26256 2nd St W · Zimmerman, MN 55398

$249,900

3 bd · 2.0 ba · 1,594 sqft · Townhouse public records · 24 Days on market

Built 2004 1,742 sqft lot $157/sqft · 14% below area Est $307k · 19% under $270/mo HOA · 13% 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 +15.0/15.0
• Cash flow +8.0/30.0
• Schools +5.2/10.0
• Livability +3.9/5.0
• 1% rule +3.2/10.0
• 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

Bright Open Spaces! 3BD /2BA Vaulted Ceilings, Spacious Kitchen. Fresh Paint and Carpet. Deck off Living Room overlooking wooded area. Master Bedroom with large walk in closet. Lower Level 2BD, Family Room with reading nook and plenty of storage. Near park, walking paths plus low association fees. Quick close possible.

Key facts

• $270 HOA
• 2 garage spots
• Built 2004

Property features AI

Finance

• Other: Property type: Residential; Above-grade finished area 888; Below-grade finished area 800; Total living area 1,688; Building area total 1,776; Lot size 0.04 acres
• HOA & community: Monthly HOA managed by Bullseye Property Management ($270/month); HOA covers lawn care, professional management, and snow removal

Exterior

• Parking: Attached garage (2 car)
• Utilities: City water (connected); City sewer (connected); 100 amp electrical service; Natural gas
• Home design: Residential attached property; Split entry (bi-level) design; Entry level includes upper and lower levels
• Construction: Asphalt roof (age 8 years or less); Block foundation; Foundation area 888
• Exterior features: Stone and vinyl exterior; Small lot with dimensions 70x24x70x24

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator; Stainless steel appliances; Exhaust fan; Gas water heater
• Bedrooms: 3 bedrooms (including a main floor bedroom); Upper-level bedroom: 13x12; Lower-level bedroom: 14x11; Lower-level bedroom: 11x10
• Bathrooms: 2 full baths (one full bath on main floor; full basement bath)
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Finished basement with walkout; Block foundation in basement; Main floor bedroom
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath townhouse listed at $250k.

Deal economics

• At list price, monthly cash flow is $-258 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $204k (18.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $204k (18.3% below list).
• Recommended offer: $204k (18.3% below list) — sets the bar for 1% rule.
• Cap rate 5.1% vs local median 3.1% in Zimmerman — 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 77/100 on livability (#134 in MN, #3,004 nationally) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, health & safety A+; Watch: amenities F, commute F.
• Independent School District 728 (suburban): math 56% / reading 60% proficiency, ranked #37 of 301 in MN (top 12%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 14% free/reduced lunch — higher-income household profile.
• Zoned schools: Westwood Elementary (math 55% / reading 54%, grade C, #320 of 857 statewide, top 41%, 543 students, 36% FRL); Zimmerman Middle (math 47% / reading 53%, grade C, #77 of 258 statewide, top 31%, 531 students, 31% FRL); Zimmerman High School (math 47% / reading 62%, grade C-, #87 of 471 statewide, top 22%, 707 students, 28% FRL) — zoned schools average 32% FRL vs 14% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 181 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 334 units permitted in Sherburne County in 2024 (58 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 $7k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 24 days — a 2% lower offer ($246k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 19y 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 $151k; list at $250k implies a 65% gain — meaningful room to come down on a strong offer.

Recommended offer $204,130 (18.3% 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 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: 0.82% ✗
• Cap rate: 5.05%
• Cash-on-cash: -4.42%
• DSCR: 0.80
• GRM: 10.2

CMA / ARV

• ARV (median comp): $307,056
• List price: $249,900
• Delta: -18.61%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -23.7%
• Equity multiple: 0.19×
• Total profit: $-56,797
• Equity at exit: $37,261

10-year hold

• IRR: -18.5%
• Equity multiple: -0.00×
• Total profit: $-70,120
• Equity at exit: $21,607

Cash invested: $69,972 (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 55398

• Home prices YoY: -20.7%
• Active inventory: 181
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $2,041 high
• Mortgage (P&I): −$1,311
• Tax from tax record: −$186 /mo · $2,230/yr
• Insurance: −$104
• HOA: −$270
• Vacancy / Maint / Mgmt: −$429
• Net cashflow: $-258

