13152 90th Pl N · Maple Grove, MN 55369

$214,900

2 bd · 1.5 ba · 1,100 sqft · Condo public records · 78 Days on market

Built 1991 $265/mo HOA · 13% 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 +10.6/30.0
• ARV discount +7.5/15.0
• 1% rule +4.2/10.0
• Schools +4.2/10.0
• Livability +4.0/5.0
• DSCR +3.1/10.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Newer kitchen appliances, 2025 furnace, 2022 (water softener & water heater), AC is newer, and newer Vinyl plank flooring. Freshly painted! Quick close possible! Amazing Timberwood Townhome community allows no rentals and has some of the lowest association dues on the market. Located just down the block from Kerber Park, which offers trails, two baseball diamonds, two tennis/pickleball courts, and two hockey rinks. This is a great two-story floor plan with no one above or below you. Only $265 mo. assn dues. 1/2 mile to Rice Lake Elementary. 1 mile to all the shopping you can imagine. Amazing central Maple Grove location close to groceries, restaurants, and tons of shops.

Key facts

• 2022 water heater
• 2022 water softener
• 2023 furnace

Tags

• TIMBERWOOD TOWNHOME COMMUNITY
• CENTRAL MAPLE GROVE LOCATION
• 4-YEAR-NEW KITCHEN APPLIANCES
• 2023 FURNACE
• 2022 WATER SOFTENER
• 2022 WATER HEATER

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath condo listed at $215k.

Deal economics

• At list price, monthly cash flow is $-106 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $196k (8.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $198k (7.8% below list).
• Recommended offer: $196k (8.7% below list) — sets the bar for cash-flow.
• Cap rate 5.7% vs local median 3.4% in Maple Grove — 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 81/100 on livability (#54 in MN, #1,353 nationally) — a professional / high-income tenant draw. Strengths: commute A+, employment A+, housing A+; Watch: amenities D, cost of living D.
• Osseo Public School District (suburban): math 42% / reading 51% proficiency, ranked #129 of 301 in MN (top 43%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Rice Lake Elementary (math 50% / reading 46%, grade D, #484 of 857 statewide, top 57%, 627 students, 42% FRL); Osseo Middle School (math 42% / reading 52%, grade D+, #97 of 258 statewide, top 39%, 1,155 students, 41% FRL); Maple Grove Senior High (math 53% / reading 69%, grade C+, #42 of 471 statewide, top 9%, 2,324 students, 21% FRL) — zoned schools at 34% FRL track the district average.
• Market conditions: Rents rising (+2.3%/yr); 387 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 4,651 units permitted in Hennepin County in 2024 (2,443 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.
• Hennepin County population projected at +30% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 78 days — a 6% lower offer ($202k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 23y 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 $166k; 30% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $196,156 (8.7% 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 78 days. Have you received any prior offers? Is the seller open to a 9% 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. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. Schools are A-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?
8. 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?
9. 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.
10. 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.
11. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.92% ✗
• Cap rate: 5.70%
• Cash-on-cash: -2.12%
• DSCR: 0.91
• GRM: 9.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.26% rent growth · sell at horizon

5-year hold

• IRR: -20.7%
• Equity multiple: 0.29×
• Total profit: $-42,901
• Equity at exit: $32,042

10-year hold

• IRR: -15.7%
• Equity multiple: 0.15×
• Total profit: $-51,394
• Equity at exit: $18,581

Cash invested: $60,172 (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 55369

• Rents YoY: 2.3%
• Active inventory: 387
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $1,981 high
• Mortgage (P&I): −$1,127
• Tax from tax record: −$190 /mo · $2,279/yr
• Insurance: −$90
• HOA: −$265
• Vacancy / Maint / Mgmt: −$416
• Net cashflow: $-106

Break-even live

Break-even rent $2,116

Max offer price $196,156

Occupancy floor —

Sensitivity live

Price	-10% $16	-5% $-45	+0% $-106	+5% $-167	+10% $-228
Rent	-10% $-263	-5% $-184	+0% $-106	+5% $-28	+10% $50
Rate	-1.0pp $2	-0.5pp $-51	base $-106	+0.5pp $-162	+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: $53,725
• Closing costs: $6,447
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9201 Forestview Ln N Maple Grove, MN	2.0	1.0	1180	$1,950	$1.65	26d	1	0.89mi
13301 Maple Knoll Way Maple Grove, MN	1.0–3.0	1.0–2.0	1040	$2,198	$2.11	0d	12	0.97mi
8108 Oakview Cir N Maple Grove, MN	2.0	2.0	1489	$2,195	$1.47	23d	1	1.31mi
13653 Territorial Rd Maple Grove, MN	2.0	1.0–2.0	807	$1,800	$2.23	0d	12	1.34mi
14027 81st Ave N Maple Grove, MN	2.0	1.0	1000	$1,500	$1.50	45d	1	1.41mi
14800 99th Ave N Maple Grove, MN	2.0	1.0–2.0	888	$2,200	$2.48	0d	5	1.42mi

