14176 Ash Blvd · Becker, MN 55308

$295,000

3 bd · 2.0 ba · 2,663 sqft · SingleFamily public records · 10 Days on market

Built 1990 0.38 ac lot $111/sqft · 27% below area Est $367k · 20% under

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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 +7.3/30.0
• Schools +4.9/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.9/10.0
• DSCR +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

New roof in 2022, concrete driveway, new water heater, attached 3 car garage with separate entrance to the backyard and a 2-car 20'x20' detached garage!!! Vaulted ceilings on the main level and upstairs, a living room with lots of natural light, plus 2 bedrooms up with a large master walk-in closet and full master-walk through bathroom. Perfect for entertaining; the main level dining room, kitchen, deck, and oversized family room make great use of the space. In the lower level are bedrooms 3, 4 and 5 with a den/homework area plus a full bathroom. The entire basement is unfinished so there is a lot of potential for yet more finished square footage. Bring your ideas and make this house a home.

Key facts

• 14x12 deck
• New roof
• 0.38 acre lot

Tags

• FULLY FENCED BACKYARD
• 14X12 DECK
• 5 STALLS TOTAL GARAGE
• 3 STALL ATTACHED GARAGE
• 2 STALL DETACHED GARAGE
• NEW ROOF

Property features AI

Exterior

• Parking: Attached garage with garage door opener; Garage fits 5 cars; Garage door is 16 feet wide and 7 feet high; Concrete garage floor
• Utilities: City water connected; City sewer connected; Natural gas
• Home design: Residential property; Four-or-more level split layout; Entry levels on multiple levels
• Construction: Block construction; Block foundation; Asphalt roof (8 years old or newer)
• Exterior features: Stone accents; Deck; Chain link full yard fencing; Light tree coverage; City street frontage with cul-de-sac and paved streets

Interior

• Kitchen: Range; Microwave; Dishwasher; Refrigerator; Garbage disposal
• Bedrooms: Five bedrooms total; Three bedrooms on one level
• Bathrooms: Two full bathrooms; Primary bath is a walk-through; Upper level full bath; Full basement bath rough-in/space
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Ceiling fans; Deck access from interior; Kitchen window; Primary bedroom walk-through closet; Skylight; Vaulted ceilings; Washer/dryer hookup; Unfinished storage in basement; Daylight/lookout basement windows; Drain tile in basement; Partial finished basement
• Laundry & utility: Washer; Dryer; Laundry located in basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $295k.

Deal economics

• At list price, monthly cash flow is $-394 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $225k (23.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $203k (31.2% below list).
• Recommended offer: $203k (31.2% below list) — sets the bar for 1% rule.
• Cap rate 4.7% vs local median 2.7% in Becker — 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 75/100 on livability (#181 in MN, #3,909 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, commute F.
• Becker Public School District (town): math 52% / reading 56% proficiency, ranked #61 of 301 in MN (top 20%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 14% free/reduced lunch — higher-income household profile.
• Zoned schools: Becker Intermediate Elementary (math 55% / reading 55%, grade C, #310 of 857 statewide, top 37%, 666 students, 29% FRL); Becker Middle (math 50% / reading 56%, grade C+, #53 of 258 statewide, top 22%, 650 students, 23% FRL); Becker Senior High (math 47% / reading 62%, grade C-, #87 of 471 statewide, top 22%, 879 students, 23% FRL).
• Market conditions: 76 active listings in the ZIP; 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 $9k of value loss. Plan a longer hold.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 34y 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.

Recommended offer $202,904 (31.2% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are B-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?
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: 0.69% ✗
• Cap rate: 4.69%
• Cash-on-cash: -5.72%
• DSCR: 0.75
• GRM: 12.1

CMA / ARV

• ARV (median comp): $366,710
• List price: $295,000
• Delta: -19.56%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -26.1%
• Equity multiple: 0.12×
• Total profit: $-72,870
• Equity at exit: $43,985

10-year hold

• IRR: -22.9%
• Equity multiple: -0.16×
• Total profit: $-95,719
• Equity at exit: $25,506

Cash invested: $82,600 (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 55308

