17585 Driscoll Pl · Lakeville, MN 55044

$339,990

3 bd · 3.0 ba · 1,707 sqft · Townhouse · 83 Days on market

Built 2026 1,742 sqft lot $199/sqft · 19% below area Est $419k · 19% under $376/mo HOA · 14% of rent ↓ 2% since listing

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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 +6.1/30.0
• Schools +4.4/10.0
• Livability +4.2/5.0
• Rent growth +3.3/5.0
• 1% rule +2.8/10.0
• Condition / age +2.5/5.0
• DSCR +0.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Ask how you can receive a 5.50% Conventional or 4.99% Government 30 yr fixed rate mortgage PLUS up to $5,000 in closing costs on this home! Welcome to the Fisher floor plan, a thoughtful designed home offering comfort, style, and functionality. Featuring three spacious bedrooms, two-and-a half bath, and oversized two-car-garage, this plan blends modern living with everyday practicality. Open-concepts main living spaces flow seamlessly for entertaining and living, while the private primary suite offers a relaxing retreat. With its smart design and timeless appeal, the Fisher is the perfect place to call home. Plus, enjoy all the amenities of resort-style living as a resident of the Brookshire community! Featuring a state-of-the-art clubhouse, which includes a fitness center, yoga studio, locker rooms with showers, heated outdoor pool, playground, pickleball courts, basketball court, bocce ball, and both indoor and outdoor gathering spaces! In close proximity to local schools, and just 2 miles from grocery shopping, Target, restaurants, and all that the city of Lakeville has to offer! Come visit and see for yourself!

Key facts

• Fitness center
• Pickleball courts
• Yoga studio

Tags

• PRIVATE PRIMARY SUITE
• STATE-OF-THE-ART CLUBHOUSE
• FITNESS CENTER
• YOGA STUDIO
• HEATED OUTDOOR POOL
• PICKLEBALL COURTS

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath townhouse listed at $340k.

Deal economics

• At list price, monthly cash flow is $-633 ($-8k/yr) — negative.
• To cash-flow at today's rent, offer at most $248k (26.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $265k (22.1% below list).
• Recommended offer: $248k (26.9% below list) — sets the bar for cash-flow.
• Cap rate 4.1% vs local median 3.2% in Lakeville — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 84/100 on livability (#25 in MN, #711 nationally) — a professional / high-income tenant draw. Strengths: schools A+, crime A+, employment A+; Watch: amenities D+, commute F, cost of living F.
• Farmington Public School District (suburban): math 43% / reading 52% proficiency, ranked #104 of 301 in MN (top 35%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 12% free/reduced lunch — higher-income household profile.
• Market conditions: Rents rising (+3.4%/yr); 713 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 10d on market — plan ~1-2 weeks tenant-placement turnaround); high-income renter base; 2,134 units permitted in Dakota County in 2024 (898 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 $10k of value loss. Plan a longer hold.
• Dakota 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 83 days — a 6% lower offer ($320k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $21k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $248,420 (26.9% 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 83 days. Have you received any prior offers? Is the seller open to a 27% 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. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.78% ✗
• Cap rate: 4.06%
• Cash-on-cash: -7.98%
• DSCR: 0.65
• GRM: 10.7

CMA / ARV

• ARV (median comp): $418,948
• List price: $339,990
• Delta: -15.26%
• Verdict: UNDERPRICED
• Comps: 3 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.38% rent growth · sell at horizon

5-year hold

• IRR: -29.7%
• Equity multiple: 0.01×
• Total profit: $-94,110
• Equity at exit: $50,694

10-year hold

• IRR: -28.3%
• Equity multiple: -0.35×
• Total profit: $-128,543
• Equity at exit: $29,396

Cash invested: $95,197 (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 55044

• Rents YoY: 3.4%
• Active inventory: 713
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $2,649 high
• Mortgage (P&I): −$1,783
• Tax est. 1.5%: −$425 /mo · $5,100/yr
• Insurance: −$142
• HOA: −$376
• Vacancy / Maint / Mgmt: −$556
• Net cashflow: $-633

Break-even live

Break-even rent $3,450

Max offer price $248,420

Occupancy floor —

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: $84,998
• Closing costs: $10,200
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
17074 Dysart Pl Unit 17074 Lakeville, MN	3.0	2.5	1750	$2,800	$1.60	10d	1	0.57mi
17079 Dysart Pl Lakeville, MN	3.0	3.0	1894	$2,795	$1.48	10d	1	0.57mi
17066 Dysart Pl Unit 17066 Lakeville, MN	3.0	2.5	1894	$2,895	$1.53	19d	1	0.60mi
17040 Dysart Pl Unit 17040 Lakeville, MN	3.0	2.5	1700	$2,700	$1.59	1d	1	0.61mi
18388 English Ave Farmington, MN	2.0	2.0	1544	$1,999	$1.29	43d	1	1.02mi