Break-even live

Break-even rent $2,368

Max offer price $204,353

Occupancy floor —

Sensitivity live

Price	-10% $-116	-5% $-187	+0% $-258	+5% $-329	+10% $-399
Rent	-10% $-419	-5% $-338	+0% $-258	+5% $-177	+10% $-97
Rate	-1.0pp $-132	-0.5pp $-194	base $-258	+0.5pp $-323	+1.0pp $-388

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: $62,475
• Closing costs: $7,497
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
26125 Main St Zimmerman, MN	1.0–2.0	1.0–2.0	1005	$1,821	$1.81	0d	11	0.16mi
26429 2nd St E Zimmerman, MN	1.0–2.0	1.0–2.0	888	$1,934	$2.18	0d	17	0.24mi
12624 Pond View Rd Zimmerman, MN	3.0	2.0	1500	$1,849	$1.23	45d	1	0.79mi
12654 Pond View Rd Zimmerman, MN	3.0	2.0	1500	$1,849	$1.23	45d	1	0.79mi
12648 Pond View Rd Zimmerman, MN	3.0	2.0	1547	$1,895	$1.22	19d	1	0.80mi
25571 3rd St W Zimmerman, MN	3.0	3.0	1709	$2,349	$1.37	22d	1	0.81mi
12660 Pond View Rd Zimmerman, MN	3.0	2.5	1709	$2,200	$1.29	45d	1	0.83mi
12662 Pond View Rd Zimmerman, MN	3.0	2.5	1709	$2,200	$1.29	45d	1	0.83mi

HOA detail

• Monthly dues: $270 · $3,240/yr

Listing history 38 events

1. 2026-06-10
   status $249,900 Pending 24 DOM
2. 2026-06-09
   days on market $249,900 Contingent - Subject to Statutory Rescission 24 DOM
3. 2026-06-08
   days on market $249,900 Contingent - Subject to Statutory Rescission 23 DOM
4. 2026-06-07
   days on market $249,900 Contingent - Subject to Statutory Rescission 22 DOM
5. 2026-06-04
   days on market $249,900 Contingent - Subject to Statutory Rescission 19 DOM
6. 2026-06-03
   days on market $249,900 Contingent - Subject to Statutory Rescission 18 DOM
7. 2026-06-02
   days on market $249,900 Contingent - Subject to Statutory Rescission 17 DOM
8. 2026-06-01
   days on market $249,900 Contingent - Subject to Statutory Rescission 16 DOM
9. 2026-05-31
   days on market $249,900 Contingent - Subject to Statutory Rescission 15 DOM
10. 2026-05-17
    listed $249,900 Active 671-char remark
11. 2026-05-15
    historical $249,900 671-char remark
12. 2018-07-16
    soldstatus $151,200
13. 2018-07-06
    soldstatus $151,200 Sold 320-char remark

    Show marketing remark (320 chars)

    Bright Open Spaces! 3BD /2BA Vaulted Ceilings, Spacious Kitchen. Fresh Paint and Carpet. Deck off Living Room overlooking wooded area. Master Bedroom with large walk in closet. Lower Level 2BD, Family Room with reading nook and plenty of storage. Near park, walking paths plus low association fees. Quick close possible.

14. 2018-06-28
    price $150,000 320-char remark

    Show marketing remark (320 chars)

    Bright Open Spaces! 3BD /2BA Vaulted Ceilings, Spacious Kitchen. Fresh Paint and Carpet. Deck off Living Room overlooking wooded area. Master Bedroom with large walk in closet. Lower Level 2BD, Family Room with reading nook and plenty of storage. Near park, walking paths plus low association fees. Quick close possible.

15. 2018-05-30
    status Pending 320-char remark

    Show marketing remark (320 chars)

    Bright Open Spaces! 3BD /2BA Vaulted Ceilings, Spacious Kitchen. Fresh Paint and Carpet. Deck off Living Room overlooking wooded area. Master Bedroom with large walk in closet. Lower Level 2BD, Family Room with reading nook and plenty of storage. Near park, walking paths plus low association fees. Quick close possible.

16. 2018-05-24
    price $157,000 320-char remark

    Show marketing remark (320 chars)

    Bright Open Spaces! 3BD /2BA Vaulted Ceilings, Spacious Kitchen. Fresh Paint and Carpet. Deck off Living Room overlooking wooded area. Master Bedroom with large walk in closet. Lower Level 2BD, Family Room with reading nook and plenty of storage. Near park, walking paths plus low association fees. Quick close possible.

