14861 58th St N Unit A2 · Oak Park Heights, MN 55082

$114,900

1 bd · 1.0 ba · 510 sqft · Condo public records · 83 Days on market

Built 1980 $300/mo HOA · 21% of rent

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Why this score? — see what drove the C 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 +19.8/30.0
• 1% rule +7.7/10.0
• ARV discount +7.5/15.0
• DSCR +6.3/10.0
• Schools +5.0/10.0
• Livability +4.0/5.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming 1-bedroom, 1-bath condo featuring numerous updates! Enjoy new flooring, refreshed ceilings, brand-new stainless steel kitchen appliances, a new window A/C unit, gas water heater, and updated thermostats in both the living room and bedroom. Nestled in the heart of beautiful Stillwater, this home offers easy access to parks, trails, the river, and all the local shops and restaurants this vibrant community has to offer. Siding & Roof replaced 2009. Windows & driveway replaced 2020.

Key facts

• $300 HOA
• Built 1980
• Listed 82 days

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $115k.

Deal economics

• At list price, monthly cash flow is $138 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $115k).
• Recommended offer: $108k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.7% vs local median 2.8% in Oak Park Heights — 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 80/100 on livability (#79 in MN, #1,879 nationally) — a professional / high-income tenant draw. Strengths: schools A+, commute A+, housing A+; Watch: cost of living C-, crime D, amenities F.
• Stillwater Area Public School District (suburban): math 53% / reading 56% proficiency, ranked #54 of 301 in MN (top 18%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 12% free/reduced lunch — higher-income household profile.
• Market conditions: Rents rising (+3.0%/yr); 185 active listings in the ZIP; 1 comparable units currently listed for rent nearby; high-income renter base; 1,405 units permitted in Washington County in 2024 (121 in 5+ unit buildings).
• This rent is only 15% of the median local income ($115k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $794 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Washington County population projected at +16% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 83 days — a 6% lower offer ($108k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 22y ago; this cycle's ask has dropped $10k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $72k; list at $115k implies a 60% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 21% of rent.

Recommended offer $108,006 (6.0% below list)

Questions for the listing agent

1. It's been on market 83 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
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. Schools are A-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?
7. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
8. 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.
9. 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.
10. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.27% ✓
• Cap rate: 7.73%
• Cash-on-cash: 5.13%
• DSCR: 1.23
• GRM: 6.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.04% rent growth · sell at horizon

5-year hold

• IRR: -8.1%
• Equity multiple: 0.70×
• Total profit: $-9,639
• Equity at exit: $17,132

10-year hold

• IRR: 1.6%
• Equity multiple: 1.12×
• Total profit: $3,775
• Equity at exit: $9,934

Cash invested: $32,172 (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 55082

• Rents YoY: 3.0%
• Active inventory: 185
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $1,460 medium
• Mortgage (P&I): −$603
• Tax from tax record: −$66 /mo · $788/yr
• Insurance: −$48
• HOA: −$300
• Vacancy / Maint / Mgmt: −$307
• Net cashflow: $138

Break-even live

Break-even rent $1,286

Max offer price $114,900

Occupancy floor 86%

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: $28,725
• Closing costs: $3,447
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
14847 60th St N Stillwater, MN	1.0–2.0	1.0	592	$1,145	$1.93	2d	2	0.22mi

HOA detail condo

• Monthly dues: $300 · $3,600/yr
• Likely covers: watergas
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 31 events

1. 2026-06-18
   days on market $114,900 Active 83 DOM
2. 2026-06-17
   days on market $114,900 Active 82 DOM
3. 2026-06-16
   days on market $114,900 Active 81 DOM
4. 2026-06-15
   days on market $114,900 Active 80 DOM
5. 2026-06-13
   days on market $114,900 Active 78 DOM
6. 2026-06-13
   days on market $114,900 Active 77 DOM
7. 2026-06-09
   days on market $114,900 Active 74 DOM
8. 2026-06-08
   days on market $114,900 Active 73 DOM
9. 2026-06-07
   days on market $114,900 Active 72 DOM
10. 2026-06-04
    days on market $114,900 Active 69 DOM
11. 2026-06-03
    days on market $114,900 Active 68 DOM
12. 2026-06-02
    days on market $114,900 Active 67 DOM
13. 2026-06-01
    days on market $114,900 Active 66 DOM
14. 2026-05-31
    days on market $114,900 Active 65 DOM
15. 2026-04-24
    price $119,900 500-char remark

    Show marketing remark (500 chars)

    Charming 1-bedroom, 1-bath condo featuring numerous updates! Enjoy new flooring, refreshed ceilings, brand-new stainless steel kitchen appliances, a new window A/C unit, gas water heater, and updated thermostats in both the living room and bedroom. Nestled in the heart of beautiful Stillwater, this home offers easy access to parks, trails, the river, and all the local shops and restaurants this vibrant community has to offer. Siding & Roof replaced 2009. Windows & driveway replaced 2020.

16. 2026-03-28
    listed $125,000 Active 500-char remark

    Show marketing remark (500 chars)

    Charming 1-bedroom, 1-bath condo featuring numerous updates! Enjoy new flooring, refreshed ceilings, brand-new stainless steel kitchen appliances, a new window A/C unit, gas water heater, and updated thermostats in both the living room and bedroom. Nestled in the heart of beautiful Stillwater, this home offers easy access to parks, trails, the river, and all the local shops and restaurants this vibrant community has to offer. Siding & Roof replaced 2009. Windows & driveway replaced 2020.

