30625 Broadway St · Lindstrom, MN 55045

$268,900

3 bd · 2.0 ba · 1,885 sqft · SingleFamily public records · 13 Days on market

Built 1966 0.32 ac lot

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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).

• Cash flow +13.5/30.0
• ARV discount +7.5/15.0
• Schools +4.5/10.0
• DSCR +4.1/10.0
• 1% rule +3.5/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great area, nice neighborhood. Lovely, comfortable, clean, move-in ready home in excellent condition! Nice shaded backyard, Spacious living & family rooms, cozy den, new kitchen & baths. Newer appliances, water heater, water softener. Walk to downtown.

Key facts

• Spacious lot
• 0.32 acre lot
• 2 garage spots

Tags

• SPACIOUS LOT

Property features AI

Finance

• Financial info: Property taxes listed (most recent year shown separately)
• HOA & community: $39 other annual assessment

Exterior

• Parking: Attached garage with asphalt surface; 2-car garage (approx. 23 x 24)
• Utilities: City water connected; City sewer connected; Natural gas fuel; Electric service with circuit breakers
• Home design: Residential property; One level (with lower level/basement); Block foundation
• Construction: Stone and wood exterior; Roof older than 8 years
• Exterior features: Covered porch/patio; Additional porch type (other); No fencing; Lot dimensions approximately 103 x 145 (0.318 acres); City street frontage

Interior

• Kitchen: Dishwasher; Range; Refrigerator
• Bedrooms: 3 bedrooms total; Main level bedroom (12 x 10); Main level bedroom (10 x 10); Lower-level bedroom (13 x 11)
• Bathrooms: 1 full bathroom; 1 three-quarter bathroom
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Full basement; Two wood-burning fireplaces (living room and family room); Separate/formal dining room; Covered and other-type porch/patio; Stone and wood exterior accents; Water softener (owned)
• Laundry & utility: Washer hookup; Dryer hookup (gas); Laundry room on lower level

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $269k.

Deal economics

• At list price, monthly cash flow is $9 ($112/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 $229k (14.7% below list).
• Recommended offer: $229k (14.7% below list) — sets the bar for 1% rule.
• Cap rate 6.3% vs local median 3.4% in Lindstrom — 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 69/100 on livability (#350 in MN) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, crime A; Watch: amenities F, commute F, health & safety F.
• Chisago Lakes School District (town): math 45% / reading 56% proficiency, ranked #91 of 301 in MN (top 30%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 16% free/reduced lunch — higher-income household profile.
• Zoned schools: Lakeside El. (math 57% / reading 58%, grade C+, #261 of 857 statewide, top 31%, 754 students, 24% FRL); Chisago Lakes Middle (math 37% / reading 51%, grade D, #126 of 258 statewide, top 49%, 796 students, 30% FRL); Chisago Lakes Senior High (math 47% / reading 68%, grade C, #59 of 471 statewide, top 13%, 1,053 students, 21% FRL).
• Market conditions: 80 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 362 units permitted in Chisago County in 2024 (121 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 $8k of value loss. Plan a longer hold.
• Chisago County population projected at -11% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 sale attempts since 18y 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.

Recommended offer $229,431 (14.7% below list)

Questions for the listing agent

1. Built in 1966 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.85% ✗
• Cap rate: 6.33%
• Cash-on-cash: 0.15%
• DSCR: 1.01
• GRM: 9.8

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: -16.1%
• Equity multiple: 0.43×
• Total profit: $-42,979
• Equity at exit: $40,094

10-year hold

• IRR: -7.7%
• Equity multiple: 0.51×
• Total profit: $-36,658
• Equity at exit: $23,250

Cash invested: $75,292 (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 55045

• Home prices YoY: -20.4%
• Active inventory: 80
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $2,294 medium
• Mortgage (P&I): −$1,410
• Tax from tax record: −$281 /mo · $3,372/yr
• Insurance: −$112
• HOA: −$0
• Vacancy / Maint / Mgmt: −$482
• Net cashflow: $9

Break-even live

Break-even rent $2,283

Max offer price $268,900

Occupancy floor 95%

Sensitivity live

Price	-10% $162	-5% $85	+0% $9	+5% $-67	+10% $-143
Rent	-10% $-172	-5% $-81	+0% $9	+5% $100	+10% $191
Rate	-1.0pp $145	-0.5pp $78	base $9	+0.5pp $-60	+1.0pp $-131

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: $67,225
• Closing costs: $8,067
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
30630 Broadway St Lindstrom, MN	3.0	1.5	2049	$2,265	$1.11	45d	1	0.06mi
29850 Glader Blvd Lindstrom, MN	3.0	2.0	1872	$2,650	$1.42	45d	1	1.31mi

Listing history 20 events

1. 2026-05-15
   listed $268,900 Active 692-char remark
2. 2026-05-01
   listed $268,000 Active
3. 2026-04-28
   historical
4. 2014-07-18
   soldstatus $152,500
5. 2014-07-17
   soldstatus $152,500 Sold

   Show marketing remark (261 chars)

   Great area, nice neighborhood. Lovely, comfortable, clean, move-in ready home in excellent condition! Nice shaded backyard, Spacious living & family rooms, cozy den, new kitchen & baths. Newer appliances, water heater, water softener. Walk to downtown.

6. 2014-07-17
   soldstatus $152,500

   Show marketing remark (261 chars)

   Great area, nice neighborhood. Lovely, comfortable, clean, move-in ready home in excellent condition! Nice shaded backyard, Spacious living & family rooms, cozy den, new kitchen & baths. Newer appliances, water heater, water softener. Walk to downtown.

