12111 Xylite St NE Unit C · Blaine, MN 55449

$275,000

2 bd · 2.0 ba · 1,406 sqft · Townhouse public records · 20 Days on market

Built 2005 1,742 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 +12.9/30.0
• ARV discount +7.5/15.0
• 1% rule +4.2/10.0
• Schools +4.0/10.0
• DSCR +3.9/10.0
• 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

High demand townhome in the Lakes with lots of walking/biking trails, parks and a great beach! This ONE owner home features newer wood laminate floors on the main level, open floor plan perfect for entertaining your guests, private views off your front patio, loads of storage on the main level, oversized 2 car garage, roomy master with spacious walk-in closet, upper level laundry with additional closet great for storage!

Key facts

• $240 HOA
• 2 garage spots
• Built 2005

Property features AI

Finance

• HOA & community: HOA managed by RG Property Services; Monthly association fee of $240; HOA covers hazard insurance, lawn care, grounds maintenance, professional management, shared amenities, and snow removal

Exterior

• Parking: Attached garage with garage door opener; 2 garage spaces; Guest parking; Asphalt driveway
• Utilities: City water; City sewer; Natural gas
• Home design: Attached residential property; Two levels; Main entry on main level
• Construction: Block construction; Roof over 8 years old; Block foundation (foundation area: 709)
• Exterior features: Porch; Stone and vinyl exterior

Interior

• Kitchen: Range; Microwave; Dishwasher; Refrigerator
• Bedrooms: 2 bedrooms (upper level: two bedrooms)
• Bathrooms: 1 full bathroom (upper level); 1 half bathroom (main floor)
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Living/dining room; 2nd floor laundry; Has basement (no finished basement features listed)
• Laundry & utility: Washer and dryer (upper level laundry); Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath townhouse listed at $275k.

Deal economics

• At list price, monthly cash flow is $-18 ($-219/yr) — negative.
• To cash-flow at today's rent, offer at most $272k (1.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $254k (7.8% below list).
• Recommended offer: $254k (7.8% below list) — sets the bar for 1% rule.
• Cap rate 6.2% 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 $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 20 days — a 2% lower offer ($271k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 20y 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 $177k; list at $275k implies a 55% gain — meaningful room to come down on a strong offer.

Recommended offer $253,637 (7.8% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.92% ✗
• Cap rate: 6.21%
• Cash-on-cash: -0.28%
• DSCR: 0.99
• GRM: 9.0

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: -15.0%
• Equity multiple: 0.46×
• Total profit: $-41,937
• Equity at exit: $41,003

10-year hold

• IRR: -4.0%
• Equity multiple: 0.71×
• Total profit: $-22,034
• Equity at exit: $23,777

Cash invested: $77,000 (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: 9.0×

Monthly cashflow live

• Estimated rent: $2,536 medium
• Mortgage (P&I): −$1,442
• Tax from tax record: −$225 /mo · $2,703/yr
• Insurance: −$115
• HOA: −$240
• Vacancy / Maint / Mgmt: −$533
• Net cashflow: $-18

Break-even live

Break-even rent $2,559

Max offer price $271,773

Occupancy floor 96%

Sensitivity live

Price	-10% $137	-5% $60	+0% $-18	+5% $-96	+10% $-174
Rent	-10% $-219	-5% $-118	+0% $-18	+5% $82	+10% $182
Rate	-1.0pp $120	-0.5pp $52	base $-18	+0.5pp $-90	+1.0pp $-162

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: $68,750
• Closing costs: $8,250
• 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	0.15mi
2444 120th Ln NE Blaine, MN	3.0	2.5	1858	$3,345	$1.80	0d	1	0.25mi
2445 120th Cir NE Blaine, MN	2.0–4.0	2.5–3.5	1894	$2,795	$1.48	0d	18	1.08mi
1558 126th Ave NE Unit 1545 Blaine, MN	3.0	1.0	970	$1,675	$1.73	5d	1	1.28mi

HOA detail

• Monthly dues: $240 · $2,880/yr

Listing history 14 events

1. 2026-05-13
   status Pending
2. 2026-04-27
   historical Contingent - Subject to Statutory Rescission
3. 2026-04-24
   listed $275,000 Active
4. 2026-04-20
   historical $275,000
5. 2017-08-23
   soldstatus $177,000
6. 2017-08-18
   soldstatus $177,000 Sold 425-char remark

   Show marketing remark (425 chars)

   High demand townhome in the Lakes with lots of walking/biking trails, parks and a great beach! This ONE owner home features newer wood laminate floors on the main level, open floor plan perfect for entertaining your guests, private views off your front patio, loads of storage on the main level, oversized 2 car garage, roomy master with spacious walk-in closet, upper level laundry with additional closet great for storage!

