12122 Yancy St NE Unit D · Blaine, MN 55449

$289,900

2 bd · 2.0 ba · 1,436 sqft · Townhouse public records · 33 Days on market

Built 2004 2,178 sqft lot $240/mo HOA · 9% 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).

• Cash flow +12.0/30.0
• ARV discount +7.5/15.0
• Schools +4.0/10.0
• 1% rule +3.9/10.0
• DSCR +3.6/10.0
• Rent growth +3.6/5.0
• Livability +3.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Tastefully updated 2 story end unit town home w/2-car attached garage & tons of natural light. Master w/vaulted ceilings, bay window & en suite. Fantastic open concept main floor. Prime location near lakes. Must See!

Key facts

• $240 HOA
• 2 garage spots
• Built 2004

Property features AI

Finance

• Other: Other annual assessment: $24.02
• Financial info: Conventional financing documented
• HOA & community: HOA managed by RG Property Services; Monthly HOA fee of $240; HOA covers hazard insurance, lawn care, grounds maintenance, professional management, and snow removal; No association amenities listed

Exterior

• Parking: Attached garage with automatic opener; Guest parking available; Asphalt driveway; 2-car garage (approx. 20x18, 7' door height, 16' door width)
• Utilities: City water connected; City sewer connected; Electric service with circuit breakers; Natural gas
• Home design: Attached residential property; Two levels
• Construction: Block construction; Roof age 8 years or less; Block foundation
• Exterior features: Porch; Stone and vinyl exterior; No fencing; Paved streets with sidewalks; Association-maintained and public maintained road access

Interior

• Kitchen: Kitchen with center island and window; Dishwasher; Disposal; Microwave; Range; Refrigerator; Stainless steel appliances
• Bedrooms: 2 bedrooms (one on upper level); Primary bedroom with walk-in closet
• Bathrooms: One full bathroom on upper level with double sink; Half bath on main floor
• Heating & cooling: Forced air heating; Central air conditioning; Air-to-air exchanger
• Interior features: Gas fireplace in the living room; Ceiling fan(s); Kitchen/dining room layout; Primary bedroom walk-in closet; Walk-in closet; Water softener (owned); Porch
• Laundry & utility: In-unit laundry room on upper level; Washer hookup; Electric dryer hookup; Washer and dryer included; Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath townhouse listed at $290k.

Deal economics

• At list price, monthly cash flow is $-66 ($-797/yr) — negative.
• To cash-flow at today's rent, offer at most $278k (4.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $259k (10.5% below list).
• Recommended offer: $259k (10.5% below list) — sets the bar for 1% rule.
• Cap rate 6.0% vs local median 4.0% in Blaine — 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 71/100 on livability (#315 in MN) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, crime A; Watch: amenities F, commute F.
• Spring Lake Park Public Schools (suburban): math 41% / reading 49% proficiency, ranked #162 of 301 in MN (top 54%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Woodcrest El. Spanish Immersion (math 52% / reading 47%, grade D, #423 of 857 statewide, top 55%, 542 students, 37% FRL); Westwood Intermediate & Middle Sch (math 34% / reading 54%, grade D, #126 of 258 statewide, top 49%, 1,691 students, 49% FRL); Spring Lake Park Senior High (math 47% / reading 32%, grade F, #246 of 471 statewide, top 59%, 1,947 students, 46% FRL).
• Market conditions: Rents rising fast (+4.4%/yr); 245 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals leasing fast (median 0d on market — plan ~1-2 weeks tenant-placement turnaround); high-income renter base; 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 $9k 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 33 days — a 3% lower offer ($281k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 12y 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 $176k; list at $290k implies a 65% gain — meaningful room to come down on a strong offer.