HOA detail condo

• Monthly dues: $265 · $3,180/yr
• Likely covers: water
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 35 events

1. 2026-05-05
   historical Contingent - Subject to Statutory Rescission 685-char remark

   Show marketing remark (685 chars)

   Newer kitchen appliances, 2025 furnace, 2022 (water softener & water heater), AC is newer, and newer Vinyl plank flooring. Freshly painted! Quick close possible! Amazing Timberwood Townhome community allows no rentals and has some of the lowest association dues on the market. Located just down the block from Kerber Park, which offers trails, two baseball diamonds, two tennis/pickleball courts, and two hockey rinks. This is a great two-story floor plan with no one above or below you. Only $265 mo. assn dues. 1/2 mile to Rice Lake Elementary. 1 mile to all the shopping you can imagine. Amazing central Maple Grove location close to groceries, restaurants, and tons of shops.

2. 2026-03-03
   historical
3. 2026-02-27
   listed $214,900 Active 685-char remark

   Show marketing remark (685 chars)

   Newer kitchen appliances, 2025 furnace, 2022 (water softener & water heater), AC is newer, and newer Vinyl plank flooring. Freshly painted! Quick close possible! Amazing Timberwood Townhome community allows no rentals and has some of the lowest association dues on the market. Located just down the block from Kerber Park, which offers trails, two baseball diamonds, two tennis/pickleball courts, and two hockey rinks. This is a great two-story floor plan with no one above or below you. Only $265 mo. assn dues. 1/2 mile to Rice Lake Elementary. 1 mile to all the shopping you can imagine. Amazing central Maple Grove location close to groceries, restaurants, and tons of shops.

4. 2025-12-12
   price $214,900
5. 2025-11-27
   listed $219,900 Active
6. 2019-10-25
   soldstatus $165,500
7. 2019-09-03
   soldstatus $165,500 Sold
8. 2019-07-26
   status Pending
9. 2019-07-25
   historical Contingent - Inspection
10. 2019-06-18
    price $164,900
11. 2019-06-18
    listed $169,000 Active
12. 2015-05-14
    soldstatus $104,000
13. 2015-05-08
    soldstatus $104,000 Sold
14. 2015-04-02
    status Pending
15. 2015-03-31
    listed $98,900 Active
16. 2012-06-06
    soldstatus $90,205
17. 2012-05-30
    soldstatus $90,206
18. 2012-04-18
    historical
19. 2011-11-07
    listed $89,900
20. 2011-08-12
    historical
21. 2011-07-18
    listed $95,500
22. 2008-09-11
    soldstatus $124,000
23. 2008-08-29
    soldstatus $124,000
24. 2008-08-26
    historical
25. 2008-01-25
    listed $130,000
26. 2007-08-15
    historical
27. 2007-04-09
    listed $149,900
28. 2004-05-28
    soldstatus $140,000
29. 2004-03-29
    soldstatus $140,000
30. 2004-02-04
    historical
31. 2004-01-05
    listed $142,900
32. 2004-01-05
    historical
33. 2003-11-01
    listed $142,900
34. 1996-05-16
    soldstatus $69,500
35. 1991-03-29
    soldstatus $10,000

ⓘ 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: $2,279 · $190/mo
• Projected year-2 tax: $2,343 · $195/mo
• Expected delta: +$64/yr (+$5/mo · 2.8%)

ⓘ 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 ≥99°F today · 14 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,777
• − Mortgage interest: −$12,038
• − Property taxes: −$2,279
• − Insurance: −$1,074
• − Repairs & maintenance: −$1,902
• − Management: −$1,902
• − HOA: −$3,180
• − Depreciation: −$6,252
• Taxable loss: −$4,850
• Est. tax savings @ 24.0%: +$1,164
• After-tax cash flow: $-109/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: Osseo Public School District
• NCES district ID: 2725200
• Math proficiency: 42% ▼ -7.00%
• Reading proficiency: 51% ▼ -4.00%
• Median HH income: $76,168
• Composite: 42.35/100
• National rank: #3250
• State rank: #129 of 301 in MN

