4157 228th Ave NW · St. Francis, MN 55070

$274,900

3 bd · 2.0 ba · 1,273 sqft · Townhouse public records · 69 Days on market

Built 2019 1,742 sqft lot $254/mo HOA · 12% of rent

---

Why this score? — see what drove the F 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 +7.5/15.0
• Cash flow +6.5/30.0
• Schools +3.8/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• DSCR +0.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

MUST SEE! Built in 2019, this like-new townhome offers 3 bedrooms, 2 generous-sized bathrooms, and a loft that is perfect for a workout area, office, homework area, etc! Enjoy the private view of the pond on your maintenance free deck. Host friends or family in your open concept kitchen with a large center island. The huge master bedroom includes a walk-in closet. Tons of storage space, vaulted ceilings, insulated garage, this home has it all. Freshly painted and maintained for the last 2 years. All mechanicals and appliances are 2019. Ready for you to move right in and enjoy!

Key facts

• 10x10 patio
• $254 HOA
• 2 garage spots

Tags

• MAINTENANCE FREE DECK
• FINISHED WALK-OUT LOWER LEVEL
• 10X10 PATIO

Property features AI

Finance

• HOA & community: Homeowners association managed by Cedar Management; Monthly HOA fee; Association amenities include deck, patio, and fire sprinkler system; HOA fee covers hazard insurance, lawn care, grounds maintenance, and snow removal

Exterior

• Parking: Tuck-under insulated 2-car garage with automatic garage door opener; Asphalt drive; Garage dimensions approximately 16x23
• Security: Indoor sprinkler system (association amenity)
• Utilities: City water connected; City sewer connected; Natural gas fuel; Electric service with circuit breakers
• Home design: Attached residential property; Three-level split; Entry levels include main, upper and lower; Pitched asphalt roof (aged 8 years or less)
• Construction: Concrete and frame construction; Block foundation
• Exterior features: Deck (composite decking); Patio; Stone and vinyl exterior; No fencing

Interior

• Kitchen: Kitchen with center island; Range; Microwave; Dishwasher; Refrigerator
• Bedrooms: 3 bedrooms (Upper and Lower levels; sizes include 17x11, 15x9, 9x10)
• Flooring: Composite deck/patio exterior surfaces noted
• Bathrooms: One full bath (upper level); One three-quarter bath (basement); Half bath (basement)
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Vaulted ceilings; Finished walkout basement; Indoor fire sprinkler system; Air-to-air exchanger; Stainless steel appliances
• Laundry & utility: Laundry room on lower level; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath townhouse listed at $275k.

Deal economics

• At list price, monthly cash flow is $-469 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $192k (30.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $204k (25.8% below list).
• Recommended offer: $192k (30.1% below list) — sets the bar for cash-flow.
• Cap rate 4.2% vs local median 2.5% in St. Francis — 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: area grade F — affects rentability + tenant quality, not the cash-flow math above.
• St. Francis Area Schools (rural): math 35% / reading 47% proficiency, ranked #185 of 301 in MN (top 62%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 20% free/reduced lunch — higher-income household profile.
• Zoned schools: St. Francis Elementary (math 52% / reading 61%, grade C+, #300 of 857 statewide, top 35%, 654 students, 40% FRL); St. Francis Middle (math 27% / reading 44%, grade F, #172 of 258 statewide, top 68%, 828 students, 32% FRL); St. Francis High (math 32% / reading 62%, grade D-, #166 of 471 statewide, top 39%, 1,168 students, 28% FRL).
• Market conditions: 91 active listings in the ZIP; 1,083 units permitted in Anoka County in 2024 (134 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.
• Anoka County population projected at +11% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 69 days — a 6% lower offer ($258k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 6y ago; this cycle's ask has dropped $24k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $192,080 (30.1% 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 69 days. Have you received any prior offers? Is the seller open to a 30% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.74% ✗
• Cap rate: 4.25%
• Cash-on-cash: -7.31%
• DSCR: 0.67
• GRM: 11.2

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: -29.0%
• Equity multiple: 0.04×
• Total profit: $-74,263
• Equity at exit: $40,988

10-year hold

• IRR: -28.6%
• Equity multiple: -0.33×
• Total profit: $-102,540
• Equity at exit: $23,768

Cash invested: $76,972 (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 55070