7. 2017-07-27
   status Pending 425-char remark

   Show marketing remark (425 chars)

   High demand townhome in the Lakes with lots of walking/biking trails, parks and a great beach! This ONE owner home features newer wood laminate floors on the main level, open floor plan perfect for entertaining your guests, private views off your front patio, loads of storage on the main level, oversized 2 car garage, roomy master with spacious walk-in closet, upper level laundry with additional closet great for storage!

8. 2017-07-03
   historical Contingent - Subject to Statutory Rescission 425-char remark

   Show marketing remark (425 chars)

   High demand townhome in the Lakes with lots of walking/biking trails, parks and a great beach! This ONE owner home features newer wood laminate floors on the main level, open floor plan perfect for entertaining your guests, private views off your front patio, loads of storage on the main level, oversized 2 car garage, roomy master with spacious walk-in closet, upper level laundry with additional closet great for storage!

9. 2017-06-09
   listed $180,000 Active 425-char remark

   Show marketing remark (425 chars)

   High demand townhome in the Lakes with lots of walking/biking trails, parks and a great beach! This ONE owner home features newer wood laminate floors on the main level, open floor plan perfect for entertaining your guests, private views off your front patio, loads of storage on the main level, oversized 2 car garage, roomy master with spacious walk-in closet, upper level laundry with additional closet great for storage!

10. 2007-03-30
    soldstatus $182,400 183-char remark

    Show marketing remark (183 chars)

    Ready to move in and priced right. Close to Hwy 65 and Hwy 35W. Close to shopping, restuarants, entertainment, golf course, gym- 21 miles of walking trails. A very nice place to live.

11. 2007-03-16
    historical 183-char remark

    Show marketing remark (183 chars)

    Ready to move in and priced right. Close to Hwy 65 and Hwy 35W. Close to shopping, restuarants, entertainment, golf course, gym- 21 miles of walking trails. A very nice place to live.

12. 2006-11-05
    listed $186,975 183-char remark

    Show marketing remark (183 chars)

    Ready to move in and priced right. Close to Hwy 65 and Hwy 35W. Close to shopping, restuarants, entertainment, golf course, gym- 21 miles of walking trails. A very nice place to live.

13. 2006-10-23
    historical
14. 2006-08-07
    listed $186,900

ⓘ 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: $2,703 · $225/mo
• Projected year-2 tax: $2,892 · $241/mo
• Expected delta: +$188/yr (+$16/mo · 7.0%)

ⓘ 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 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: $30,436
• − Mortgage interest: −$15,404
• − Property taxes: −$2,703
• − Insurance: −$1,375
• − Repairs & maintenance: −$2,435
• − Management: −$2,435
• − HOA: −$2,880
• − Depreciation: −$8,000
• Taxable loss: −$4,796
• Est. tax savings @ 24.0%: +$1,151
• After-tax cash flow: $932/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

+47.1% since first listed

14 events — show timeline

• 2026-05-13 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2026-04-27 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2026-04-24 Listed $275,000 NORTHSTARMLS as Distributed by MLS Grid
• 2026-04-20 Coming Soon $275,000 NORTHSTARMLS as Distributed by MLS Grid
• 2017-08-23 Sold (Public Records) $177,000 Public Records
• 2017-08-18 Sold (MLS) $177,000 NORTHSTARMLS as Distributed by MLS Grid
• 2017-07-27 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2017-07-03 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2017-06-09 Listed $180,000 NORTHSTARMLS as Distributed by MLS Grid
• 2007-03-30 Sold (MLS) $182,400 NORTHSTARMLS as Distributed by MLS Grid
• 2007-03-16 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2006-11-05 Listed $186,975 NORTHSTARMLS as Distributed by MLS Grid
• 2006-10-23 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2006-08-07 Listed $186,900 NORTHSTARMLS as Distributed by MLS Grid

Property tax history

+4.0%/yr

Latest (2026): $2,703 · +11.7% YoY. Source: county tax records.