10443 64th Way NE · Albertville, MN 55301

$270,000

3 bd · 2.0 ba · 1,366 sqft · Townhouse public records · 43 Days on market

Built 2001 2,178 sqft lot $198/sqft · 7% below area Est $308k · 12% under $372/mo HOA · 15% 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 +13.0/15.0
• Cash flow +11.1/30.0
• Schools +5.8/10.0
• 1% rule +4.5/10.0
• Livability +3.8/5.0
• DSCR +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautifully maintained 3-bedroom, 2.5-bath townhome in Albertville offering comfort, space, and a fantastic location! This inviting home features a bright, sun-filled living area that flows seamlessly into the spacious eat-in kitchen, complete with a center island, perfect for everyday living and entertaining. Upstairs, you’ll find all three bedrooms conveniently located on one level, including a generous primary suite with a private bath and walk-in closet, plus the convenience of upper-level laundry. Step outside to enjoy the large open yard and patio area, ideal for relaxing or hosting guests. Additional highlights include an attached 2-car garage, thoughtful updates, and easy access to I-94, shopping, dining, and the Albertville Premium Outlets. A move-in ready home you won’t want to miss!

Key facts

• $372 HOA
• 2 garage spots
• Built 2001

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath townhouse listed at $270k.

Deal economics

• At list price, monthly cash flow is $-108 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $251k (7.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $256k (5.3% below list).
• Recommended offer: $251k (7.1% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 75/100 on livability (#206 in MN, #4,356 nationally) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, schools A; Watch: amenities D, commute F.
• 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.
• Market conditions: 142 active listings in the ZIP; 1 comparable units currently listed for rent nearby; high-income renter base; 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 $2k of loan paydown is wiped out by about $8k 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 43 days — a 3% lower offer ($262k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 17y 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 $218k; 24% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $250,879 (7.1% 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 43 days. Have you received any prior offers? Is the seller open to a 7% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 0.95% ✗
• Cap rate: 5.81%
• Cash-on-cash: -1.72%
• DSCR: 0.92
• GRM: 8.8

CMA / ARV

• ARV (median comp): $307,638
• List price: $270,000
• Delta: -12.23%
• 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: -19.0%
• Equity multiple: 0.33×
• Total profit: $-50,446
• Equity at exit: $40,258

10-year hold

• IRR: -11.4%
• Equity multiple: 0.31×
• Total profit: $-51,995
• Equity at exit: $23,345

Cash invested: $75,600 (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 55301

• Home prices YoY: -14.2%
• Active inventory: 142
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $2,556 medium
• Mortgage (P&I): −$1,416
• Tax from tax record: −$227 /mo · $2,726/yr
• Insurance: −$112
• HOA: −$372
• Vacancy / Maint / Mgmt: −$537
• Net cashflow: $-108

Break-even live

Break-even rent $2,693

Max offer price $250,879

Occupancy floor 99%

Sensitivity live

Price	-10% $45	-5% $-32	+0% $-108	+5% $-185	+10% $-261
Rent	-10% $-310	-5% $-209	+0% $-108	+5% $-7	+10% $94
Rate	-1.0pp $28	-0.5pp $-40	base $-108	+0.5pp $-178	+1.0pp $-249

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: $67,500
• Closing costs: $8,100
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10740 County Road 37 NE Albertville, MN	2.0–3.0	1.0–2.0	1092	$1,740	$1.59	0d	4	0.37mi

HOA detail

• Monthly dues: $372 · $4,464/yr

Listing history 21 events

1. 2026-05-18
   historical Contingent - Other 818-char remark

   Show marketing remark (818 chars)

   Beautifully maintained 3-bedroom, 2.5-bath townhome in Albertville offering comfort, space, and a fantastic location! This inviting home features a bright, sun-filled living area that flows seamlessly into the spacious eat-in kitchen, complete with a center island, perfect for everyday living and entertaining. Upstairs, you’ll find all three bedrooms conveniently located on one level, including a generous primary suite with a private bath and walk-in closet, plus the convenience of upper-level laundry. Step outside to enjoy the large open yard and patio area, ideal for relaxing or hosting guests. Additional highlights include an attached 2-car garage, thoughtful updates, and easy access to I-94, shopping, dining, and the Albertville Premium Outlets. A move-in ready home you won’t want to miss!