17. 2018-05-22
    historical Contingent - Inspection 320-char remark

    Show marketing remark (320 chars)

    Bright Open Spaces! 3BD /2BA Vaulted Ceilings, Spacious Kitchen. Fresh Paint and Carpet. Deck off Living Room overlooking wooded area. Master Bedroom with large walk in closet. Lower Level 2BD, Family Room with reading nook and plenty of storage. Near park, walking paths plus low association fees. Quick close possible.

18. 2018-05-17
    listed $149,900 Active 320-char remark

    Show marketing remark (320 chars)

    Bright Open Spaces! 3BD /2BA Vaulted Ceilings, Spacious Kitchen. Fresh Paint and Carpet. Deck off Living Room overlooking wooded area. Master Bedroom with large walk in closet. Lower Level 2BD, Family Room with reading nook and plenty of storage. Near park, walking paths plus low association fees. Quick close possible.

19. 2014-11-13
    soldstatus $113,900
20. 2014-10-03
    soldstatus $113,900 Sold

    Show marketing remark (237 chars)

    3BR/2 full BA. Open spaces, vaults, new paint & spacious eat-in kit. Walk-out off LR, deck overlooks woods. MR BR w/lg walk-in closet, LL FR, reading nook & tons of storage. Near path to great private park! Low Association fee!!!

21. 2014-10-03
    soldstatus $113,900

    Show marketing remark (237 chars)

    3BR/2 full BA. Open spaces, vaults, new paint & spacious eat-in kit. Walk-out off LR, deck overlooks woods. MR BR w/lg walk-in closet, LL FR, reading nook & tons of storage. Near path to great private park! Low Association fee!!!

22. 2014-10-03
    soldstatus $113,900

    Show marketing remark (237 chars)

    3BR/2 full BA. Open spaces, vaults, new paint & spacious eat-in kit. Walk-out off LR, deck overlooks woods. MR BR w/lg walk-in closet, LL FR, reading nook & tons of storage. Near path to great private park! Low Association fee!!!

23. 2014-08-18
    status Pending

    Show marketing remark (237 chars)

    3BR/2 full BA. Open spaces, vaults, new paint & spacious eat-in kit. Walk-out off LR, deck overlooks woods. MR BR w/lg walk-in closet, LL FR, reading nook & tons of storage. Near path to great private park! Low Association fee!!!

24. 2014-08-11
    historical Contingent - Inspection

    Show marketing remark (237 chars)

    3BR/2 full BA. Open spaces, vaults, new paint & spacious eat-in kit. Walk-out off LR, deck overlooks woods. MR BR w/lg walk-in closet, LL FR, reading nook & tons of storage. Near path to great private park! Low Association fee!!!

25. 2014-07-29
    listed $114,900 Active

    Show marketing remark (237 chars)

    3BR/2 full BA. Open spaces, vaults, new paint & spacious eat-in kit. Walk-out off LR, deck overlooks woods. MR BR w/lg walk-in closet, LL FR, reading nook & tons of storage. Near path to great private park! Low Association fee!!!

26. 2014-07-29
    listed $114,900

    Show marketing remark (237 chars)

    3BR/2 full BA. Open spaces, vaults, new paint & spacious eat-in kit. Walk-out off LR, deck overlooks woods. MR BR w/lg walk-in closet, LL FR, reading nook & tons of storage. Near path to great private park! Low Association fee!!!

27. 2014-07-29
    listed $114,900

    Show marketing remark (237 chars)

    3BR/2 full BA. Open spaces, vaults, new paint & spacious eat-in kit. Walk-out off LR, deck overlooks woods. MR BR w/lg walk-in closet, LL FR, reading nook & tons of storage. Near path to great private park! Low Association fee!!!

28. 2011-04-01
    soldstatus $72,000
29. 2011-03-18
    soldstatus $72,000
30. 2011-02-09
    historical
31. 2011-01-29
    listed $89,900
32. 2009-11-24
    soldstatus $74,251
33. 2009-11-18
    soldstatus $74,250
34. 2009-09-01
    historical
35. 2009-07-27
    listed $75,000
36. 2007-07-09
    soldstatus $143,500
37. 2007-06-14
    historical
38. 2007-05-07
    listed $139,000

