15472 Tungsten St NW · Ramsey, MN 55303

$250,000

3 bd · 3.0 ba · 1,404 sqft · Townhouse public records · 17 Days on market

Built 2005 1,306 sqft lot $178/sqft · 9% below area Est $275k · 9% under $310/mo HOA · 14% 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 +11.6/15.0
• Cash flow +9.7/30.0
• Schools +4.7/10.0
• 1% rule +3.8/10.0
• Rent growth +3.6/5.0
• Livability +3.5/5.0
• DSCR +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

An awesome South-facing Ramsey Townhome! The first floor has a spacious living room and a well-kept kitchen with a large pantry and breakfast bar. A half bathroom is also featured on the first floor. Two-stall insulated garage attached with TONS of built-in shelving! You will find all three bedrooms upstairs, including the master bedroom with a full master bath! Laundry is upstairs as well with a full-sized washer and dryer. Central A/C and Heating throughout. This is a super solid townhome that has been well-maintained and in an awesome spot!

Key facts

• $310 HOA
• 2 garage spots
• Built 2005

Property features AI

Finance

• HOA & community: HOA: Gassen; Monthly HOA fee of $310 covering hazard insurance, lawn care, grounds maintenance, and professional management

Exterior

• Parking: Attached insulated garage with garage door opener; Asphalt driveway; 2 garage spaces
• Utilities: City water (connected); City sewer (connected); Natural gas; Electric with circuit breakers
• Home design: Residential attached property; Two levels; No stairs to exterior (accessible)
• Construction: Block construction; 605 sq ft foundation area; Built with vinyl and stone exterior
• Exterior features: Patio; Stone and vinyl exterior; Light tree coverage; In-ground sprinkler

Interior

• Kitchen: Cooktop; Range; Microwave; Dishwasher; Disposal; Refrigerator; Freezer
• Bedrooms: 3 bedrooms total; Primary bedroom has private bath
• Bathrooms: 2 full baths; 1 half bath (main floor)
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Natural woodwork; Separate/formal dining room; Patio (main level); 2nd floor laundry; 3 bedrooms on one level
• Laundry & utility: In-unit laundry in an upper-level laundry closet; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath townhouse listed at $250k.

Deal economics

• At list price, monthly cash flow is $-167 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $221k (11.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $220k (12.2% below list).
• Recommended offer: $220k (12.2% below list) — sets the bar for 1% rule.
• Cap rate 5.5% vs local median 3.3% in Ramsey — 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 (#354 in MN) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: cost of living C-, amenities F, commute F.
• Anoka-Hennepin Public School District (suburban): math 49% / reading 55% proficiency, ranked #71 of 301 in MN (top 24%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Ramsey Elementary (math 55% / reading 59%, grade C+, #265 of 857 statewide, top 35%, 747 students, 53% FRL); Anoka Middle School For The Arts (math 39% / reading 44%, grade F, #138 of 258 statewide, top 55%, 1,678 students, 44% FRL); Anoka High School (math 26% / reading 63%, grade F, #189 of 471 statewide, top 44%, 2,322 students, 36% FRL) — zoned schools average 44% FRL vs 24% district-wide (20 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+4.3%/yr); 346 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 1,083 units permitted in Anoka County in 2024 (134 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.
• Anoka County population projected at +11% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($246k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 21y 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 $219,551 (12.2% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.88% ✗
• Cap rate: 5.49%
• Cash-on-cash: -2.86%
• DSCR: 0.87
• GRM: 9.5

CMA / ARV

• ARV (median comp): $275,036
• List price: $250,000
• Delta: -9.10%
• Verdict: FAIR
• Comps: 1 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 4.31% rent growth · sell at horizon

5-year hold

• IRR: -19.4%
• Equity multiple: 0.31×
• Total profit: $-48,063
• Equity at exit: $37,276

10-year hold

• IRR: -9.3%
• Equity multiple: 0.39×
• Total profit: $-42,609
• Equity at exit: $21,615

Cash invested: $70,000 (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 55303

• Rents YoY: 4.3%
• Active inventory: 346
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $2,196 medium
• Mortgage (P&I): −$1,311
• Tax from tax record: −$176 /mo · $2,113/yr
• Insurance: −$104
• HOA: −$310
• Vacancy / Maint / Mgmt: −$461
• Net cashflow: $-167

Break-even live

Break-even rent $2,407

Max offer price $220,534

Occupancy floor —

Sensitivity live

Price	-10% $-25	-5% $-96	+0% $-167	+5% $-238	+10% $-308
Rent	-10% $-340	-5% $-254	+0% $-167	+5% $-80	+10% $7
Rate	-1.0pp $-41	-0.5pp $-103	base $-167	+0.5pp $-232	+1.0pp $-297