Recommended offer $259,336 (10.5% 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 33 days. Have you received any prior offers? Is the seller open to a 11% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 0.89% ✗
• Cap rate: 6.02%
• Cash-on-cash: -0.98%
• DSCR: 0.96
• GRM: 9.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 4.42% rent growth · sell at horizon

5-year hold

• IRR: -16.2%
• Equity multiple: 0.42×
• Total profit: $-47,343
• Equity at exit: $43,225

10-year hold

• IRR: -5.4%
• Equity multiple: 0.63×
• Total profit: $-30,364
• Equity at exit: $25,065

Cash invested: $81,172 (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 55449

• Home prices YoY: -23.8%
• Rents YoY: 4.4%
• Active inventory: 245
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $2,593 medium
• Mortgage (P&I): −$1,520
• Tax from tax record: −$234 /mo · $2,810/yr
• Insurance: −$121
• HOA: −$240
• Vacancy / Maint / Mgmt: −$545
• Net cashflow: $-66

Break-even live

Break-even rent $2,677

Max offer price $278,163

Occupancy floor 98%

Sensitivity live

Price	-10% $98	-5% $16	+0% $-66	+5% $-148	+10% $-231
Rent	-10% $-271	-5% $-169	+0% $-66	+5% $36	+10% $138
Rate	-1.0pp $80	-0.5pp $7	base $-66	+0.5pp $-142	+1.0pp $-218

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: $72,475
• Closing costs: $8,697
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12210 Urbank St NE Unit B Blaine, MN	2.0	1.5	1632	$2,295	$1.41	0d	1	0.19mi
2444 120th Ln NE Blaine, MN	3.0	2.5	1858	$3,345	$1.80	0d	1	0.23mi
2445 120th Cir NE Blaine, MN	2.0–4.0	2.5–3.5	1894	$2,795	$1.48	0d	18	1.03mi
1558 126th Ave NE Unit 1545 Blaine, MN	3.0	1.0	970	$1,675	$1.73	5d	1	1.32mi

HOA detail

• Monthly dues: $240 · $2,880/yr

Listing history 37 events

1. 2026-06-21
   days on market $289,900 Active 33 DOM
2. 2026-06-18
   days on market $289,900 Active 30 DOM
3. 2026-06-17
   days on market $289,900 Active 29 DOM
4. 2026-06-16
   days on market $289,900 Active 28 DOM
5. 2026-06-15
   days on market $289,900 Active 27 DOM
6. 2026-06-13
   days on market $289,900 Active 25 DOM
7. 2026-06-09
   days on market $289,900 Active 21 DOM
8. 2026-06-08
   days on market $289,900 Active 20 DOM
9. 2026-06-07
   days on market $289,900 Active 19 DOM
10. 2026-06-04
    days on market $289,900 Active 16 DOM
11. 2026-06-03
    days on market $289,900 Active 15 DOM
12. 2026-06-02
    days on market $289,900 Active 14 DOM
13. 2026-06-01
    days on market $289,900 Active 13 DOM
14. 2026-05-31
    days on market $289,900 Active 12 DOM
15. 2026-05-20
    listed $289,900 Active
16. 2026-05-18
    historical $289,900
17. 2016-09-13
    soldstatus $176,000
18. 2016-09-02
    soldstatus $176,000 Sold 224-char remark

    Show marketing remark (224 chars)

    Tastefully updated 2 story end unit town home w/2-car attached garage & tons of natural light. Master w/vaulted ceilings, bay window & en suite. Fantastic open concept main floor. Prime location near lakes. Must See!

19. 2016-07-28
    status Pending 224-char remark

    Show marketing remark (224 chars)

    Tastefully updated 2 story end unit town home w/2-car attached garage & tons of natural light. Master w/vaulted ceilings, bay window & en suite. Fantastic open concept main floor. Prime location near lakes. Must See!

20. 2016-07-25
    price $176,000 224-char remark

    Show marketing remark (224 chars)

    Tastefully updated 2 story end unit town home w/2-car attached garage & tons of natural light. Master w/vaulted ceilings, bay window & en suite. Fantastic open concept main floor. Prime location near lakes. Must See!

21. 2016-07-25
    historical Contingent - Inspection 224-char remark

    Show marketing remark (224 chars)

    Tastefully updated 2 story end unit town home w/2-car attached garage & tons of natural light. Master w/vaulted ceilings, bay window & en suite. Fantastic open concept main floor. Prime location near lakes. Must See!

22. 2016-07-25
    status Active 224-char remark

    Show marketing remark (224 chars)

    Tastefully updated 2 story end unit town home w/2-car attached garage & tons of natural light. Master w/vaulted ceilings, bay window & en suite. Fantastic open concept main floor. Prime location near lakes. Must See!

23. 2016-03-14
    historical 224-char remark

    Show marketing remark (224 chars)

    Tastefully updated 2 story end unit town home w/2-car attached garage & tons of natural light. Master w/vaulted ceilings, bay window & en suite. Fantastic open concept main floor. Prime location near lakes. Must See!