• Home prices YoY: -18.1%
• Active inventory: 91
• Price-to-rent: 11.2×

Monthly cashflow live

• Estimated rent: $2,040 medium
• Mortgage (P&I): −$1,442
• Tax from tax record: −$270 /mo · $3,243/yr
• Insurance: −$115
• HOA: −$254
• Vacancy / Maint / Mgmt: −$428
• Net cashflow: $-469

Break-even live

Break-even rent $2,633

Max offer price $192,080

Occupancy floor —

Sensitivity live

Price	-10% $-313	-5% $-391	+0% $-469	+5% $-547	+10% $-624
Rent	-10% $-630	-5% $-549	+0% $-469	+5% $-388	+10% $-308
Rate	-1.0pp $-330	-0.5pp $-399	base $-469	+0.5pp $-540	+1.0pp $-613

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: $68,725
• Closing costs: $8,247
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $254 · $3,048/yr

Listing history 26 events

1. 2026-06-15
   statusdays on market $274,900 Pending 69 DOM
2. 2026-06-13
   statusdays on market $274,900 Contingent - Inspection 68 DOM
3. 2026-06-09
   days on market $274,900 Active 64 DOM
4. 2026-06-08
   days on market $274,900 Active 63 DOM
5. 2026-06-07
   days on market $274,900 Active 62 DOM
6. 2026-06-04
   days on market $274,900 Active 59 DOM
7. 2026-06-03
   days on market $274,900 Active 58 DOM
8. 2026-06-02
   days on market $274,900 Active 57 DOM
9. 2026-06-01
   days on market $274,900 Active 56 DOM
10. 2026-05-31
    days on market $274,900 Active 55 DOM
11. 2026-04-06
    listed $299,000 Active
12. 2022-07-28
    soldstatus $285,000
13. 2022-07-01
    soldstatus $285,000 Sold 583-char remark

    Show marketing remark (583 chars)

    MUST SEE! Built in 2019, this like-new townhome offers 3 bedrooms, 2 generous-sized bathrooms, and a loft that is perfect for a workout area, office, homework area, etc! Enjoy the private view of the pond on your maintenance free deck. Host friends or family in your open concept kitchen with a large center island. The huge master bedroom includes a walk-in closet. Tons of storage space, vaulted ceilings, insulated garage, this home has it all. Freshly painted and maintained for the last 2 years. All mechanicals and appliances are 2019. Ready for you to move right in and enjoy!

14. 2022-06-08
    price $2,140
15. 2022-05-31
    status Pending 583-char remark

    Show marketing remark (583 chars)

    MUST SEE! Built in 2019, this like-new townhome offers 3 bedrooms, 2 generous-sized bathrooms, and a loft that is perfect for a workout area, office, homework area, etc! Enjoy the private view of the pond on your maintenance free deck. Host friends or family in your open concept kitchen with a large center island. The huge master bedroom includes a walk-in closet. Tons of storage space, vaulted ceilings, insulated garage, this home has it all. Freshly painted and maintained for the last 2 years. All mechanicals and appliances are 2019. Ready for you to move right in and enjoy!

16. 2022-05-16
    historical Contingent - Subject to Statutory Rescission 583-char remark

    Show marketing remark (583 chars)

    MUST SEE! Built in 2019, this like-new townhome offers 3 bedrooms, 2 generous-sized bathrooms, and a loft that is perfect for a workout area, office, homework area, etc! Enjoy the private view of the pond on your maintenance free deck. Host friends or family in your open concept kitchen with a large center island. The huge master bedroom includes a walk-in closet. Tons of storage space, vaulted ceilings, insulated garage, this home has it all. Freshly painted and maintained for the last 2 years. All mechanicals and appliances are 2019. Ready for you to move right in and enjoy!

17. 2022-05-13
    listed $275,000 Active 583-char remark

    Show marketing remark (583 chars)

    MUST SEE! Built in 2019, this like-new townhome offers 3 bedrooms, 2 generous-sized bathrooms, and a loft that is perfect for a workout area, office, homework area, etc! Enjoy the private view of the pond on your maintenance free deck. Host friends or family in your open concept kitchen with a large center island. The huge master bedroom includes a walk-in closet. Tons of storage space, vaulted ceilings, insulated garage, this home has it all. Freshly painted and maintained for the last 2 years. All mechanicals and appliances are 2019. Ready for you to move right in and enjoy!

