6424 64th St NE · Albertville, MN 55301

$299,900

3 bd · 3.0 ba · 1,579 sqft · Townhouse public records · 35 Days on market

Built 2006 2,787 sqft lot $190/sqft · at area comps Est $308k · at est. $410/mo HOA · 16% 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 +8.6/15.0
• Cash flow +7.9/30.0
• Schools +5.8/10.0
• Livability +3.8/5.0
• 1% rule +3.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautifully maintained 3-bedroom townhome in Albertville offering a RARE, PRIVATE setting surrounded by nature. This home is filled with natural light thanks to an abundance of windows, creating a bright and inviting atmosphere throughout. The open and functional layout features granite countertops on all surfaces, including the kitchen and bathrooms, adding a cohesive and upscale feel. The home shows like new and has been meticulously cared for. Totally finished garage w/ epoxy floors and finished walls! Designed and painted to match the interior—making it feel like a true extension of the home, perfect for additional living, hobbies, or entertaining space. Enjoy peaceful surroundings, modern finishes, and a move-in-ready condition in this exceptional Albertville property.

Key facts

• $410 HOA
• 2 garage spots
• Built 2006

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath townhouse listed at $300k.

Deal economics

• At list price, monthly cash flow is $-315 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $244k (18.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $261k (12.9% below list).
• Recommended offer: $244k (18.5% 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+, crime 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.
• Zoned schools: Fieldstone Elementary School (math 76% / reading 67%, grade A-, #58 of 857 statewide, top 7%, 596 students, 24% FRL); St. Michael-Albertville Middle West (math 55% / reading 62%, grade B, #29 of 258 statewide, top 12%, 1,047 students, 21% FRL); St. Michael-Albertville Senior High (math 60% / reading 71%, grade B, #27 of 471 statewide, top 6%, 2,240 students, 17% FRL).
• Market conditions: 143 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 $9k 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 35 days — a 3% lower offer ($291k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 13y 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 $244,303 (18.5% 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 35 days. Have you received any prior offers? Is the seller open to a 19% 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: 0.87% ✗
• Cap rate: 5.03%
• Cash-on-cash: -4.50%
• DSCR: 0.80
• GRM: 9.6

CMA / ARV

• ARV (median comp): $307,638
• List price: $299,900
• Delta: -2.52%
• Verdict: FAIR
• Comps: 2 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -23.8%
• Equity multiple: 0.19×
• Total profit: $-68,415
• Equity at exit: $44,716

10-year hold

• IRR: -18.6%
• Equity multiple: -0.01×
• Total profit: $-84,465
• Equity at exit: $25,930

Cash invested: $83,972 (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: 143
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $2,611 medium
• Mortgage (P&I): −$1,573
• Tax from tax record: −$270 /mo · $3,234/yr
• Insurance: −$125
• HOA: −$410
• Vacancy / Maint / Mgmt: −$548
• Net cashflow: $-315

Break-even live

Break-even rent $3,009

Max offer price $244,303

Occupancy floor —

Sensitivity live

Price	-10% $-145	-5% $-230	+0% $-315	+5% $-400	+10% $-484
Rent	-10% $-521	-5% $-418	+0% $-315	+5% $-212	+10% $-108
Rate	-1.0pp $-164	-0.5pp $-238	base $-315	+0.5pp $-392	+1.0pp $-471

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: $74,975
• Closing costs: $8,997
• 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	0.51mi

HOA detail

• Monthly dues: $410 · $4,920/yr

Listing history 19 events

1. 2026-05-02
   historical Contingent - Inspection 793-char remark

   Show marketing remark (793 chars)

   Beautifully maintained 3-bedroom townhome in Albertville offering a RARE, PRIVATE setting surrounded by nature. This home is filled with natural light thanks to an abundance of windows, creating a bright and inviting atmosphere throughout. The open and functional layout features granite countertops on all surfaces, including the kitchen and bathrooms, adding a cohesive and upscale feel. The home shows like new and has been meticulously cared for. Totally finished garage w/ epoxy floors and finished walls! Designed and painted to match the interior—making it feel like a true extension of the home, perfect for additional living, hobbies, or entertaining space. Enjoy peaceful surroundings, modern finishes, and a move-in-ready condition in this exceptional Albertville property.