17. 2026-03-27
    historical $125,000 500-char remark

    Show marketing remark (500 chars)

    Charming 1-bedroom, 1-bath condo featuring numerous updates! Enjoy new flooring, refreshed ceilings, brand-new stainless steel kitchen appliances, a new window A/C unit, gas water heater, and updated thermostats in both the living room and bedroom. Nestled in the heart of beautiful Stillwater, this home offers easy access to parks, trails, the river, and all the local shops and restaurants this vibrant community has to offer. Siding & Roof replaced 2009. Windows & driveway replaced 2020.

18. 2026-01-23
    status Pending
19. 2026-01-23
    historical
20. 2026-01-21
    historical Contingent - Inspection
21. 2026-01-20
    listed $125,000 Active
22. 2026-01-20
    historical
23. 2025-11-20
    price $129,900
24. 2025-10-25
    listed $135,000 Active
25. 2025-10-24
    historical
26. 2004-12-30
    soldstatus $72,000
27. 2004-10-29
    soldstatus $70,000
28. 2004-09-26
    historical
29. 2004-09-23
    listed $70,000
30. 2003-03-27
    soldstatus $68,900
31. 1986-10-01
    soldstatus $28,000

ⓘ 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: $788 · $66/mo
• Projected year-2 tax: $1,037 · $86/mo
• Expected delta: +$249/yr (+$21/mo · 31.7%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $17,524
• − Mortgage interest: −$6,436
• − Property taxes: −$788
• − Insurance: −$574
• − Repairs & maintenance: −$1,402
• − Management: −$1,402
• − HOA: −$3,600
• − Depreciation: −$3,343
• Taxable loss: −$21
• Est. tax savings @ 24.0%: +$5
• After-tax cash flow: $1,656/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: Stillwater Area Public School District
• NCES district ID: 2738190
• Math proficiency: 53% ▼ -11.00%
• Reading proficiency: 56% ▼ -12.00%
• Median HH income: $84,438
• Composite: 49.8/100
• National rank: #1954
• State rank: #54 of 301 in MN

Livability — Oak Park Heights

• Score: 80/100
• State rank: #79
• US rank: #1879

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Oak Park Heights, MN
• County: Washington County · 235,613 people
• Metro: Minneapolis-St. Paul-Bloomington, MN-WI
• Population (ZIP): 36,277
• Household income: $115,040
• Rent vs Own: 22.0% rent · 78.0% own
• Severe rent burden: 723.0

Population outlook (Washington County) Hauer SSP2

• Today (2025): 278,554 people
• By 2030: 290,465 · +4.3%
• By 2040: 310,014 · +11.3%
• By 2050: 324,118 · +16.4%
• By 2075: 362,697 · +30.2%
• By 2100: 381,491 · +37.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (87%)
• Race & ethnicity: White 87% Hispanic / Latino 5% Two or more races 4% Asian 2% Black 2%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Portuguese 12% Lithuanian 4% Romanian 4%
• Foreign-born: 4% · Canada, China
• Languages at home: 94% English-only · Spanish 3% Chinese 1%

Political lean MEDSL · Washington

• 2024 margin: Lean D (+8.9) · D 53.5% · R 44.6% · Other 1.9%
• 2008→2024 swing: +4.6pp toward D · 2008: 4.3pp · 2024: 8.9pp
• All cycles: 2024: D+8.9 2020: D+9.2 2016: D+1.9 2012: D+0.8 2008: D+4.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -395.99%
• Current HPI: 241.3998
• Rent YoY: ▲ 3.04%
• Metro: Minneapolis-St. Paul-Bloomington, MN-WI
• 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

+328.2% since first listed

17 events — show timeline

• 2026-04-24 Price Changed $119,900 NORTHSTARMLS as Distributed by MLS Grid
• 2026-03-28 Listed $125,000 NORTHSTARMLS as Distributed by MLS Grid
• 2026-03-27 Coming Soon $125,000 NORTHSTARMLS as Distributed by MLS Grid
• 2026-01-23 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2026-01-23 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2026-01-21 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2026-01-20 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2026-01-20 Listed $125,000 NORTHSTARMLS as Distributed by MLS Grid
• 2025-11-20 Price Changed $129,900 NORTHSTARMLS as Distributed by MLS Grid
• 2025-10-25 Listed $135,000 NORTHSTARMLS as Distributed by MLS Grid
• 2025-10-24 Coming Soon — NORTHSTARMLS as Distributed by MLS Grid
• 2004-12-30 Sold (Public Records) $72,000 Public Records
• 2004-10-29 Sold (MLS) $70,000 NORTHSTARMLS as Distributed by MLS Grid
• 2004-09-26 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2004-09-23 Listed $70,000 NORTHSTARMLS as Distributed by MLS Grid
• 2003-03-27 Sold (Public Records) $68,900 Public Records
• 1986-10-01 Sold (Public Records) $28,000 Public Records

Property tax history

+5.0%/yr

Latest (2025): $788 · +13.2% YoY. Source: county tax records.