7. 2014-07-17
   soldstatus $152,500

   Show marketing remark (261 chars)

   Great area, nice neighborhood. Lovely, comfortable, clean, move-in ready home in excellent condition! Nice shaded backyard, Spacious living & family rooms, cozy den, new kitchen & baths. Newer appliances, water heater, water softener. Walk to downtown.

8. 2014-05-15
   historical Contingent - Inspection

   Show marketing remark (261 chars)

   Great area, nice neighborhood. Lovely, comfortable, clean, move-in ready home in excellent condition! Nice shaded backyard, Spacious living & family rooms, cozy den, new kitchen & baths. Newer appliances, water heater, water softener. Walk to downtown.

9. 2014-05-15
   status Pending

   Show marketing remark (261 chars)

   Great area, nice neighborhood. Lovely, comfortable, clean, move-in ready home in excellent condition! Nice shaded backyard, Spacious living & family rooms, cozy den, new kitchen & baths. Newer appliances, water heater, water softener. Walk to downtown.

10. 2014-05-15
    price $158,900

    Show marketing remark (261 chars)

    Great area, nice neighborhood. Lovely, comfortable, clean, move-in ready home in excellent condition! Nice shaded backyard, Spacious living & family rooms, cozy den, new kitchen & baths. Newer appliances, water heater, water softener. Walk to downtown.

11. 2014-03-19
    listed $169,900 Active

    Show marketing remark (261 chars)

    Great area, nice neighborhood. Lovely, comfortable, clean, move-in ready home in excellent condition! Nice shaded backyard, Spacious living & family rooms, cozy den, new kitchen & baths. Newer appliances, water heater, water softener. Walk to downtown.

12. 2014-03-18
    listed $158,900
13. 2014-03-18
    listed $158,900
14. 2009-07-06
    soldstatus $72,950
15. 2009-07-06
    soldstatus $72,950
16. 2009-06-30
    soldstatus $145,900
17. 2009-05-28
    historical
18. 2009-03-02
    listed $149,900
19. 2009-03-01
    historical
20. 2008-08-28
    listed $159,900

ⓘ 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: $3,372 · $281/mo
• Projected year-2 tax: $3,372 · $281/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 (unshaded) · 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 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,532
• − Mortgage interest: −$15,063
• − Property taxes: −$3,372
• − Insurance: −$1,344
• − Repairs & maintenance: −$2,203
• − Management: −$2,203
• − Depreciation: −$7,823
• Taxable loss: −$4,475
• Est. tax savings @ 24.0%: +$1,074
• After-tax cash flow: $1,186/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: Chisago Lakes School District
• NCES district ID: 2700017
• Math proficiency: 45% ▼ -18.00%
• Reading proficiency: 56% ▼ -10.00%
• Median HH income: $71,167
• Composite: 45.18/100
• National rank: #2674
• State rank: #91 of 301 in MN

Livability — Lindstrom

• Score: 69/100
• State rank: #350
• US rank: #8161

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lindstrom, MN
• Population (ZIP): 7,854

Population outlook (Chisago County) Hauer SSP2

• Today (2025): 55,187 people
• By 2030: 55,036 · -0.3%
• By 2040: 53,293 · -3.4%
• By 2050: 49,157 · -10.9%
• By 2075: 38,399 · -30.4%
• By 2100: 24,646 · -55.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 3% Hispanic / Latino 3%
• Common ancestry: Portuguese 18% Romanian 6% Lithuanian 4%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 2%

Political lean MEDSL · Chisago

• 2024 margin: Solid R (+31.4) · D 33.5% · R 64.9% · Other 1.6%
• 2008→2024 swing: -21.2pp toward R · 2008: -10.3pp · 2024: -31.4pp
• All cycles: 2024: R+31.4 2020: R+29.2 2016: R+30.5 2012: R+12.6 2008: R+10.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -79.38%
• Current HPI: 308.8275
• 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

+50.1% since first listed

23 events — show timeline

• 2026-06-11 Sold (MLS) $240,000 NORTHSTARMLS as Distributed by MLS Grid
• 2026-05-28 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2026-05-21 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2026-05-15 Listed $268,900 NORTHSTARMLS as Distributed by MLS Grid
• 2026-05-01 Listed $268,000 NORTHSTARMLS as Distributed by MLS Grid
• 2026-04-28 Coming Soon — NORTHSTARMLS as Distributed by MLS Grid
• 2014-07-18 Sold (Public Records) $152,500 Public Records
• 2014-07-17 Sold (MLS) $152,500 LSAR
• 2014-07-17 Sold (MLS) $152,500 RASM
• 2014-07-17 Sold (MLS) $152,500 NORTHSTARMLS as Distributed by MLS Grid
• 2014-05-15 Price Changed $158,900 NORTHSTARMLS as Distributed by MLS Grid
• 2014-05-15 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2014-05-15 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2014-03-19 Listed $169,900 NORTHSTARMLS as Distributed by MLS Grid
• 2014-03-18 Listed $158,900 LSAR
• 2014-03-18 Listed $158,900 RASM
• 2009-07-06 Sold (Public Records) $72,950 Public Records
• 2009-07-06 Sold (Public Records) $72,950 Public Records
• 2009-06-30 Sold (MLS) $145,900 NORTHSTARMLS as Distributed by MLS Grid
• 2009-05-28 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2009-03-02 Listed $149,900 NORTHSTARMLS as Distributed by MLS Grid
• 2009-03-01 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2008-08-28 Listed $159,900 NORTHSTARMLS as Distributed by MLS Grid

Property tax history

+4.7%/yr

Latest (2025): $3,372 · +4.3% YoY. Source: county tax records.