205

Occupancy floor —

Sensitivity live

Price	-10% $-27	-5% $-112	+0% $-197	+5% $-282	+10% $-367
Rent	-10% $-373	-5% $-285	+0% $-197	+5% $-109	+10% $-21
Rate	-1.0pp $-46	-0.5pp $-121	base $-197	+0.5pp $-275	+1.0pp $-354

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: $75,000
• Closing costs: $9,000
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
656 Joes Lake Rd SE Cambridge, MN	3.0	2.0	1700	$2,200	$1.29	5d	1	0.57mi
2200 4th Ln SE Cambridge, MN	3.0	2.0	1778	$2,295	$1.29	26d	1	1.41mi

Listing history 29 events

1. 2026-05-15
   listed $300,000 Active 882-char remark
2. 2026-05-13
   historical $300,000 882-char remark
3. 2026-04-30
   historical
4. 2026-04-25
   historical
5. 2021-04-30
   soldstatus $228,000 Sold

   Show marketing remark (302 chars)

   Beautifully updated home with original wood working throughout. A cozy wood-burning fire place in a large main level living room is perfect for warming up on a cold winter night. This home also includes a great screened-in porch surrounded by a large fenced in yard that's perfect for dogs or children.

6. 2021-04-30
   soldstatus $228,000

   Show marketing remark (302 chars)

   Beautifully updated home with original wood working throughout. A cozy wood-burning fire place in a large main level living room is perfect for warming up on a cold winter night. This home also includes a great screened-in porch surrounded by a large fenced in yard that's perfect for dogs or children.

7. 2021-03-19
   status Pending

   Show marketing remark (302 chars)

   Beautifully updated home with original wood working throughout. A cozy wood-burning fire place in a large main level living room is perfect for warming up on a cold winter night. This home also includes a great screened-in porch surrounded by a large fenced in yard that's perfect for dogs or children.

8. 2021-03-12
   historical Contingent - Sale of Another Property

   Show marketing remark (302 chars)

   Beautifully updated home with original wood working throughout. A cozy wood-burning fire place in a large main level living room is perfect for warming up on a cold winter night. This home also includes a great screened-in porch surrounded by a large fenced in yard that's perfect for dogs or children.

9. 2021-03-12
   status Pending

   Show marketing remark (302 chars)

   Beautifully updated home with original wood working throughout. A cozy wood-burning fire place in a large main level living room is perfect for warming up on a cold winter night. This home also includes a great screened-in porch surrounded by a large fenced in yard that's perfect for dogs or children.

10. 2021-03-07
    historical Contingent - Inspection

    Show marketing remark (302 chars)

    Beautifully updated home with original wood working throughout. A cozy wood-burning fire place in a large main level living room is perfect for warming up on a cold winter night. This home also includes a great screened-in porch surrounded by a large fenced in yard that's perfect for dogs or children.

11. 2020-12-29
    listed $228,000 Active

    Show marketing remark (302 chars)

    Beautifully updated home with original wood working throughout. A cozy wood-burning fire place in a large main level living room is perfect for warming up on a cold winter night. This home also includes a great screened-in porch surrounded by a large fenced in yard that's perfect for dogs or children.

12. 2019-02-05
    soldstatus $196,500 Sold
13. 2018-12-28
    soldstatus $196,500
14. 2018-11-20
    status Pending
15. 2018-11-09
    historical Contingent - Inspection
16. 2018-10-08
    status Active
17. 2018-09-21
    historical Contingent - Sale of Another Property
18. 2018-09-14
    listed $199,900 Active
19. 2017-09-07
    soldstatus $180,000 Sold
20. 2017-09-01
    soldstatus $180,000
21. 2017-07-20
    status Pending
22. 2017-07-15
    listed $184,900 Active
23. 2007-07-11
    soldstatus $185,000
24. 2007-06-25
    soldstatus $185,000
25. 2007-05-01
    historical
26. 2006-11-01
    listed $199,900
27. 2006-10-31
    historical
28. 2006-05-02
    listed $235,000
29. 1996-10-01
    soldstatus $89,500

ⓘ 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: $3,092 · $258/mo
• Projected year-2 tax: $3,226 · $269/mo
• Expected delta: +$134/yr (+$11/mo · 4.3%)

