2090 Quentin Ave S · Lake St. Croix Beach, MN 55043

$199,900

5 bd · 1.0 ba · 1,580 sqft · SingleFamily public records · 6 Days on market

Built 1945 0.50 ac lot

---

Why this score? — see what drove the B- 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +5.0/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Nestled just blocks from the St. Croix River and the beach, this home offers an incredible location with easy access to parks, schools, walking and biking trails, and Afton Alps Ski Area. Conveniently situated just minutes from Hudson, Woodbury, Bayport, and Stillwater, the property is ideally placed for both recreation and everyday amenities. Set on a large half-acre lot, the property offers plenty of space and strong potential. This home does need work, making it a great opportunity for home buyers looking to build equity through remodeling in a highly desirable area. River enthusiasts should check with the city regarding resident beach parking passes and possible dock space opportunities

Key facts

• Afton alps ski area
• Strong potential
• Large half-acre lot

Tags

• INCREDIBLE LOCATION
• EASY ACCESS TO PARKS
• WALKING AND BIKING TRAILS
• AFTON ALPS SKI AREA
• LARGE HALF-ACRE LOT
• STRONG POTENTIAL

Property features AI

Finance

• Financial info: Mortgage type: Other

Exterior

• Parking: Attached garage (1 car) — garage dimensions approx. 22x13
• Utilities: Natural gas fuel; Water: Other; Sewer: Other; Electric service available
• Home design: Residential property; Two-story home; Entry/main living on main level
• Construction: Block foundation (foundation dimensions approx. 28x32); Above-grade finished area about 1,896 sq ft; Main level finished area about 1,000 sq ft
• Exterior features: Vinyl exterior; Lot approximately 0.5 acre (105' x 200' x 112' x 200')

Interior

• Kitchen: Kitchen on main level (20x12)
• Bedrooms: Five bedrooms total; Upper-level bedrooms include: 17x14, 12x10, 11x12, 11x11; Main-level bedroom: 10x9
• Bathrooms: Main floor full bathroom (7x6); Upper-level 3/4 bathroom (6x6)
• Heating & cooling: Forced air heating; No central air
• Interior features: Main floor living room (17x11); Has crawl space basement; Two levels
• Laundry & utility: Main-level laundry room (8x6)

What this means for you Summary

Snapshot

• This is a 5-bed/1.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $2k ($19k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $200k).

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Stillwater Area Public School District (suburban): math 53% / reading 56% proficiency, ranked #54 of 301 in MN (top 18%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 12% free/reduced lunch — higher-income household profile.
• Zoned schools: Afton-Lakeland Elementary (math 52% / reading 52%, grade C-, #368 of 857 statewide, top 47%, 474 students, 19% FRL); Oak-Land Middle School (math 50% / reading 52%, grade C, #69 of 258 statewide, top 27%, 933 students, 28% FRL); Stillwater Area High School (math 57% / reading 66%, grade B-, #39 of 471 statewide, top 9%, 2,647 students, 20% FRL).
• Market conditions: 16 active listings in the ZIP; 1,405 units permitted in Washington County in 2024 (121 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• Washington County population projected at +16% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $56k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $92k; list at $200k implies a 116% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1945 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $199,900

Questions for the listing agent

1. Built in 1945 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.85% ✓
• Cap rate: 15.82%
• Cash-on-cash: 34.01%
• DSCR: 2.51
• GRM: 4.5

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: 29.4%
• Equity multiple: 2.23×
• Total profit: $68,668
• Equity at exit: $29,806

10-year hold

• IRR: 36.7%
• Equity multiple: 4.39×
• Total profit: $190,012
• Equity at exit: $17,284

Cash invested: $55,972 (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 55043

• Active inventory: 16
• Price-to-rent: 4.5×

Monthly cashflow live

• Estimated rent: $3,705 medium
• Mortgage (P&I): −$1,048
• Tax from tax record: −$210 /mo · $2,514/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$778
• Net cashflow: $1,586

Break-even live

Break-even rent $1,698

Max offer price $199,900

Occupancy floor 52%

Sensitivity live

Price	-10% $1,699	-5% $1,643	+0% $1,586	+5% $1,530	+10% $1,473
Rent	-10% $1,294	-5% $1,440	+0% $1,586	+5% $1,733	+10% $1,879
Rate	-1.0pp $1,687	-0.5pp $1,637	base $1,586	+0.5pp $1,534	+1.0pp $1,482

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-04-30
   status Pending
2. 2026-04-24
   listed $199,900 Active
3. 2026-03-04
   soldstatus $92,500

ⓘ 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: $2,514 · $210/mo
• Projected year-2 tax: $2,514 · $210/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 FEMA zone X (unshaded) · 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 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $44,466
• − Mortgage interest: −$11,198
• − Property taxes: −$2,514
• − Insurance: −$1,000
• − Repairs & maintenance: −$3,557
• − Management: −$3,557
• − Depreciation: −$5,815
• Taxable income: $16,825
• Est. tax owed @ 24.0%: −$4,038
• After-tax cash flow: $14,997/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: Stillwater Area Public School District
• NCES district ID: 2738190
• Math proficiency: 53% ▼ -11.00%
• Reading proficiency: 56% ▼ -12.00%
• Median HH income: $84,438
• Composite: 49.8/100
• National rank: #1954
• State rank: #54 of 301 in MN

Livability — Lake St. Croix Beach

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Lake St. Croix Beach, MN
• Population (ZIP): 3,471

Population outlook (Washington County) Hauer SSP2

• Today (2025): 278,554 people
• By 2030: 290,465 · +4.3%
• By 2040: 310,014 · +11.3%
• By 2050: 324,118 · +16.4%
• By 2075: 362,697 · +30.2%
• By 2100: 381,491 · +37.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Two or more races 6% Hispanic / Latino 2% Asian 2%
• Common ancestry: Portuguese 13% Lithuanian 6% Romanian 5%
• Foreign-born: 3% · South Korea, Canada
• Languages at home: 96% English-only · Spanish 2% German/W. Germanic 1%

Political lean MEDSL · Washington

• 2024 margin: Lean D (+8.9) · D 53.5% · R 44.6% · Other 1.9%
• 2008→2024 swing: +4.6pp toward D · 2008: 4.3pp · 2024: 8.9pp
• All cycles: 2024: D+8.9 2020: D+9.2 2016: D+1.9 2012: D+0.8 2008: D+4.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -159.52%
• Current HPI: 260.4948
• 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

+116.1% since first listed

3 events — show timeline

• 2026-04-30 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2026-04-24 Listed $199,900 NORTHSTARMLS as Distributed by MLS Grid
• 2026-03-04 Sold (Public Records) $92,500 Public Records

Property tax history

+4.0%/yr

Latest (2025): $2,514 · -5.9% YoY. Source: county tax records.