Livability — Maple Grove

• Score: 81/100
• State rank: #54
• US rank: #1353

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Maple Grove, MN
• County: Hennepin County · 1,150,272 people
• City population: 77,762
• Metro: Minneapolis-St. Paul-Bloomington, MN-WI
• Population (ZIP): 39,290
• Household income: $112,144
• Rent vs Own: 24.1% rent · 75.9% own
• Severe rent burden: 718.0

Population outlook (Hennepin County) Hauer SSP2

• Today (2025): 1,405,227 people
• By 2030: 1,492,650 · +6.2%
• By 2040: 1,660,157 · +18.1%
• By 2050: 1,823,498 · +29.8%
• By 2075: 2,221,283 · +58.1%
• By 2100: 2,509,976 · +78.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (76%)
• Race & ethnicity: White 76% Two or more races 7% Black 6% Asian 6% Hispanic / Latino 6%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Portuguese 10% Romanian 6% Lithuanian 3%
• Foreign-born: 11% · Canada, China, Vietnam
• Languages at home: 86% English-only · Spanish 5% Other Asian/Pacific 2% Chinese 1%

Political lean MEDSL · Hennepin

• 2024 margin: Solid D (+42.6) · D 70.2% · R 27.5% · Other 2.3%
• 2008→2024 swing: +14.0pp toward D · 2008: 28.6pp · 2024: 42.6pp
• All cycles: 2024: D+42.6 2020: D+43.2 2016: D+35.3 2012: D+27.1 2008: D+28.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -313.16%
• Current HPI: 233.7627
• Rent YoY: ▲ 2.26%
• 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

+2049.0% since first listed

35 events — show timeline

• 2026-05-05 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2026-03-03 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2026-02-27 Listed $214,900 NORTHSTARMLS as Distributed by MLS Grid
• 2025-12-12 Price Changed $214,900 NORTHSTARMLS as Distributed by MLS Grid
• 2025-11-27 Listed $219,900 NORTHSTARMLS as Distributed by MLS Grid
• 2019-10-25 Sold (Public Records) $165,500 Public Records
• 2019-09-03 Sold (MLS) $165,500 NORTHSTARMLS as Distributed by MLS Grid
• 2019-07-26 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2019-07-25 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2019-06-18 Listed $169,000 NORTHSTARMLS as Distributed by MLS Grid
• 2019-06-18 Price Changed $164,900 NORTHSTARMLS as Distributed by MLS Grid
• 2015-05-14 Sold (Public Records) $104,000 Public Records
• 2015-05-08 Sold (MLS) $104,000 NORTHSTARMLS as Distributed by MLS Grid
• 2015-04-02 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2015-03-31 Listed $98,900 NORTHSTARMLS as Distributed by MLS Grid
• 2012-06-06 Sold (Public Records) $90,205 Public Records
• 2012-05-30 Sold (MLS) $90,206 NORTHSTARMLS as Distributed by MLS Grid
• 2012-04-18 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2011-11-07 Listed $89,900 NORTHSTARMLS as Distributed by MLS Grid
• 2011-08-12 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2011-07-18 Listed $95,500 NORTHSTARMLS as Distributed by MLS Grid
• 2008-09-11 Sold (Public Records) $124,000 Public Records
• 2008-08-29 Sold (MLS) $124,000 NORTHSTARMLS as Distributed by MLS Grid
• 2008-08-26 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2008-01-25 Listed $130,000 NORTHSTARMLS as Distributed by MLS Grid
• 2007-08-15 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2007-04-09 Listed $149,900 NORTHSTARMLS as Distributed by MLS Grid
• 2004-05-28 Sold (Public Records) $140,000 Public Records
• 2004-03-29 Sold (MLS) $140,000 NORTHSTARMLS as Distributed by MLS Grid
• 2004-02-04 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2004-01-05 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2004-01-05 Listed $142,900 NORTHSTARMLS as Distributed by MLS Grid
• 2003-11-01 Listed $142,900 NORTHSTARMLS as Distributed by MLS Grid
• 1996-05-16 Sold (Public Records) $69,500 Public Records
• 1991-03-29 Sold (Public Records) $10,000 Public Records

Property tax history

+4.7%/yr

Latest (2025): $2,279 · +9.0% YoY. Source: county tax records.