24. 2016-03-08
    price $169,900 224-char remark

    Show marketing remark (224 chars)

    Tastefully updated 2 story end unit town home w/2-car attached garage & tons of natural light. Master w/vaulted ceilings, bay window & en suite. Fantastic open concept main floor. Prime location near lakes. Must See!

25. 2016-02-16
    listed $174,900 Active 224-char remark

    Show marketing remark (224 chars)

    Tastefully updated 2 story end unit town home w/2-car attached garage & tons of natural light. Master w/vaulted ceilings, bay window & en suite. Fantastic open concept main floor. Prime location near lakes. Must See!

26. 2014-07-03
    soldstatus $156,891
27. 2014-06-20
    soldstatus $156,900 Sold 262-char remark

    Show marketing remark (262 chars)

    Stunning End unit w/ New carpet, Fireplace, Natural light w/windows on 3 sides, Vaulted master suite w/Bay window Private bath w/double vanity whirlpool tub & Sep shower, Immediate Occupancy, Lots of storage, & all the lakes has to offer. See Supplement.

28. 2014-06-20
    soldstatus $156,900

    Show marketing remark (262 chars)

    Stunning End unit w/ New carpet, Fireplace, Natural light w/windows on 3 sides, Vaulted master suite w/Bay window Private bath w/double vanity whirlpool tub & Sep shower, Immediate Occupancy, Lots of storage, & all the lakes has to offer. See Supplement.

29. 2014-06-20
    soldstatus $156,900

    Show marketing remark (262 chars)

    Stunning End unit w/ New carpet, Fireplace, Natural light w/windows on 3 sides, Vaulted master suite w/Bay window Private bath w/double vanity whirlpool tub & Sep shower, Immediate Occupancy, Lots of storage, & all the lakes has to offer. See Supplement.

30. 2014-04-28
    status Pending 262-char remark

    Show marketing remark (262 chars)

    Stunning End unit w/ New carpet, Fireplace, Natural light w/windows on 3 sides, Vaulted master suite w/Bay window Private bath w/double vanity whirlpool tub & Sep shower, Immediate Occupancy, Lots of storage, & all the lakes has to offer. See Supplement.

31. 2014-04-21
    historical Contingent - Inspection 262-char remark

    Show marketing remark (262 chars)

    Stunning End unit w/ New carpet, Fireplace, Natural light w/windows on 3 sides, Vaulted master suite w/Bay window Private bath w/double vanity whirlpool tub & Sep shower, Immediate Occupancy, Lots of storage, & all the lakes has to offer. See Supplement.

32. 2014-04-12
    price $156,900 262-char remark

    Show marketing remark (262 chars)

    Stunning End unit w/ New carpet, Fireplace, Natural light w/windows on 3 sides, Vaulted master suite w/Bay window Private bath w/double vanity whirlpool tub & Sep shower, Immediate Occupancy, Lots of storage, & all the lakes has to offer. See Supplement.

33. 2014-02-27
    price $159,900 262-char remark

    Show marketing remark (262 chars)

    Stunning End unit w/ New carpet, Fireplace, Natural light w/windows on 3 sides, Vaulted master suite w/Bay window Private bath w/double vanity whirlpool tub & Sep shower, Immediate Occupancy, Lots of storage, & all the lakes has to offer. See Supplement.

34. 2014-02-04
    price $163,900 262-char remark

    Show marketing remark (262 chars)

    Stunning End unit w/ New carpet, Fireplace, Natural light w/windows on 3 sides, Vaulted master suite w/Bay window Private bath w/double vanity whirlpool tub & Sep shower, Immediate Occupancy, Lots of storage, & all the lakes has to offer. See Supplement.

35. 2014-01-21
    listed $167,900 Active 262-char remark

    Show marketing remark (262 chars)

    Stunning End unit w/ New carpet, Fireplace, Natural light w/windows on 3 sides, Vaulted master suite w/Bay window Private bath w/double vanity whirlpool tub & Sep shower, Immediate Occupancy, Lots of storage, & all the lakes has to offer. See Supplement.