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 2/10 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: $26,718
• − Mortgage interest: −$16,805
• − Property taxes: −$3,092
• − Insurance: −$1,500
• − Repairs & maintenance: −$2,137
• − Management: −$2,137
• − Depreciation: −$8,727
• Taxable loss: −$7,681
• Est. tax savings @ 24.0%: +$1,843
• After-tax cash flow: $-520/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: Cambridge-Isanti Public School District
• NCES district ID: 2707410
• Math proficiency: 47% ▼ -12.00%
• Reading proficiency: 55% ▼ -7.00%
• Median HH income: $61,340
• Composite: 44.67/100
• National rank: #2764
• State rank: #96 of 301 in MN

Livability — Cambridge

• Score: 75/100
• State rank: #180
• US rank: #3872

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Cambridge, MN
• Population (ZIP): 16,091

Population outlook (Isanti County) Hauer SSP2

• Today (2025): 39,507 people
• By 2030: 39,545 · +0.1%
• By 2040: 38,556 · -2.4%
• By 2050: 35,837 · -9.3%
• By 2075: 27,423 · -30.6%
• By 2100: 18,928 · -52.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Asian 3% Two or more races 2% Black 2% Hispanic / Latino 1%
• Common ancestry: Portuguese 15% Romanian 3% Lithuanian 3%
• Foreign-born: 4% · Canada, China
• Languages at home: 96% English-only · Other Asian/Pacific 2% Spanish 1% Other Indo-European 1%

Political lean MEDSL · Isanti

• 2024 margin: Solid R (+41.2) · D 28.6% · R 69.8% · Other 1.6%
• 2008→2024 swing: -25.9pp toward R · 2008: -15.3pp · 2024: -41.2pp
• All cycles: 2024: R+41.2 2020: R+38.6 2016: R+38.2 2012: R+18.1 2008: R+15.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -31.49%
• Current HPI: 321.7619
• 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

+242.1% since first listed

31 events — show timeline

• 2026-06-17 Sold (MLS) $306,200 NORTHSTARMLS as Distributed by MLS Grid
• 2026-05-19 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2026-05-15 Listed $300,000 NORTHSTARMLS as Distributed by MLS Grid
• 2026-05-13 Coming Soon $300,000 NORTHSTARMLS as Distributed by MLS Grid
• 2026-04-30 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2026-04-25 Coming Soon — NORTHSTARMLS as Distributed by MLS Grid
• 2021-04-30 Sold (Public Records) $228,000 Public Records
• 2021-04-30 Sold (MLS) $228,000 NORTHSTARMLS as Distributed by MLS Grid
• 2021-03-19 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2021-03-12 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2021-03-12 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2021-03-07 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2020-12-29 Listed $228,000 NORTHSTARMLS as Distributed by MLS Grid
• 2019-02-05 Sold (MLS) $196,500 NORTHSTARMLS as Distributed by MLS Grid
• 2018-12-28 Sold (Public Records) $196,500 Public Records
• 2018-11-20 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2018-11-09 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2018-10-08 Relisted — NORTHSTARMLS as Distributed by MLS Grid
• 2018-09-21 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2018-09-14 Listed $199,900 NORTHSTARMLS as Distributed by MLS Grid
• 2017-09-07 Sold (MLS) $180,000 NORTHSTARMLS as Distributed by MLS Grid
• 2017-09-01 Sold (Public Records) $180,000 Public Records
• 2017-07-20 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2017-07-15 Listed $184,900 NORTHSTARMLS as Distributed by MLS Grid
• 2007-07-11 Sold (Public Records) $185,000 Public Records
• 2007-06-25 Sold (MLS) $185,000 NORTHSTARMLS as Distributed by MLS Grid
• 2007-05-01 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2006-11-01 Listed $199,900 NORTHSTARMLS as Distributed by MLS Grid
• 2006-10-31 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2006-05-02 Listed $235,000 NORTHSTARMLS as Distributed by MLS Grid
• 1996-10-01 Sold (Public Records) $89,500 Public Records

Property tax history

+10.7%/yr

Latest (2025): $3,092 · -4.0% YoY. Source: county tax records.