• Home prices YoY: -23.9%
• Active inventory: 76
• Price-to-rent: 12.1×

Monthly cashflow live

• Estimated rent: $2,029 medium
• Mortgage (P&I): −$1,547
• Tax from tax record: −$327 /mo · $3,920/yr
• Insurance: −$123
• HOA: −$0
• Vacancy / Maint / Mgmt: −$426
• Net cashflow: $-394

Break-even live

Break-even rent $2,527

Max offer price $225,459

Occupancy floor —

Sensitivity live

Price	-10% $-227	-5% $-310	+0% $-394	+5% $-477	+10% $-561
Rent	-10% $-554	-5% $-474	+0% $-394	+5% $-314	+10% $-233
Rate	-1.0pp $-245	-0.5pp $-319	base $-394	+0.5pp $-470	+1.0pp $-548

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: $73,750
• Closing costs: $8,850
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-05-11
   status Pending 1611-char remark
2. 2026-05-07
   historical Contingent - Inspection 1611-char remark
3. 2026-05-01
   listed $295,000 Active 1611-char remark
4. 2022-12-02
   soldstatus $235,000
5. 2022-11-18
   soldstatus $235,000 Sold 700-char remark

   Show marketing remark (700 chars)

   New roof in 2022, concrete driveway, new water heater, attached 3 car garage with separate entrance to the backyard and a 2-car 20'x20' detached garage!!! Vaulted ceilings on the main level and upstairs, a living room with lots of natural light, plus 2 bedrooms up with a large master walk-in closet and full master-walk through bathroom. Perfect for entertaining; the main level dining room, kitchen, deck, and oversized family room make great use of the space. In the lower level are bedrooms 3, 4 and 5 with a den/homework area plus a full bathroom. The entire basement is unfinished so there is a lot of potential for yet more finished square footage. Bring your ideas and make this house a home.

6. 2022-10-26
   status Pending 700-char remark

   Show marketing remark (700 chars)

   New roof in 2022, concrete driveway, new water heater, attached 3 car garage with separate entrance to the backyard and a 2-car 20'x20' detached garage!!! Vaulted ceilings on the main level and upstairs, a living room with lots of natural light, plus 2 bedrooms up with a large master walk-in closet and full master-walk through bathroom. Perfect for entertaining; the main level dining room, kitchen, deck, and oversized family room make great use of the space. In the lower level are bedrooms 3, 4 and 5 with a den/homework area plus a full bathroom. The entire basement is unfinished so there is a lot of potential for yet more finished square footage. Bring your ideas and make this house a home.

7. 2022-10-22
   historical Contingent - Inspection 700-char remark

   Show marketing remark (700 chars)

   New roof in 2022, concrete driveway, new water heater, attached 3 car garage with separate entrance to the backyard and a 2-car 20'x20' detached garage!!! Vaulted ceilings on the main level and upstairs, a living room with lots of natural light, plus 2 bedrooms up with a large master walk-in closet and full master-walk through bathroom. Perfect for entertaining; the main level dining room, kitchen, deck, and oversized family room make great use of the space. In the lower level are bedrooms 3, 4 and 5 with a den/homework area plus a full bathroom. The entire basement is unfinished so there is a lot of potential for yet more finished square footage. Bring your ideas and make this house a home.

8. 2022-10-13
   listed $240,000 Active 700-char remark

   Show marketing remark (700 chars)

   New roof in 2022, concrete driveway, new water heater, attached 3 car garage with separate entrance to the backyard and a 2-car 20'x20' detached garage!!! Vaulted ceilings on the main level and upstairs, a living room with lots of natural light, plus 2 bedrooms up with a large master walk-in closet and full master-walk through bathroom. Perfect for entertaining; the main level dining room, kitchen, deck, and oversized family room make great use of the space. In the lower level are bedrooms 3, 4 and 5 with a den/homework area plus a full bathroom. The entire basement is unfinished so there is a lot of potential for yet more finished square footage. Bring your ideas and make this house a home.