2. 2026-04-16
   listed $299,900 Active 793-char remark

   Show marketing remark (793 chars)

   Beautifully maintained 3-bedroom townhome in Albertville offering a RARE, PRIVATE setting surrounded by nature. This home is filled with natural light thanks to an abundance of windows, creating a bright and inviting atmosphere throughout. The open and functional layout features granite countertops on all surfaces, including the kitchen and bathrooms, adding a cohesive and upscale feel. The home shows like new and has been meticulously cared for. Totally finished garage w/ epoxy floors and finished walls! Designed and painted to match the interior—making it feel like a true extension of the home, perfect for additional living, hobbies, or entertaining space. Enjoy peaceful surroundings, modern finishes, and a move-in-ready condition in this exceptional Albertville property.

3. 2026-04-13
   historical $299,900 793-char remark

   Show marketing remark (793 chars)

   Beautifully maintained 3-bedroom townhome in Albertville offering a RARE, PRIVATE setting surrounded by nature. This home is filled with natural light thanks to an abundance of windows, creating a bright and inviting atmosphere throughout. The open and functional layout features granite countertops on all surfaces, including the kitchen and bathrooms, adding a cohesive and upscale feel. The home shows like new and has been meticulously cared for. Totally finished garage w/ epoxy floors and finished walls! Designed and painted to match the interior—making it feel like a true extension of the home, perfect for additional living, hobbies, or entertaining space. Enjoy peaceful surroundings, modern finishes, and a move-in-ready condition in this exceptional Albertville property.

4. 2025-01-31
   soldstatus $294,000
5. 2025-01-30
   soldstatus $294,000 Sold 630-char remark

   Show marketing remark (630 chars)

   Welcome to this stunning end-unit townhome with serene views of the woods and ponds, offering complete privacy with no neighbors behind the home or on one side. The interior features updated flooring, elegant granite countertops, a convenient kitchen pantry, and stylish raised panel doors. The three bedrooms are all located on the 2nd level along with the laundry area. Spacious owner's suite with Large walk-in closet and oversized bathtub. The finished garage includes a durable epoxy floor. Step out to your private patio and immerse yourself in the peaceful scenery, with abundant wildlife by the pond and surrounding woods.

6. 2024-12-16
   status Pending 630-char remark

   Show marketing remark (630 chars)

   Welcome to this stunning end-unit townhome with serene views of the woods and ponds, offering complete privacy with no neighbors behind the home or on one side. The interior features updated flooring, elegant granite countertops, a convenient kitchen pantry, and stylish raised panel doors. The three bedrooms are all located on the 2nd level along with the laundry area. Spacious owner's suite with Large walk-in closet and oversized bathtub. The finished garage includes a durable epoxy floor. Step out to your private patio and immerse yourself in the peaceful scenery, with abundant wildlife by the pond and surrounding woods.

7. 2024-12-04
   historical Contingent - Inspection 630-char remark

   Show marketing remark (630 chars)

   Welcome to this stunning end-unit townhome with serene views of the woods and ponds, offering complete privacy with no neighbors behind the home or on one side. The interior features updated flooring, elegant granite countertops, a convenient kitchen pantry, and stylish raised panel doors. The three bedrooms are all located on the 2nd level along with the laundry area. Spacious owner's suite with Large walk-in closet and oversized bathtub. The finished garage includes a durable epoxy floor. Step out to your private patio and immerse yourself in the peaceful scenery, with abundant wildlife by the pond and surrounding woods.