2. 2026-05-13
   price $270,000 818-char remark

   Show marketing remark (818 chars)

   Beautifully maintained 3-bedroom, 2.5-bath townhome in Albertville offering comfort, space, and a fantastic location! This inviting home features a bright, sun-filled living area that flows seamlessly into the spacious eat-in kitchen, complete with a center island, perfect for everyday living and entertaining. Upstairs, you’ll find all three bedrooms conveniently located on one level, including a generous primary suite with a private bath and walk-in closet, plus the convenience of upper-level laundry. Step outside to enjoy the large open yard and patio area, ideal for relaxing or hosting guests. Additional highlights include an attached 2-car garage, thoughtful updates, and easy access to I-94, shopping, dining, and the Albertville Premium Outlets. A move-in ready home you won’t want to miss!

3. 2026-05-01
   status Active 818-char remark

   Show marketing remark (818 chars)

   Beautifully maintained 3-bedroom, 2.5-bath townhome in Albertville offering comfort, space, and a fantastic location! This inviting home features a bright, sun-filled living area that flows seamlessly into the spacious eat-in kitchen, complete with a center island, perfect for everyday living and entertaining. Upstairs, you’ll find all three bedrooms conveniently located on one level, including a generous primary suite with a private bath and walk-in closet, plus the convenience of upper-level laundry. Step outside to enjoy the large open yard and patio area, ideal for relaxing or hosting guests. Additional highlights include an attached 2-car garage, thoughtful updates, and easy access to I-94, shopping, dining, and the Albertville Premium Outlets. A move-in ready home you won’t want to miss!

4. 2026-04-23
   historical Contingent - Inspection 818-char remark

   Show marketing remark (818 chars)

   Beautifully maintained 3-bedroom, 2.5-bath townhome in Albertville offering comfort, space, and a fantastic location! This inviting home features a bright, sun-filled living area that flows seamlessly into the spacious eat-in kitchen, complete with a center island, perfect for everyday living and entertaining. Upstairs, you’ll find all three bedrooms conveniently located on one level, including a generous primary suite with a private bath and walk-in closet, plus the convenience of upper-level laundry. Step outside to enjoy the large open yard and patio area, ideal for relaxing or hosting guests. Additional highlights include an attached 2-car garage, thoughtful updates, and easy access to I-94, shopping, dining, and the Albertville Premium Outlets. A move-in ready home you won’t want to miss!

5. 2026-04-16
   listed $275,000 Active 818-char remark

   Show marketing remark (818 chars)

   Beautifully maintained 3-bedroom, 2.5-bath townhome in Albertville offering comfort, space, and a fantastic location! This inviting home features a bright, sun-filled living area that flows seamlessly into the spacious eat-in kitchen, complete with a center island, perfect for everyday living and entertaining. Upstairs, you’ll find all three bedrooms conveniently located on one level, including a generous primary suite with a private bath and walk-in closet, plus the convenience of upper-level laundry. Step outside to enjoy the large open yard and patio area, ideal for relaxing or hosting guests. Additional highlights include an attached 2-car garage, thoughtful updates, and easy access to I-94, shopping, dining, and the Albertville Premium Outlets. A move-in ready home you won’t want to miss!

6. 2026-04-14
   historical $275,000 818-char remark

   Show marketing remark (818 chars)

   Beautifully maintained 3-bedroom, 2.5-bath townhome in Albertville offering comfort, space, and a fantastic location! This inviting home features a bright, sun-filled living area that flows seamlessly into the spacious eat-in kitchen, complete with a center island, perfect for everyday living and entertaining. Upstairs, you’ll find all three bedrooms conveniently located on one level, including a generous primary suite with a private bath and walk-in closet, plus the convenience of upper-level laundry. Step outside to enjoy the large open yard and patio area, ideal for relaxing or hosting guests. Additional highlights include an attached 2-car garage, thoughtful updates, and easy access to I-94, shopping, dining, and the Albertville Premium Outlets. A move-in ready home you won’t want to miss!