36. 2014-01-21
    listed $156,900

    Show marketing remark (262 chars)

    Stunning End unit w/ New carpet, Fireplace, Natural light w/windows on 3 sides, Vaulted master suite w/Bay window Private bath w/double vanity whirlpool tub & Sep shower, Immediate Occupancy, Lots of storage, & all the lakes has to offer. See Supplement.

37. 2014-01-21
    listed $156,900

    Show marketing remark (262 chars)

    Stunning End unit w/ New carpet, Fireplace, Natural light w/windows on 3 sides, Vaulted master suite w/Bay window Private bath w/double vanity whirlpool tub & Sep shower, Immediate Occupancy, Lots of storage, & all the lakes has to offer. See Supplement.

ⓘ 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: $2,810 · $234/mo
• Projected year-2 tax: $3,028 · $252/mo
• Expected delta: +$219/yr (+$18/mo · 7.8%)

ⓘ 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 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥100°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: $31,120
• − Mortgage interest: −$16,239
• − Property taxes: −$2,810
• − Insurance: −$1,450
• − Repairs & maintenance: −$2,490
• − Management: −$2,490
• − HOA: −$2,880
• − Depreciation: −$8,433
• Taxable loss: −$5,670
• Est. tax savings @ 24.0%: +$1,361
• After-tax cash flow: $564/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: Spring Lake Park Public Schools
• NCES district ID: 2733330
• Math proficiency: 41% ▼ -6.00%
• Reading proficiency: 49% ▼ -8.00%
• Median HH income: $65,602
• Composite: 40.11/100
• National rank: #3802
• State rank: #162 of 301 in MN

Livability — Blaine

• Score: 71/100
• State rank: #315
• US rank: #7073

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Blaine, MN
• County: Anoka County · 277,116 people
• City population: 67,472
• Metro: Minneapolis-St. Paul-Bloomington, MN-WI
• Population (ZIP): 34,443
• Household income: $131,832
• Rent vs Own: 12.1% rent · 87.9% own
• Severe rent burden: 275.0

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 (73%)
• Race & ethnicity: White 73% Asian 10% Black 9% Two or more races 6% Hispanic / Latino 4%
• Common ancestry: Portuguese 10% Romanian 5% Lithuanian 3%
• Foreign-born: 14% · Canada, Vietnam, China
• Languages at home: 79% English-only · Arabic 4% Other Asian/Pacific 4% Spanish 3%

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: ▼ -70.24%
• Current HPI: 225.2348
• Rent YoY: ▲ 4.42%
• 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

+84.8% since first listed

23 events — show timeline

• 2026-05-20 Listed $289,900 NORTHSTARMLS as Distributed by MLS Grid
• 2026-05-18 Coming Soon $289,900 NORTHSTARMLS as Distributed by MLS Grid
• 2016-09-13 Sold (Public Records) $176,000 Public Records
• 2016-09-02 Sold (MLS) $176,000 NORTHSTARMLS as Distributed by MLS Grid
• 2016-07-28 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2016-07-25 Price Changed $176,000 NORTHSTARMLS as Distributed by MLS Grid
• 2016-07-25 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2016-07-25 Relisted — NORTHSTARMLS as Distributed by MLS Grid
• 2016-03-14 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2016-03-08 Price Changed $169,900 NORTHSTARMLS as Distributed by MLS Grid
• 2016-02-16 Listed $174,900 NORTHSTARMLS as Distributed by MLS Grid
• 2014-07-03 Sold (Public Records) $156,891 Public Records
• 2014-06-20 Sold (MLS) $156,900 LSAR
• 2014-06-20 Sold (MLS) $156,900 RASM
• 2014-06-20 Sold (MLS) $156,900 NORTHSTARMLS as Distributed by MLS Grid
• 2014-04-28 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2014-04-21 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2014-04-12 Price Changed $156,900 NORTHSTARMLS as Distributed by MLS Grid
• 2014-02-27 Price Changed $159,900 NORTHSTARMLS as Distributed by MLS Grid
• 2014-02-04 Price Changed $163,900 NORTHSTARMLS as Distributed by MLS Grid
• 2014-01-21 Listed $167,900 NORTHSTARMLS as Distributed by MLS Grid
• 2014-01-21 Listed $156,900 LSAR
• 2014-01-21 Listed $156,900 RASM

Property tax history

+3.8%/yr

Latest (2026): $2,810 · +11.5% YoY. Source: county tax records.