9. 2012-07-05
   soldstatus $159,000
10. 2012-06-15
    soldstatus $159,000

    Show marketing remark (259 chars)

    Spacious 4 Level home has lots of room for a large family w/extra rooms for activites and storage, open concept w/main floor kitchen, dining, & family room W/O to great backyard, walking distance to Becker Schools detached garage has 60 amp electric panel

11. 2012-05-17
    historical

    Show marketing remark (259 chars)

    Spacious 4 Level home has lots of room for a large family w/extra rooms for activites and storage, open concept w/main floor kitchen, dining, & family room W/O to great backyard, walking distance to Becker Schools detached garage has 60 amp electric panel

12. 2011-12-26
    listed $159,900

    Show marketing remark (259 chars)

    Spacious 4 Level home has lots of room for a large family w/extra rooms for activites and storage, open concept w/main floor kitchen, dining, & family room W/O to great backyard, walking distance to Becker Schools detached garage has 60 amp electric panel

13. 2011-11-30
    historical
14. 2011-06-01
    listed $159,900
15. 1994-07-12
    soldstatus $90,000
16. 1994-06-15
    soldstatus $90,000
17. 1994-04-17
    historical
18. 1994-03-07
    listed $94,900
19. 1993-01-21
    soldstatus $79,500
20. 1992-11-10
    listed $83,900

ⓘ 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: $3,920 · $327/mo
• Projected year-2 tax: $3,920 · $327/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 3/10 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: $24,348
• − Mortgage interest: −$16,525
• − Property taxes: −$3,920
• − Insurance: −$1,475
• − Repairs & maintenance: −$1,948
• − Management: −$1,948
• − Depreciation: −$8,582
• Taxable loss: −$10,049
• Est. tax savings @ 24.0%: +$2,412
• After-tax cash flow: $-2,312/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: Becker Public School District
• NCES district ID: 2703870
• Math proficiency: 52% ▼ -14.00%
• Reading proficiency: 56% ▼ -9.00%
• Median HH income: $79,776
• Composite: 48.94/100
• National rank: #2076
• State rank: #61 of 301 in MN

Livability — Becker

• Score: 75/100
• State rank: #181
• US rank: #3909

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Becker, MN
• Population (ZIP): 9,788

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 (96%)
• Race & ethnicity: White 96% Two or more races 3%
• Common ancestry: Portuguese 12% Romanian 4% Lithuanian 4%
• Foreign-born: 1% · Canada
• Languages at home: 99% English-only · Russian/Polish/Slavic 1%

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: ▼ -77.25%
• Current HPI: 246.5549
• 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

+275.4% since first listed

21 events — show timeline

• 2026-06-15 Sold (MLS) $315,000 NORTHSTARMLS as Distributed by MLS Grid
• 2026-05-11 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2026-05-07 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2026-05-01 Listed $295,000 NORTHSTARMLS as Distributed by MLS Grid
• 2022-12-02 Sold (Public Records) $235,000 Public Records
• 2022-11-18 Sold (MLS) $235,000 NORTHSTARMLS as Distributed by MLS Grid
• 2022-10-26 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2022-10-22 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2022-10-13 Listed $240,000 NORTHSTARMLS as Distributed by MLS Grid
• 2012-07-05 Sold (Public Records) $159,000 Public Records
• 2012-06-15 Sold (MLS) $159,000 NORTHSTARMLS as Distributed by MLS Grid
• 2012-05-17 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2011-12-26 Listed $159,900 NORTHSTARMLS as Distributed by MLS Grid
• 2011-11-30 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2011-06-01 Listed $159,900 NORTHSTARMLS as Distributed by MLS Grid
• 1994-07-12 Sold (Public Records) $90,000 Public Records
• 1994-06-15 Sold (MLS) $90,000 NORTHSTARMLS as Distributed by MLS Grid
• 1994-04-17 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 1994-03-07 Listed $94,900 NORTHSTARMLS as Distributed by MLS Grid
• 1993-01-21 Sold (MLS) $79,500 NORTHSTARMLS as Distributed by MLS Grid
• 1992-11-10 Listed $83,900 NORTHSTARMLS as Distributed by MLS Grid

Property tax history

+5.9%/yr

Latest (2025): $3,920 · -5.3% YoY. Source: county tax records.