16030 Maple Ln · Center City, MN 55012

$259,000

3 bd · 2.0 ba · 1,678 sqft · SingleFamily public records · 43 Days on market

Built 1910 1.02 ac lot

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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).

• Cash flow +14.2/30.0
• ARV discount +7.5/15.0
• DSCR +4.3/10.0
• Schools +4.1/10.0
• Livability +3.4/5.0
• 1% rule +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

First time this home has been available in 20 years. Cute, charming, & ready for a new owner! Located just 10-15 minutes from 35, Menards & shopping! Seller updated all the mechanicals in last 2 years. Quaint, small town living, this period home offers tons of charm w/original woodwork & hardwood floors. Relax on the front porch. Wonderful neighbors have lived here for decades. Go walk in your own woods, 1+ acre lot that goes over 600 ft back, lot backs up to public city land. You can choose to be in either Chisago Lakes School District or North Branch. The Chisago Lakes Bus comes to Maple Ln, kids go to Taylors Falls Elementary if in Chisago. Wonderful place to live, home has been enjoyed & loved by this family for 2 decades. You can finish the basement for additional square footage, decorate the home to your liking & make it your own. Tons of storage in all of the walk-in closets. This house has all that old house charm from top to bottom. Compliant Septic and Water Tests.

Key facts

• 600 feet deep
• Inviting front porch
• Over 1 acre

Tags

• ORIGINAL WOODWORK
• HARDWOOD FLOORS
• INVITING FRONT PORCH
• OVER 1 ACRE
• 600 FEET DEEP
• BACKS UP TO PUBLIC CITY LAND

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $259k.

Deal economics

• At list price, monthly cash flow is $43 ($518/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $211k (18.4% below list).
• Recommended offer: $211k (18.4% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 67/100 on livability (#443 in MN) — a middle-class / working-renter tenant base. Strengths: housing A+, employment A, crime B+; Watch: amenities F, commute F.
• North Branch Public Schools (rural): math 42% / reading 49% proficiency, ranked #149 of 301 in MN (top 50%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 19 active listings in the ZIP; 362 units permitted in Chisago County in 2024 (121 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.
• Chisago County population projected at -11% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 43 days — a 3% lower offer ($251k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 29y ago; this cycle's ask has dropped $36k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $211,344 (18.4% below list)

Questions for the listing agent

1. It's been on market 43 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
2. Built in 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 6.49%
• Cash-on-cash: 0.71%
• DSCR: 1.03
• GRM: 10.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -15.2%
• Equity multiple: 0.46×
• Total profit: $-39,290
• Equity at exit: $38,618

10-year hold

• IRR: -6.7%
• Equity multiple: 0.57×
• Total profit: $-30,953
• Equity at exit: $22,394

Cash invested: $72,520 (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 55012

• Home prices YoY: -21.5%
• Active inventory: 19
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $2,113 medium
• Mortgage (P&I): −$1,358
• Tax from tax record: −$160 /mo · $1,924/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$444
• Net cashflow: $43

Break-even live

Break-even rent $2,059

Max offer price $259,000

Occupancy floor 93%

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: $64,750
• Closing costs: $7,770
• Reserves months: —
• Total cash needed: —

Listing history 33 events

1. 2026-04-09
   status Pending
2. 2026-04-01
   historical Contingent - Inspection
3. 2026-03-17
   status Active
4. 2026-03-17
   price $259,000
5. 2026-03-17
   historical
6. 2025-12-17
   historical
7. 2025-10-16
   status Active
8. 2025-10-03
   historical Contingent - Inspection
9. 2025-09-06
   price $279,000
10. 2025-08-15
    listed $295,000 Active
11. 2025-08-12
    historical
12. 2025-02-25
    listed $269,000 Active
13. 2023-09-06
    soldstatus $240,000 Sold 1010-char remark

    Show marketing remark (1010 chars)

    First time this home has been available in 20 years. Cute, charming, & ready for a new owner! Located just 10-15 minutes from 35, Menards & shopping! Seller updated all the mechanicals in last 2 years. Quaint, small town living, this period home offers tons of charm w/original woodwork & hardwood floors. Relax on the front porch. Wonderful neighbors have lived here for decades. Go walk in your own woods, 1+ acre lot that goes over 600 ft back, lot backs up to public city land. You can choose to be in either Chisago Lakes School District or North Branch. The Chisago Lakes Bus comes to Maple Ln, kids go to Taylors Falls Elementary if in Chisago. Wonderful place to live, home has been enjoyed & loved by this family for 2 decades. You can finish the basement for additional square footage, decorate the home to your liking & make it your own. Tons of storage in all of the walk-in closets. This house has all that old house charm from top to bottom. Compliant Septic and Water Tests.