18. 2022-05-10
    historical $275,000 583-char remark

    Show marketing remark (583 chars)

    MUST SEE! Built in 2019, this like-new townhome offers 3 bedrooms, 2 generous-sized bathrooms, and a loft that is perfect for a workout area, office, homework area, etc! Enjoy the private view of the pond on your maintenance free deck. Host friends or family in your open concept kitchen with a large center island. The huge master bedroom includes a walk-in closet. Tons of storage space, vaulted ceilings, insulated garage, this home has it all. Freshly painted and maintained for the last 2 years. All mechanicals and appliances are 2019. Ready for you to move right in and enjoy!

19. 2020-06-30
    soldstatus $249,900 Sold 768-char remark

    Show marketing remark (768 chars)

    OWN for less than RENT!!! 3 bedroom plan with loft area on upper level. Perfect for a flex space for office/exercise area, homework area, play area or whatever you need it for! 3 and 4 bedroom units available! Close to downtown and schools! You'll love the open floor plan, large kitchen with island and loft area. Walkout basements with option of having a deck off of the dining room. Vaulted ceilings in kitchen, dining and living room. You will love the insulated garage, fire sprinklers,custom cabinets, wire shelving,solid core doors,gutters,water spigot in garage,upgraded flooring and lighting.quartz countertops. Home can be ready for you within 30 days! We will still be open during the Parade of Homes. We will only be allowing one group to tour at a time.

20. 2020-05-22
    price $249,900 768-char remark

    Show marketing remark (768 chars)

    OWN for less than RENT!!! 3 bedroom plan with loft area on upper level. Perfect for a flex space for office/exercise area, homework area, play area or whatever you need it for! 3 and 4 bedroom units available! Close to downtown and schools! You'll love the open floor plan, large kitchen with island and loft area. Walkout basements with option of having a deck off of the dining room. Vaulted ceilings in kitchen, dining and living room. You will love the insulated garage, fire sprinklers,custom cabinets, wire shelving,solid core doors,gutters,water spigot in garage,upgraded flooring and lighting.quartz countertops. Home can be ready for you within 30 days! We will still be open during the Parade of Homes. We will only be allowing one group to tour at a time.

21. 2020-05-22
    status Pending 768-char remark

    Show marketing remark (768 chars)

    OWN for less than RENT!!! 3 bedroom plan with loft area on upper level. Perfect for a flex space for office/exercise area, homework area, play area or whatever you need it for! 3 and 4 bedroom units available! Close to downtown and schools! You'll love the open floor plan, large kitchen with island and loft area. Walkout basements with option of having a deck off of the dining room. Vaulted ceilings in kitchen, dining and living room. You will love the insulated garage, fire sprinklers,custom cabinets, wire shelving,solid core doors,gutters,water spigot in garage,upgraded flooring and lighting.quartz countertops. Home can be ready for you within 30 days! We will still be open during the Parade of Homes. We will only be allowing one group to tour at a time.

22. 2020-05-11
    status Active 768-char remark

    Show marketing remark (768 chars)

    OWN for less than RENT!!! 3 bedroom plan with loft area on upper level. Perfect for a flex space for office/exercise area, homework area, play area or whatever you need it for! 3 and 4 bedroom units available! Close to downtown and schools! You'll love the open floor plan, large kitchen with island and loft area. Walkout basements with option of having a deck off of the dining room. Vaulted ceilings in kitchen, dining and living room. You will love the insulated garage, fire sprinklers,custom cabinets, wire shelving,solid core doors,gutters,water spigot in garage,upgraded flooring and lighting.quartz countertops. Home can be ready for you within 30 days! We will still be open during the Parade of Homes. We will only be allowing one group to tour at a time.

23. 2020-03-20
    status Pending 768-char remark

    Show marketing remark (768 chars)

    OWN for less than RENT!!! 3 bedroom plan with loft area on upper level. Perfect for a flex space for office/exercise area, homework area, play area or whatever you need it for! 3 and 4 bedroom units available! Close to downtown and schools! You'll love the open floor plan, large kitchen with island and loft area. Walkout basements with option of having a deck off of the dining room. Vaulted ceilings in kitchen, dining and living room. You will love the insulated garage, fire sprinklers,custom cabinets, wire shelving,solid core doors,gutters,water spigot in garage,upgraded flooring and lighting.quartz countertops. Home can be ready for you within 30 days! We will still be open during the Parade of Homes. We will only be allowing one group to tour at a time.