7. 2024-03-18
   historical $2,300
8. 2024-02-16
   listed $2,300
9. 2023-08-18
   soldstatus $218,500 Sold 315-char remark

   Show marketing remark (315 chars)

   This townhome has a great open layout! 3 BR/2.5 BA townhome in Albertville! This one is a must see! Large Room Sizes along with an eat in kitchen! Main Level walkout to the patio! All BR are on the upper level along with the laundry room! Attached 2-car garage and more! Nice convenient location with access to 94

10. 2023-08-14
    status Pending 315-char remark

    Show marketing remark (315 chars)

    This townhome has a great open layout! 3 BR/2.5 BA townhome in Albertville! This one is a must see! Large Room Sizes along with an eat in kitchen! Main Level walkout to the patio! All BR are on the upper level along with the laundry room! Attached 2-car garage and more! Nice convenient location with access to 94

11. 2023-07-11
    historical Contingent - Other 315-char remark

    Show marketing remark (315 chars)

    This townhome has a great open layout! 3 BR/2.5 BA townhome in Albertville! This one is a must see! Large Room Sizes along with an eat in kitchen! Main Level walkout to the patio! All BR are on the upper level along with the laundry room! Attached 2-car garage and more! Nice convenient location with access to 94

12. 2023-06-27
    listed $219,900 Active 315-char remark

    Show marketing remark (315 chars)

    This townhome has a great open layout! 3 BR/2.5 BA townhome in Albertville! This one is a must see! Large Room Sizes along with an eat in kitchen! Main Level walkout to the patio! All BR are on the upper level along with the laundry room! Attached 2-car garage and more! Nice convenient location with access to 94

13. 2018-07-11
    soldstatus $181,939
14. 2018-06-18
    soldstatus $182,000 Sold
15. 2018-05-17
    status Pending
16. 2018-05-07
    historical Contingent - Subject to Statutory Rescission
17. 2018-05-03
    listed $175,000 Active
18. 2009-11-16
    soldstatus $130,500
19. 2009-10-28
    soldstatus $130,500
20. 2009-09-25
    historical
21. 2009-08-10
    listed $129,900

ⓘ 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: $2,726 · $227/mo
• Projected year-2 tax: $2,875 · $240/mo
• Expected delta: +$149/yr (+$12/mo · 5.5%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low 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 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $30,673
• − Mortgage interest: −$15,124
• − Property taxes: −$2,726
• − Insurance: −$1,350
• − Repairs & maintenance: −$2,454
• − Management: −$2,454
• − HOA: −$4,464
• − Depreciation: −$7,855
• Taxable loss: −$5,753
• Est. tax savings @ 24.0%: +$1,381
• After-tax cash flow: $82/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 — Albertville

• Score: 75/100
• State rank: #206
• US rank: #4356

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Albertville, MN
• County: Wright County · 79,164 people
• City population: 13,482
• Metro: Minneapolis-St. Paul-Bloomington, MN-WI
• Population (ZIP): 13,482
• Household income: $129,232
• Rent vs Own: 8.6% rent · 91.4% own
• Severe rent burden: 50.0

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 (85%)
• Race & ethnicity: White 85% Black 7% Two or more races 5% Asian 2%
• Common ancestry: Portuguese 10% Romanian 5% Lithuanian 4%
• Foreign-born: 7% · South Korea, China, Canada

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: ▼ -38.52%
• Current HPI: 233.6299
• Rent YoY: —
• 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

+107.9% since first listed

21 events — show timeline

• 2026-05-18 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2026-05-13 Price Changed $270,000 NORTHSTARMLS as Distributed by MLS Grid
• 2026-05-01 Relisted — NORTHSTARMLS as Distributed by MLS Grid
• 2026-04-23 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2026-04-16 Listed $275,000 NORTHSTARMLS as Distributed by MLS Grid
• 2026-04-14 Coming Soon $275,000 NORTHSTARMLS as Distributed by MLS Grid
• 2024-03-18 Rental Removed $2,300 TURBOTENANT
• 2024-02-16 Listed for Rent $2,300 TURBOTENANT
• 2023-08-18 Sold (MLS) $218,500 NORTHSTARMLS as Distributed by MLS Grid
• 2023-08-14 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2023-07-11 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2023-06-27 Listed $219,900 NORTHSTARMLS as Distributed by MLS Grid
• 2018-07-11 Sold (Public Records) $181,939 Public Records
• 2018-06-18 Sold (MLS) $182,000 NORTHSTARMLS as Distributed by MLS Grid
• 2018-05-17 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2018-05-07 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2018-05-03 Listed $175,000 NORTHSTARMLS as Distributed by MLS Grid
• 2009-11-16 Sold (Public Records) $130,500 Public Records
• 2009-10-28 Sold (MLS) $130,500 NORTHSTARMLS as Distributed by MLS Grid
• 2009-09-25 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2009-08-10 Listed $129,900 NORTHSTARMLS as Distributed by MLS Grid

Property tax history

+5.2%/yr

Latest (2025): $2,726 · -4.4% YoY. Source: county tax records.