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
14700 Germanium St NW Anoka, MN	4.0	2.0	1686	$2,624	$1.56	16d	1	1.25mi

HOA detail

• Monthly dues: $310 · $3,720/yr

Listing history 22 events

1. 2026-05-17
   status Pending 1043-char remark
2. 2026-05-11
   historical Contingent - Inspection 1043-char remark
3. 2026-04-30
   listed $250,000 Active 1043-char remark
4. 2026-04-29
   historical
5. 2026-04-23
   listed $250,000 Active
6. 2026-04-21
   historical
7. 2022-12-27
   soldstatus $220,000
8. 2022-12-23
   soldstatus $220,000 Sold

   Show marketing remark (549 chars)

   An awesome South-facing Ramsey Townhome! The first floor has a spacious living room and a well-kept kitchen with a large pantry and breakfast bar. A half bathroom is also featured on the first floor. Two-stall insulated garage attached with TONS of built-in shelving! You will find all three bedrooms upstairs, including the master bedroom with a full master bath! Laundry is upstairs as well with a full-sized washer and dryer. Central A/C and Heating throughout. This is a super solid townhome that has been well-maintained and in an awesome spot!

9. 2022-12-06
   status Pending

   Show marketing remark (549 chars)

   An awesome South-facing Ramsey Townhome! The first floor has a spacious living room and a well-kept kitchen with a large pantry and breakfast bar. A half bathroom is also featured on the first floor. Two-stall insulated garage attached with TONS of built-in shelving! You will find all three bedrooms upstairs, including the master bedroom with a full master bath! Laundry is upstairs as well with a full-sized washer and dryer. Central A/C and Heating throughout. This is a super solid townhome that has been well-maintained and in an awesome spot!

10. 2022-11-28
    historical Contingent - Inspection

    Show marketing remark (549 chars)

    An awesome South-facing Ramsey Townhome! The first floor has a spacious living room and a well-kept kitchen with a large pantry and breakfast bar. A half bathroom is also featured on the first floor. Two-stall insulated garage attached with TONS of built-in shelving! You will find all three bedrooms upstairs, including the master bedroom with a full master bath! Laundry is upstairs as well with a full-sized washer and dryer. Central A/C and Heating throughout. This is a super solid townhome that has been well-maintained and in an awesome spot!

11. 2022-11-20
    status Active

    Show marketing remark (549 chars)

    An awesome South-facing Ramsey Townhome! The first floor has a spacious living room and a well-kept kitchen with a large pantry and breakfast bar. A half bathroom is also featured on the first floor. Two-stall insulated garage attached with TONS of built-in shelving! You will find all three bedrooms upstairs, including the master bedroom with a full master bath! Laundry is upstairs as well with a full-sized washer and dryer. Central A/C and Heating throughout. This is a super solid townhome that has been well-maintained and in an awesome spot!

12. 2022-11-20
    price $225,000

    Show marketing remark (549 chars)

    An awesome South-facing Ramsey Townhome! The first floor has a spacious living room and a well-kept kitchen with a large pantry and breakfast bar. A half bathroom is also featured on the first floor. Two-stall insulated garage attached with TONS of built-in shelving! You will find all three bedrooms upstairs, including the master bedroom with a full master bath! Laundry is upstairs as well with a full-sized washer and dryer. Central A/C and Heating throughout. This is a super solid townhome that has been well-maintained and in an awesome spot!

13. 2022-11-15
    historical Contingent - Inspection

    Show marketing remark (549 chars)

    An awesome South-facing Ramsey Townhome! The first floor has a spacious living room and a well-kept kitchen with a large pantry and breakfast bar. A half bathroom is also featured on the first floor. Two-stall insulated garage attached with TONS of built-in shelving! You will find all three bedrooms upstairs, including the master bedroom with a full master bath! Laundry is upstairs as well with a full-sized washer and dryer. Central A/C and Heating throughout. This is a super solid townhome that has been well-maintained and in an awesome spot!

14. 2022-11-04
    listed $232,000 Active

    Show marketing remark (549 chars)

    An awesome South-facing Ramsey Townhome! The first floor has a spacious living room and a well-kept kitchen with a large pantry and breakfast bar. A half bathroom is also featured on the first floor. Two-stall insulated garage attached with TONS of built-in shelving! You will find all three bedrooms upstairs, including the master bedroom with a full master bath! Laundry is upstairs as well with a full-sized washer and dryer. Central A/C and Heating throughout. This is a super solid townhome that has been well-maintained and in an awesome spot!