24. 2020-03-03
    historical Contingent - Inspection 768-char remark

    Show marketing remark (768 chars)

    OWN for less than RENT!!! 3 bedroom plan with loft area on upper level. Perfect for a flex space for office/exercise area, homework area, play area or whatever you need it for! 3 and 4 bedroom units available! Close to downtown and schools! You'll love the open floor plan, large kitchen with island and loft area. Walkout basements with option of having a deck off of the dining room. Vaulted ceilings in kitchen, dining and living room. You will love the insulated garage, fire sprinklers,custom cabinets, wire shelving,solid core doors,gutters,water spigot in garage,upgraded flooring and lighting.quartz countertops. Home can be ready for you within 30 days! We will still be open during the Parade of Homes. We will only be allowing one group to tour at a time.

25. 2020-02-21
    listed $229,900 Active 768-char remark

    Show marketing remark (768 chars)

    OWN for less than RENT!!! 3 bedroom plan with loft area on upper level. Perfect for a flex space for office/exercise area, homework area, play area or whatever you need it for! 3 and 4 bedroom units available! Close to downtown and schools! You'll love the open floor plan, large kitchen with island and loft area. Walkout basements with option of having a deck off of the dining room. Vaulted ceilings in kitchen, dining and living room. You will love the insulated garage, fire sprinklers,custom cabinets, wire shelving,solid core doors,gutters,water spigot in garage,upgraded flooring and lighting.quartz countertops. Home can be ready for you within 30 days! We will still be open during the Parade of Homes. We will only be allowing one group to tour at a time.

26. 2013-09-26
    soldstatus $47,776

ⓘ 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: $3,243 · $270/mo
• Projected year-2 tax: $3,243 · $270/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 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 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,479
• − Mortgage interest: −$15,399
• − Property taxes: −$3,243
• − Insurance: −$1,374
• − Repairs & maintenance: −$1,958
• − Management: −$1,958
• − HOA: −$3,048
• − Depreciation: −$7,997
• Taxable loss: −$10,498
• Est. tax savings @ 24.0%: +$2,520
• After-tax cash flow: $-3,106/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. Francis Area Schools
• NCES district ID: 2733540
• Math proficiency: 35% ▼ -22.00%
• Reading proficiency: 47% ▼ -14.00%
• Median HH income: $78,137
• Composite: 37.97/100
• National rank: #4300
• State rank: #185 of 301 in MN

Livability — St. Francis

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

Census & demographics

• Census place: St. Francis, MN
• Population (ZIP): 8,403

Population outlook (Anoka County) Hauer SSP2

• Today (2025): 375,223 people
• By 2030: 387,850 · +3.4%
• By 2040: 407,239 · +8.5%
• By 2050: 417,541 · +11.3%
• By 2075: 448,447 · +19.5%
• By 2100: 464,954 · +23.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Two or more races 7% Hispanic / Latino 2% Black 1%
• Common ancestry: Portuguese 13% Romanian 5% Italian 3%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Russian/Polish/Slavic 2%

Political lean MEDSL · Anoka

• 2024 margin: Toss-up / Even · D 46.6% · R 51.0% · Other 2.4%
• 2008→2024 swing: -2.0pp toward R · 2008: -2.4pp · 2024: -4.4pp
• All cycles: 2024: R+4.4 2020: R+1.9 2016: R+9.7 2012: R+2.6 2008: R+2.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -58.23%
• Current HPI: 262.9551
• 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

+525.8% since first listed

16 events — show timeline

• 2026-04-06 Listed $299,000 NORTHSTARMLS as Distributed by MLS Grid
• 2022-07-28 Sold (Public Records) $285,000 Public Records
• 2022-07-01 Sold (MLS) $285,000 NORTHSTARMLS as Distributed by MLS Grid
• 2022-06-08 Price Changed $2,140 RENT.
• 2022-05-31 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2022-05-16 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2022-05-13 Listed $275,000 NORTHSTARMLS as Distributed by MLS Grid
• 2022-05-10 Coming Soon $275,000 NORTHSTARMLS as Distributed by MLS Grid
• 2020-06-30 Sold (MLS) $249,900 NORTHSTARMLS as Distributed by MLS Grid
• 2020-05-22 Price Changed $249,900 NORTHSTARMLS as Distributed by MLS Grid
• 2020-05-22 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2020-05-11 Relisted — NORTHSTARMLS as Distributed by MLS Grid
• 2020-03-20 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2020-03-03 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2020-02-21 Listed $229,900 NORTHSTARMLS as Distributed by MLS Grid
• 2013-09-26 Sold (Public Records) $47,776 Public Records

Property tax history

+34.2%/yr

Latest (2026): $3,243 · +4.7% YoY. Source: county tax records.