HOA detail

• Monthly dues: $376 · $4,512/yr
• Likely covers: poolgym

Listing history 18 events

1. 2026-06-18
   days on market $339,990 Active 83 DOM
2. 2026-06-17
   days on market $339,990 Active 82 DOM
3. 2026-06-16
   days on market $339,990 Active 81 DOM
4. 2026-06-15
   days on market $339,990 Active 80 DOM
5. 2026-06-13
   days on market $339,990 Active 78 DOM
6. 2026-06-09
   days on market $339,990 Active 74 DOM
7. 2026-06-08
   pricedays on market $339,990 Active 73 DOM
8. 2026-06-07
   days on market $349,990 Active 72 DOM
9. 2026-06-04
   days on market $349,990 Active 69 DOM
10. 2026-06-03
    days on market $349,990 Active 68 DOM
11. 2026-06-02
    days on market $349,990 Active 67 DOM
12. 2026-06-01
    days on market $349,990 Active 66 DOM
13. 2026-05-31
    days on market $349,990 Active 65 DOM
14. 2026-05-18
    status Pending 1132-char remark

    Show marketing remark (1132 chars)

    Ask how you can receive a 5.50% Conventional or 4.99% Government 30 yr fixed rate mortgage PLUS up to $5,000 in closing costs on this home! Welcome to the Fisher floor plan, a thoughtful designed home offering comfort, style, and functionality. Featuring three spacious bedrooms, two-and-a half bath, and oversized two-car-garage, this plan blends modern living with everyday practicality. Open-concepts main living spaces flow seamlessly for entertaining and living, while the private primary suite offers a relaxing retreat. With its smart design and timeless appeal, the Fisher is the perfect place to call home. Plus, enjoy all the amenities of resort-style living as a resident of the Brookshire community! Featuring a state-of-the-art clubhouse, which includes a fitness center, yoga studio, locker rooms with showers, heated outdoor pool, playground, pickleball courts, basketball court, bocce ball, and both indoor and outdoor gathering spaces! In close proximity to local schools, and just 2 miles from grocery shopping, Target, restaurants, and all that the city of Lakeville has to offer! Come visit and see for yourself!

15. 2026-05-16
    status Active 1132-char remark

    Show marketing remark (1132 chars)

    Ask how you can receive a 5.50% Conventional or 4.99% Government 30 yr fixed rate mortgage PLUS up to $5,000 in closing costs on this home! Welcome to the Fisher floor plan, a thoughtful designed home offering comfort, style, and functionality. Featuring three spacious bedrooms, two-and-a half bath, and oversized two-car-garage, this plan blends modern living with everyday practicality. Open-concepts main living spaces flow seamlessly for entertaining and living, while the private primary suite offers a relaxing retreat. With its smart design and timeless appeal, the Fisher is the perfect place to call home. Plus, enjoy all the amenities of resort-style living as a resident of the Brookshire community! Featuring a state-of-the-art clubhouse, which includes a fitness center, yoga studio, locker rooms with showers, heated outdoor pool, playground, pickleball courts, basketball court, bocce ball, and both indoor and outdoor gathering spaces! In close proximity to local schools, and just 2 miles from grocery shopping, Target, restaurants, and all that the city of Lakeville has to offer! Come visit and see for yourself!

16. 2026-05-01
    historical 1132-char remark

    Show marketing remark (1132 chars)

    Ask how you can receive a 5.50% Conventional or 4.99% Government 30 yr fixed rate mortgage PLUS up to $5,000 in closing costs on this home! Welcome to the Fisher floor plan, a thoughtful designed home offering comfort, style, and functionality. Featuring three spacious bedrooms, two-and-a half bath, and oversized two-car-garage, this plan blends modern living with everyday practicality. Open-concepts main living spaces flow seamlessly for entertaining and living, while the private primary suite offers a relaxing retreat. With its smart design and timeless appeal, the Fisher is the perfect place to call home. Plus, enjoy all the amenities of resort-style living as a resident of the Brookshire community! Featuring a state-of-the-art clubhouse, which includes a fitness center, yoga studio, locker rooms with showers, heated outdoor pool, playground, pickleball courts, basketball court, bocce ball, and both indoor and outdoor gathering spaces! In close proximity to local schools, and just 2 miles from grocery shopping, Target, restaurants, and all that the city of Lakeville has to offer! Come visit and see for yourself!