15. 2020-08-17
    soldstatus $198,000
16. 2020-08-13
    soldstatus $198,000 Sold
17. 2020-07-14
    status Pending
18. 2020-07-10
    historical Contingent - Inspection
19. 2020-07-08
    listed $194,900 Active
20. 2005-08-29
    soldstatus $170,017
21. 2005-08-29
    listed $165,900
22. 2005-08-09
    soldstatus $166,004

ⓘ 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: $2,113 · $176/mo
• Projected year-2 tax: $2,456 · $205/mo
• Expected delta: +$344/yr (+$29/mo · 16.3%)

ⓘ 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 ≥99°F today · 14 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,346
• − Mortgage interest: −$14,004
• − Property taxes: −$2,113
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,108
• − Management: −$2,108
• − HOA: −$3,720
• − Depreciation: −$7,273
• Taxable loss: −$6,229
• Est. tax savings @ 24.0%: +$1,495
• After-tax cash flow: $-507/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: Anoka-Hennepin Public School District
• NCES district ID: 2703180
• Math proficiency: 49% ▼ -14.00%
• Reading proficiency: 55% ▼ -10.00%
• Median HH income: $73,837
• Composite: 46.7/100
• National rank: #2400
• State rank: #71 of 301 in MN

Livability — Ramsey

• Score: 69/100
• State rank: #354
• US rank: #8271

Category grades

Amenities F Commute F Cost of living C- 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: Ramsey, MN
• County: Anoka County · 277,116 people
• City population: 52,614
• Metro: Minneapolis-St. Paul-Bloomington, MN-WI
• Population (ZIP): 52,614
• Household income: $102,986
• Rent vs Own: 24.2% rent · 75.8% own
• Severe rent burden: 1060.0

Population outlook (Anoka County) Hauer SSP2

• Today (2025): 375,223 people
• By 2030: 387,850 · +3.4%
• By 2040: 407,239 · +8.5%
• By 2050: 417,541 · +11.3%
• By 2075: 448,447 · +19.5%
• By 2100: 464,954 · +23.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (82%)
• Race & ethnicity: White 82% Black 7% Two or more races 6% Hispanic / Latino 4% Asian 3%
• Common ancestry: Portuguese 12% Romanian 5% Lithuanian 4%
• Foreign-born: 7% · Canada, South Korea, Vietnam
• Languages at home: 92% English-only · Other Asian/Pacific 2% Spanish 2% French/Haitian/Cajun 1%

Political lean MEDSL · Anoka

• 2024 margin: Toss-up / Even · D 46.6% · R 51.0% · Other 2.4%
• 2008→2024 swing: -2.0pp toward R · 2008: -2.4pp · 2024: -4.4pp
• All cycles: 2024: R+4.4 2020: R+1.9 2016: R+9.7 2012: R+2.6 2008: R+2.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -273.26%
• Current HPI: 251.4034
• Rent YoY: ▲ 4.31%
• 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

+50.6% since first listed

22 events — show timeline

• 2026-05-17 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2026-05-11 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2026-04-30 Listed $250,000 NORTHSTARMLS as Distributed by MLS Grid
• 2026-04-29 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2026-04-23 Listed $250,000 NORTHSTARMLS as Distributed by MLS Grid
• 2026-04-21 Coming Soon — NORTHSTARMLS as Distributed by MLS Grid
• 2022-12-27 Sold (Public Records) $220,000 Public Records
• 2022-12-23 Sold (MLS) $220,000 NORTHSTARMLS as Distributed by MLS Grid
• 2022-12-06 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2022-11-28 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2022-11-20 Relisted — NORTHSTARMLS as Distributed by MLS Grid
• 2022-11-20 Price Changed $225,000 NORTHSTARMLS as Distributed by MLS Grid
• 2022-11-15 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2022-11-04 Listed $232,000 NORTHSTARMLS as Distributed by MLS Grid
• 2020-08-17 Sold (Public Records) $198,000 Public Records
• 2020-08-13 Sold (MLS) $198,000 NORTHSTARMLS as Distributed by MLS Grid
• 2020-07-14 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2020-07-10 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2020-07-08 Listed $194,900 NORTHSTARMLS as Distributed by MLS Grid
• 2005-08-29 Listed $165,900 NORTHSTARMLS as Distributed by MLS Grid
• 2005-08-29 Sold (MLS) $170,017 NORTHSTARMLS as Distributed by MLS Grid
• 2005-08-09 Sold (MLS) $166,004 NORTHSTARMLS as Distributed by MLS Grid

Property tax history

+3.5%/yr

Latest (2026): $2,113 · +2.1% YoY. Source: county tax records.