8. 2024-11-13
   price $287,900 630-char remark

   Show marketing remark (630 chars)

   Welcome to this stunning end-unit townhome with serene views of the woods and ponds, offering complete privacy with no neighbors behind the home or on one side. The interior features updated flooring, elegant granite countertops, a convenient kitchen pantry, and stylish raised panel doors. The three bedrooms are all located on the 2nd level along with the laundry area. Spacious owner's suite with Large walk-in closet and oversized bathtub. The finished garage includes a durable epoxy floor. Step out to your private patio and immerse yourself in the peaceful scenery, with abundant wildlife by the pond and surrounding woods.

9. 2024-11-01
   listed $297,500 Active 630-char remark

   Show marketing remark (630 chars)

   Welcome to this stunning end-unit townhome with serene views of the woods and ponds, offering complete privacy with no neighbors behind the home or on one side. The interior features updated flooring, elegant granite countertops, a convenient kitchen pantry, and stylish raised panel doors. The three bedrooms are all located on the 2nd level along with the laundry area. Spacious owner's suite with Large walk-in closet and oversized bathtub. The finished garage includes a durable epoxy floor. Step out to your private patio and immerse yourself in the peaceful scenery, with abundant wildlife by the pond and surrounding woods.

10. 2016-08-05
    soldstatus $171,500
11. 2016-07-27
    soldstatus $171,500 Sold
12. 2016-06-18
    status Pending
13. 2016-06-15
    price $174,900
14. 2016-06-05
    price $179,900
15. 2016-05-23
    price $184,900
16. 2016-05-23
    listed $178,900 Active
17. 2013-05-17
    soldstatus $117,051
18. 2013-04-17
    historical
19. 2013-04-06
    listed $93,060

ⓘ 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: $3,234 · $270/mo
• Projected year-2 tax: $3,296 · $275/mo
• Expected delta: +$62/yr (+$5/mo · 1.9%)

ⓘ 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: $31,328
• − Mortgage interest: −$16,799
• − Property taxes: −$3,234
• − Insurance: −$1,500
• − Repairs & maintenance: −$2,506
• − Management: −$2,506
• − HOA: −$4,920
• − Depreciation: −$8,724
• Taxable loss: −$8,861
• Est. tax savings @ 24.0%: +$2,127
• After-tax cash flow: $-1,650/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

+222.3% since first listed

19 events — show timeline

• 2026-05-02 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2026-04-16 Listed $299,900 NORTHSTARMLS as Distributed by MLS Grid
• 2026-04-13 Coming Soon $299,900 NORTHSTARMLS as Distributed by MLS Grid
• 2025-01-31 Sold (Public Records) $294,000 Public Records
• 2025-01-30 Sold (MLS) $294,000 NORTHSTARMLS as Distributed by MLS Grid
• 2024-12-16 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2024-12-04 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2024-11-13 Price Changed $287,900 NORTHSTARMLS as Distributed by MLS Grid
• 2024-11-01 Listed $297,500 NORTHSTARMLS as Distributed by MLS Grid
• 2016-08-05 Sold (Public Records) $171,500 Public Records
• 2016-07-27 Sold (MLS) $171,500 NORTHSTARMLS as Distributed by MLS Grid
• 2016-06-18 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2016-06-15 Price Changed $174,900 NORTHSTARMLS as Distributed by MLS Grid
• 2016-06-05 Price Changed $179,900 NORTHSTARMLS as Distributed by MLS Grid
• 2016-05-23 Price Changed $184,900 NORTHSTARMLS as Distributed by MLS Grid
• 2016-05-23 Listed $178,900 NORTHSTARMLS as Distributed by MLS Grid
• 2013-05-17 Sold (MLS) $117,051 NORTHSTARMLS as Distributed by MLS Grid
• 2013-04-17 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2013-04-06 Listed $93,060 NORTHSTARMLS as Distributed by MLS Grid

Property tax history

+5.3%/yr

Latest (2025): $3,234 · -0.7% YoY. Source: county tax records.