17. 2026-04-06
    price $355,000 1132-char remark

    Show marketing remark (1132 chars)

    Ask how you can receive a 5.50% Conventional or 4.99% Government 30 yr fixed rate mortgage PLUS up to $5,000 in closing costs on this home! Welcome to the Fisher floor plan, a thoughtful designed home offering comfort, style, and functionality. Featuring three spacious bedrooms, two-and-a half bath, and oversized two-car-garage, this plan blends modern living with everyday practicality. Open-concepts main living spaces flow seamlessly for entertaining and living, while the private primary suite offers a relaxing retreat. With its smart design and timeless appeal, the Fisher is the perfect place to call home. Plus, enjoy all the amenities of resort-style living as a resident of the Brookshire community! Featuring a state-of-the-art clubhouse, which includes a fitness center, yoga studio, locker rooms with showers, heated outdoor pool, playground, pickleball courts, basketball court, bocce ball, and both indoor and outdoor gathering spaces! In close proximity to local schools, and just 2 miles from grocery shopping, Target, restaurants, and all that the city of Lakeville has to offer! Come visit and see for yourself!

18. 2026-03-10
    listed $361,065 Active 1132-char remark

    Show marketing remark (1132 chars)

    Ask how you can receive a 5.50% Conventional or 4.99% Government 30 yr fixed rate mortgage PLUS up to $5,000 in closing costs on this home! Welcome to the Fisher floor plan, a thoughtful designed home offering comfort, style, and functionality. Featuring three spacious bedrooms, two-and-a half bath, and oversized two-car-garage, this plan blends modern living with everyday practicality. Open-concepts main living spaces flow seamlessly for entertaining and living, while the private primary suite offers a relaxing retreat. With its smart design and timeless appeal, the Fisher is the perfect place to call home. Plus, enjoy all the amenities of resort-style living as a resident of the Brookshire community! Featuring a state-of-the-art clubhouse, which includes a fitness center, yoga studio, locker rooms with showers, heated outdoor pool, playground, pickleball courts, basketball court, bocce ball, and both indoor and outdoor gathering spaces! In close proximity to local schools, and just 2 miles from grocery shopping, Target, restaurants, and all that the city of Lakeville has to offer! Come visit and see for yourself!

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $31,789
• − Mortgage interest: −$19,045
• − Property taxes: −$5,100
• − Insurance: −$1,700
• − Repairs & maintenance: −$2,543
• − Management: −$2,543
• − HOA: −$4,512
• − Depreciation: −$9,891
• Taxable loss: −$13,544
• Est. tax savings @ 24.0%: +$3,251
• After-tax cash flow: $-4,343/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: Farmington Public School District
• NCES district ID: 2711820
• Math proficiency: 43% ▼ -12.00%
• Reading proficiency: 52% ▼ -7.00%
• Median HH income: $83,959
• Composite: 43.93/100
• National rank: #2905
• State rank: #104 of 301 in MN

Livability — Lakeville

• Score: 84/100
• State rank: #25
• US rank: #711

Category grades

Amenities D+ Commute F Cost of living F 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: Lakeville, MN
• County: Dakota County · 417,704 people
• City population: 64,762
• Metro: Minneapolis-St. Paul-Bloomington, MN-WI
• Population (ZIP): 64,762
• Household income: $141,551
• Rent vs Own: 12.0% rent · 88.0% own
• Severe rent burden: 956.0

Population outlook (Dakota County) Hauer SSP2

• Today (2025): 450,671 people
• By 2030: 465,068 · +3.2%
• By 2040: 486,770 · +8.0%
• By 2050: 498,743 · +10.7%
• By 2075: 533,865 · +18.5%
• By 2100: 550,133 · +22.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (80%)
• Race & ethnicity: White 80% Hispanic / Latino 6% Asian 6% Two or more races 5% Black 4%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Portuguese 13% Romanian 4% Italian 3%
• Foreign-born: 9% · Canada, Vietnam, South Korea
• Languages at home: 88% English-only · Spanish 4% Other Asian/Pacific 2% Vietnamese 1%

Political lean MEDSL · Dakota

• 2024 margin: D (+12.9) · D 55.4% · R 42.5% · Other 2.1%
• 2008→2024 swing: +7.4pp toward D · 2008: 5.5pp · 2024: 12.9pp
• All cycles: 2024: D+12.9 2020: D+13.9 2016: D+4.7 2012: D+2.9 2008: D+5.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -165.50%
• Current HPI: 216.0601
• Rent YoY: ▲ 3.38%
• 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

-1.7% since first listed

5 events — show timeline

• 2026-05-18 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2026-05-16 Relisted — NORTHSTARMLS as Distributed by MLS Grid
• 2026-05-01 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2026-04-06 Price Changed $355,000 NORTHSTARMLS as Distributed by MLS Grid
• 2026-03-10 Listed $361,065 NORTHSTARMLS as Distributed by MLS Grid