10571 Karston Ave NE · Albertville, MN 55301

$485,000

4 bd · 1.0 ba · 3,153 sqft · SingleFamily public records · 53 Days on market

Built 2000 0.36 ac lot $154/sqft · at area comps Est $541k · 10% under ↓ 16% since listing

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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 +12.2/15.0
• Cash flow +9.3/30.0
• Schools +5.8/10.0
• Livability +3.8/5.0
• 1% rule +2.7/10.0
• DSCR +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

NEW TO MARKET • DIRECT GOLF FRONT • CEDAR CREEK GOLF CLUB • ROOM TO GROW Wake up inside the view. Positioned directly on the 11th hole of Cedar Creek Golf Club, this golf-front residence captures panoramic views across multiple fairways and unforgettable sunsets from 6 rooms throughout the home. Vaulted ceilings and expansive windows bring the course into everyday living, creating a setting few homes can match, all with ZERO HOA. Many visitors have commented on the exceptional flexibility of the lower level and the opportunity to reimagine the space to better suit their needs. Whether additional sleeping quarters, guest accommodations, another home office, theater room, or a

Key facts

• 0.36 acre lot
• 3 garage spots
• Built 2000

Property features AI

Finance

• Other: Property above-grade finished area and below-grade finished area included in living area; No pool

Exterior

• Parking: Attached insulated garage with garage door opener and storage; 3 garage spaces; Concrete floor; Garage has electric service
• Utilities: City water connected; City sewer connected; Natural gas
• Home design: Residential property; Two levels; Primary living areas on main level; Daylight/lookout windows in basement
• Construction: Block foundation with brick/mortar; Roof updated within last 8 years; Built-in basement (full, finished)
• Exterior features: Deck; Front porch; Stone and vinyl exterior; Light tree coverage; On golf course

Interior

• Kitchen: Kitchen with center island and window; Range; Microwave; Dishwasher; Refrigerator; Disposal; Stainless steel appliances
• Bedrooms: 3 bedrooms total; Primary bedroom suite with private ensuite and walk-in closet; Upper-level bedrooms
• Bathrooms: Primary bathroom with double sinks, jetted tub, separate tub and walk-in shower stall; Upper-level full bath; Basement 3/4 bath; Main-level half bath
• Heating & cooling: Forced air heating; Fireplace(s) contribute to heating; Central air conditioning
• Interior features: Ceiling fans; Vaulted ceilings; French doors; Water softener (owned); ENERGY STAR qualified appliances
• Laundry & utility: Main-level laundry; Washer; Dryer; Electric and gas dryer hookups

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $485k.

Deal economics

• At list price, monthly cash flow is $-351 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $423k (12.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $373k (23.2% below list).
• Recommended offer: $373k (23.2% below list) — sets the bar for 1% rule.

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; 2 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).
• This rent runs 35% of the median local income ($129k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $15k 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 53 days — a 3% lower offer ($470k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $372,586 (23.2% 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. It's been on market 53 days. Have you received any prior offers? Is the seller open to a 23% concession, seller financing, or rate buy-down credit?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.77% ✗
• Cap rate: 5.42%
• Cash-on-cash: -3.10%
• DSCR: 0.86
• GRM: 10.8

CMA / ARV

• ARV (median comp): $541,115
• List price: $485,000
• Delta: -10.37%
• Verdict: UNDERPRICED
• Comps: 5 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10582 49th St NE	0.54mi	5/4.0 (+1)	3,014 (-4%)	12mo	$479,900	$159	41

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: -21.5%
• Equity multiple: 0.26×
• Total profit: $-100,928
• Equity at exit: $72,315

10-year hold

• IRR: -15.1%
• Equity multiple: 0.14×
• Total profit: $-116,591
• Equity at exit: $41,934

Cash invested: $135,800 (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: 10.8×

Monthly cashflow live

• Estimated rent: $3,726 medium
• Mortgage (P&I): −$2,543
• Tax from tax record: −$549 /mo · $6,588/yr
• Insurance: −$202
• HOA: −$0
• Vacancy / Maint / Mgmt: −$782
• Net cashflow: $-351

Break-even live

Break-even rent $4,170

Max offer price $422,986

Occupancy floor —

Sensitivity live

Price	-10% $-76	-5% $-214	+0% $-351	+5% $-488	+10% $-626
Rent	-10% $-645	-5% $-498	+0% $-351	+5% $-204	+10% $-57
Rate	-1.0pp $-107	-0.5pp $-228	base $-351	+0.5pp $-477	+1.0pp $-605

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: $121,250
• Closing costs: $14,550
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5055 Lander Ave NE Albertville, MN	2.0–5.0	2.0–3.5	2067	$3,675	$1.78	0d	7	1.06mi
11193 68th St NE Unit NA Albertville, MN	3.0	3.0	2644	$3,250	$1.23	0d	1	1.35mi

Listing history 22 events

1. 2026-06-21
   days on market $485,000 Active 53 DOM
2. 2026-06-18
   days on market $485,000 Active 50 DOM
3. 2026-06-17
   days on market $485,000 Active 49 DOM
4. 2026-06-16
   days on market $485,000 Active 48 DOM
5. 2026-06-15
   days on market $485,000 Active 47 DOM
6. 2026-06-13
   days on market $485,000 Active 45 DOM
7. 2026-06-13
   days on market $485,000 Active 44 DOM
8. 2026-06-09
   days on market $485,000 Active 41 DOM
9. 2026-06-08
   days on market $485,000 Active 40 DOM
10. 2026-06-07
    days on market $485,000 Active 39 DOM
11. 2026-06-04
    days on market $485,000 Active 36 DOM
12. 2026-06-03
    days on market $485,000 Active 35 DOM
13. 2026-06-02
    days on market $485,000 Active 34 DOM
14. 2026-06-01
    days on market $485,000 Active 33 DOM
15. 2026-05-31
    days on market $485,000 Active 32 DOM
16. 2026-04-29
    historical
17. 2026-04-28
    listed $499,900 Active 1013-char remark
18. 2026-04-28
    price $499,900
19. 2026-04-10
    price $529,900
20. 2026-03-09
    price $550,000
21. 2026-02-19
    listed $580,000 Active
22. 2026-02-03
    historical

ⓘ 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: $6,588 · $549/mo
• Projected year-2 tax: $6,588 · $549/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 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥98°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: $44,710
• − Mortgage interest: −$27,168
• − Property taxes: −$6,588
• − Insurance: −$2,425
• − Repairs & maintenance: −$3,577
• − Management: −$3,577
• − Depreciation: −$14,109
• Taxable loss: −$12,733
• Est. tax savings @ 24.0%: +$3,056
• After-tax cash flow: $-1,157/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

-16.4% since first listed

8 events — show timeline

• 2026-05-25 Price Changed $485,000 NORTHSTARMLS as Distributed by MLS Grid
• 2026-04-29 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2026-04-28 Listed $499,900 NORTHSTARMLS as Distributed by MLS Grid
• 2026-04-28 Price Changed $499,900 NORTHSTARMLS as Distributed by MLS Grid
• 2026-04-10 Price Changed $529,900 NORTHSTARMLS as Distributed by MLS Grid
• 2026-03-09 Price Changed $550,000 NORTHSTARMLS as Distributed by MLS Grid
• 2026-02-19 Listed $580,000 NORTHSTARMLS as Distributed by MLS Grid
• 2026-02-03 Coming Soon — NORTHSTARMLS as Distributed by MLS Grid

Property tax history

+2.7%/yr

Latest (2025): $6,588 · +1.1% YoY. Source: county tax records.