14. 2023-09-05
    status Pending 1010-char remark

    Show marketing remark (1010 chars)

    First time this home has been available in 20 years. Cute, charming, & ready for a new owner! Located just 10-15 minutes from 35, Menards & shopping! Seller updated all the mechanicals in last 2 years. Quaint, small town living, this period home offers tons of charm w/original woodwork & hardwood floors. Relax on the front porch. Wonderful neighbors have lived here for decades. Go walk in your own woods, 1+ acre lot that goes over 600 ft back, lot backs up to public city land. You can choose to be in either Chisago Lakes School District or North Branch. The Chisago Lakes Bus comes to Maple Ln, kids go to Taylors Falls Elementary if in Chisago. Wonderful place to live, home has been enjoyed & loved by this family for 2 decades. You can finish the basement for additional square footage, decorate the home to your liking & make it your own. Tons of storage in all of the walk-in closets. This house has all that old house charm from top to bottom. Compliant Septic and Water Tests.

15. 2023-09-05
    soldstatus $250,000

    Show marketing remark (1010 chars)

    First time this home has been available in 20 years. Cute, charming, & ready for a new owner! Located just 10-15 minutes from 35, Menards & shopping! Seller updated all the mechanicals in last 2 years. Quaint, small town living, this period home offers tons of charm w/original woodwork & hardwood floors. Relax on the front porch. Wonderful neighbors have lived here for decades. Go walk in your own woods, 1+ acre lot that goes over 600 ft back, lot backs up to public city land. You can choose to be in either Chisago Lakes School District or North Branch. The Chisago Lakes Bus comes to Maple Ln, kids go to Taylors Falls Elementary if in Chisago. Wonderful place to live, home has been enjoyed & loved by this family for 2 decades. You can finish the basement for additional square footage, decorate the home to your liking & make it your own. Tons of storage in all of the walk-in closets. This house has all that old house charm from top to bottom. Compliant Septic and Water Tests.

16. 2023-08-30
    historical Contingent - Inspection 1010-char remark

    Show marketing remark (1010 chars)

    First time this home has been available in 20 years. Cute, charming, & ready for a new owner! Located just 10-15 minutes from 35, Menards & shopping! Seller updated all the mechanicals in last 2 years. Quaint, small town living, this period home offers tons of charm w/original woodwork & hardwood floors. Relax on the front porch. Wonderful neighbors have lived here for decades. Go walk in your own woods, 1+ acre lot that goes over 600 ft back, lot backs up to public city land. You can choose to be in either Chisago Lakes School District or North Branch. The Chisago Lakes Bus comes to Maple Ln, kids go to Taylors Falls Elementary if in Chisago. Wonderful place to live, home has been enjoyed & loved by this family for 2 decades. You can finish the basement for additional square footage, decorate the home to your liking & make it your own. Tons of storage in all of the walk-in closets. This house has all that old house charm from top to bottom. Compliant Septic and Water Tests.

17. 2023-08-24
    listed $249,900 Active 1010-char remark

    Show marketing remark (1010 chars)

    First time this home has been available in 20 years. Cute, charming, & ready for a new owner! Located just 10-15 minutes from 35, Menards & shopping! Seller updated all the mechanicals in last 2 years. Quaint, small town living, this period home offers tons of charm w/original woodwork & hardwood floors. Relax on the front porch. Wonderful neighbors have lived here for decades. Go walk in your own woods, 1+ acre lot that goes over 600 ft back, lot backs up to public city land. You can choose to be in either Chisago Lakes School District or North Branch. The Chisago Lakes Bus comes to Maple Ln, kids go to Taylors Falls Elementary if in Chisago. Wonderful place to live, home has been enjoyed & loved by this family for 2 decades. You can finish the basement for additional square footage, decorate the home to your liking & make it your own. Tons of storage in all of the walk-in closets. This house has all that old house charm from top to bottom. Compliant Septic and Water Tests.