ⓘ 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: $2,230 · $186/mo
• Projected year-2 tax: $2,514 · $210/mo
• Expected delta: +$284/yr (+$24/mo · 12.8%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥98°F today · 14 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,496
• − Mortgage interest: −$13,998
• − Property taxes: −$2,230
• − Insurance: −$1,250
• − Repairs & maintenance: −$1,960
• − Management: −$1,960
• − HOA: −$3,240
• − Depreciation: −$7,270
• Taxable loss: −$7,411
• Est. tax savings @ 24.0%: +$1,779
• After-tax cash flow: $-1,315/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: Independent School District 728
• NCES district ID: 2711370
• Math proficiency: 56% ▼ -15.00%
• Reading proficiency: 60% ▼ -10.00%
• Median HH income: $82,336
• Composite: 52.5/100
• National rank: #1567
• State rank: #37 of 301 in MN

Livability — Zimmerman

• Score: 77/100
• State rank: #134
• US rank: #3004

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Zimmerman, MN
• County: Sherburne County · 120,363 people
• City population: 17,688
• Metro: Minneapolis-St. Paul-Bloomington, MN-WI
• Population (ZIP): 17,688
• Household income: $103,419
• Rent vs Own: 9.7% rent · 90.3% own
• Severe rent burden: 176.0

Population outlook (Sherburne County) Hauer SSP2

• Today (2025): 97,402 people
• By 2030: 99,341 · +2.0%
• By 2040: 101,188 · +3.9%
• By 2050: 99,214 · +1.9%
• By 2075: 88,700 · -8.9%
• By 2100: 72,241 · -25.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Two or more races 5% Hispanic / Latino 3% Asian 2%
• Common ancestry: Portuguese 18% Romanian 5% Lithuanian 2%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 2%

Political lean MEDSL · Sherburne

• 2024 margin: Solid R (+34.9) · D 31.7% · R 66.6% · Other 1.7%
• 2008→2024 swing: -16.7pp toward R · 2008: -18.2pp · 2024: -34.9pp
• All cycles: 2024: R+34.9 2020: R+32.6 2016: R+37.0 2012: R+22.1 2008: R+18.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -68.73%
• Current HPI: 263.741
• 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

+79.8% since first listed

31 events — show timeline

• 2026-06-09 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2026-05-21 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2026-05-17 Listed $249,900 NORTHSTARMLS as Distributed by MLS Grid
• 2026-05-15 Coming Soon $249,900 NORTHSTARMLS as Distributed by MLS Grid
• 2018-07-16 Sold (Public Records) $151,200 Public Records
• 2018-07-06 Sold (MLS) $151,200 NORTHSTARMLS as Distributed by MLS Grid
• 2018-06-28 Price Changed $150,000 NORTHSTARMLS as Distributed by MLS Grid
• 2018-05-30 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2018-05-24 Price Changed $157,000 NORTHSTARMLS as Distributed by MLS Grid
• 2018-05-22 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2018-05-17 Listed $149,900 NORTHSTARMLS as Distributed by MLS Grid
• 2014-11-13 Sold (Public Records) $113,900 Public Records
• 2014-10-03 Sold (MLS) $113,900 LSAR
• 2014-10-03 Sold (MLS) $113,900 RASM
• 2014-10-03 Sold (MLS) $113,900 NORTHSTARMLS as Distributed by MLS Grid
• 2014-08-18 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2014-08-11 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2014-07-29 Listed $114,900 NORTHSTARMLS as Distributed by MLS Grid
• 2014-07-29 Listed $114,900 LSAR
• 2014-07-29 Listed $114,900 RASM
• 2011-04-01 Sold (Public Records) $72,000 Public Records
• 2011-03-18 Sold (MLS) $72,000 NORTHSTARMLS as Distributed by MLS Grid
• 2011-02-09 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2011-01-29 Listed $89,900 NORTHSTARMLS as Distributed by MLS Grid
• 2009-11-24 Sold (Public Records) $74,251 Public Records
• 2009-11-18 Sold (MLS) $74,250 NORTHSTARMLS as Distributed by MLS Grid
• 2009-09-01 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2009-07-27 Listed $75,000 NORTHSTARMLS as Distributed by MLS Grid
• 2007-07-09 Sold (MLS) $143,500 NORTHSTARMLS as Distributed by MLS Grid
• 2007-06-14 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2007-05-07 Listed $139,000 NORTHSTARMLS as Distributed by MLS Grid

Property tax history

+5.9%/yr

Latest (2025): $2,230 · +3.5% YoY. Source: county tax records.