18. 2023-08-22
    historical
19. 2023-08-01
    status Active
20. 2023-06-04
    status Pending
21. 2023-05-30
    status Active
22. 2023-05-13
    historical Contingent - Inspection
23. 2023-05-06
    listed $249,900 Active
24. 2023-05-04
    historical
25. 2003-01-03
    soldstatus $142,900
26. 2003-01-03
    soldstatus $142,900
27. 2002-11-21
    historical
28. 2002-10-23
    listed $142,900
29. 1997-06-02
    soldstatus $74,000
30. 1997-05-30
    soldstatus $74,000
31. 1997-05-30
    soldstatus $74,000
32. 1997-03-10
    historical
33. 1997-02-19
    listed $74,000

ⓘ 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: $1,924 · $160/mo
• Projected year-2 tax: $2,412 · $201/mo
• Expected delta: +$488/yr (+$41/mo · 25.4%)

ⓘ 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 ≥98°F today · 13 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,361
• − Mortgage interest: −$14,508
• − Property taxes: −$1,924
• − Insurance: −$1,295
• − Repairs & maintenance: −$2,029
• − Management: −$2,029
• − Depreciation: −$7,535
• Taxable loss: −$3,958
• Est. tax savings @ 24.0%: +$950
• After-tax cash flow: $1,468/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: North Branch Public Schools
• NCES district ID: 2723820
• Math proficiency: 42% ▼ -9.00%
• Reading proficiency: 49% ▼ -6.00%
• Median HH income: $67,712
• Composite: 40.72/100
• National rank: #3660
• State rank: #149 of 301 in MN

Livability — Center City

• Score: 67/100
• State rank: #443
• US rank: #10483

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 1,995

Population outlook (Chisago County) Hauer SSP2

• Today (2025): 55,187 people
• By 2030: 55,036 · -0.3%
• By 2040: 53,293 · -3.4%
• By 2050: 49,157 · -10.9%
• By 2075: 38,399 · -30.4%
• By 2100: 24,646 · -55.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Two or more races 3% Native American 2% Black 2% Hispanic / Latino 1%
• Common ancestry: Portuguese 11% Romanian 4% Scottish 4%
• Foreign-born: 2% · Canada
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Chisago

• 2024 margin: Solid R (+31.4) · D 33.5% · R 64.9% · Other 1.6%
• 2008→2024 swing: -21.2pp toward R · 2008: -10.3pp · 2024: -31.4pp
• All cycles: 2024: R+31.4 2020: R+29.2 2016: R+30.5 2012: R+12.6 2008: R+10.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -81.57%
• Current HPI: 298.1267
• Rent YoY: —
• Metro: —
• 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

+250.0% since first listed

33 events — show timeline

• 2026-04-09 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2026-04-01 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2026-03-17 Relisted — NORTHSTARMLS as Distributed by MLS Grid
• 2026-03-17 Price Changed $259,000 NORTHSTARMLS as Distributed by MLS Grid
• 2026-03-17 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2025-12-17 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2025-10-16 Relisted — NORTHSTARMLS as Distributed by MLS Grid
• 2025-10-03 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2025-09-06 Price Changed $279,000 NORTHSTARMLS as Distributed by MLS Grid
• 2025-08-15 Listed $295,000 NORTHSTARMLS as Distributed by MLS Grid
• 2025-08-12 Coming Soon — NORTHSTARMLS as Distributed by MLS Grid
• 2025-02-25 Listed $269,000 NORTHSTARMLS as Distributed by MLS Grid
• 2023-09-06 Sold (MLS) $240,000 NORTHSTARMLS as Distributed by MLS Grid
• 2023-09-05 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2023-09-05 Sold (Public Records) $250,000 Public Records
• 2023-08-30 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2023-08-24 Listed $249,900 NORTHSTARMLS as Distributed by MLS Grid
• 2023-08-22 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2023-08-01 Relisted — NORTHSTARMLS as Distributed by MLS Grid
• 2023-06-04 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2023-05-30 Relisted — NORTHSTARMLS as Distributed by MLS Grid
• 2023-05-13 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2023-05-06 Listed $249,900 NORTHSTARMLS as Distributed by MLS Grid
• 2023-05-04 Coming Soon — NORTHSTARMLS as Distributed by MLS Grid
• 2003-01-03 Sold (Public Records) $142,900 Public Records
• 2003-01-03 Sold (MLS) $142,900 NORTHSTARMLS as Distributed by MLS Grid
• 2002-11-21 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2002-10-23 Listed $142,900 NORTHSTARMLS as Distributed by MLS Grid
• 1997-06-02 Sold (Public Records) $74,000 Public Records
• 1997-05-30 Sold (Public Records) $74,000 Public Records
• 1997-05-30 Sold (MLS) $74,000 NORTHSTARMLS as Distributed by MLS Grid
• 1997-03-10 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 1997-02-19 Listed $74,000 NORTHSTARMLS as Distributed by MLS Grid

Property tax history

+3.4%/yr

Latest (2025): $1,924 · +15.1% YoY. Source: county tax records.