4300 Trenton Ln N #2120 · Plymouth, MN 55442

$129,900

1 bd · 1.0 ba · 693 sqft · Condo public records · 48 Days on market

Built 1984 $327/mo HOA · 23% of rent

---

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 +12.1/30.0
• ARV discount +7.5/15.0
• 1% rule +6.1/10.0
• Livability +4.2/5.0
• DSCR +3.6/10.0
• Rent growth +3.6/5.0
• Schools +3.0/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Key facts

• $327 HOA
• Garage
• Pool

Property features AI

Finance

• HOA & community: HOA managed by Cities Management; Monthly association fee of $327; HOA includes controlled access, hazard insurance, heating, lawn care, grounds maintenance, parking, professional management, recreation facility, sewer, shared amenities, snow removal and water; Shared community rooms including community room and exercise room; Elevator(s) and lobby entrance

Exterior

• Parking: Attached heated underground garage (1 garage space)
• Security: Controlled access (included in association)
• Utilities: City water connected; City sewer connected; Natural gas
• Home design: Residential attached property; One level; Accessible elevator installed; No internal stairs
• Construction: Block foundation; Roof replaced or updated within last 8 years; Built on a 7.984-acre lot
• Exterior features: Stone and vinyl exterior; Below-ground pool; City street frontage; Publicly maintained road

Interior

• Kitchen: Dishwasher; Range; Microwave; Refrigerator
• Bedrooms: 1 bedroom (main floor)
• Bathrooms: 1 full bathroom (main floor)
• Heating & cooling: Baseboard heating; Wall unit(s) for cooling
• Interior features: Ceiling fan(s); Main floor primary bedroom; Natural woodwork; Deck; Washer/dryer hookup; Wood-burning fireplace (1)
• Laundry & utility: In-unit laundry (washer and dryer included); Washer/Dryer hookup

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $130k.

Deal economics

• At list price, monthly cash flow is $-28 ($-333/yr) — negative.
• To cash-flow at today's rent, offer at most $125k (3.8% below list).
• Meets the 1% rule at list price ($1k rent vs $130k).
• Recommended offer: $125k (3.8% below list) — sets the bar for cash-flow.
• Cap rate 6.0% vs local median 3.1% in Plymouth — 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 85/100 on livability (#17 in MN, #517 nationally) — a professional / high-income tenant draw. Strengths: crime A+, commute A+, employment A+; Watch: amenities F, cost of living F.
• Robbinsdale Public School District (suburban): math 24% / reading 44% proficiency, ranked #250 of 301 in MN (top 83%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Zachary Lane Elementary (math 55% / reading 71%, grade B, #168 of 857 statewide, top 20%, 385 students, 29% FRL); Plymouth Middle (math 18% / reading 55%, grade F, #169 of 258 statewide, top 65%, 836 students, 50% FRL); Robbinsdale Armstrong Senior High (math 37% / reading 58%, grade D, #162 of 471 statewide, top 35%, 1,832 students, 45% FRL) — zoned schools at 41% FRL track the district average.
• Zoned-school proficiency averages 49% at this address vs 34% district-wide (+15 pts) — the actual schools serving this property are materially stronger than the Robbinsdale Public School District average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising fast (+4.5%/yr); 73 active listings in the ZIP; 2 comparable units currently listed for rent nearby; high-income renter base; 4,651 units permitted in Hennepin County in 2024 (2,443 in 5+ unit buildings).
• This rent is only 14% of the median local income ($124k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $898 of loan paydown is wiped out by about $4k 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 48 days — a 3% lower offer ($126k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $58k; list at $130k implies a 124% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 23% of rent.

Recommended offer $124,991 (3.8% 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. It's been on market 48 days. Have you received any prior offers? Is the seller open to a 4% 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. 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 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: 1.11% ✓
• Cap rate: 6.04%
• Cash-on-cash: -0.92%
• DSCR: 0.96
• GRM: 7.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 4.52% rent growth · sell at horizon

5-year hold

• IRR: -15.4%
• Equity multiple: 0.44×
• Total profit: $-20,406
• Equity at exit: $19,369

10-year hold

• IRR: -3.7%
• Equity multiple: 0.73×
• Total profit: $-9,864
• Equity at exit: $11,231

Cash invested: $36,372 (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 55442

• Rents YoY: 4.5%
• Active inventory: 73
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,436 medium
• Mortgage (P&I): −$681
• Tax from tax record: −$100 /mo · $1,197/yr
• Insurance: −$54
• HOA: −$327
• Vacancy / Maint / Mgmt: −$302
• Net cashflow: $-28

Break-even live

Break-even rent $1,471

Max offer price $124,991

Occupancy floor 97%

Sensitivity live

Price	-10% $46	-5% $9	+0% $-28	+5% $-65	+10% $-101
Rent	-10% $-141	-5% $-85	+0% $-28	+5% $29	+10% $86
Rate	-1.0pp $38	-0.5pp $5	base $-28	+0.5pp $-61	+1.0pp $-96

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4601 Independence Ave N Unit 202 Minneapolis, MN	1.0	1.0	699	$1,195	$1.71	26d	1	0.67mi
3610 Lancaster Ln N Minneapolis, MN	1.0–2.0	1.0	824	$1,249	$1.52	1d	11	0.97mi

HOA detail condo

• Monthly dues: $327 · $3,924/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 8 events

1. 2026-05-04
   status Pending
2. 2026-04-27
   historical Contingent - Inspection
3. 2026-04-14
   price $129,900
4. 2026-03-18
   listed $135,900 Active
5. 2026-03-09
   historical $135,900
6. 1998-07-20
   soldstatus $58,100
7. 1998-05-01
   soldstatus $58,100
8. 1996-05-29
   soldstatus $50,900

ⓘ 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: $1,197 · $100/mo
• Projected year-2 tax: $1,326 · $111/mo
• Expected delta: +$129/yr (+$11/mo · 10.8%)

ⓘ 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 ≥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: $17,230
• − Mortgage interest: −$7,276
• − Property taxes: −$1,197
• − Insurance: −$650
• − Repairs & maintenance: −$1,378
• − Management: −$1,378
• − HOA: −$3,924
• − Depreciation: −$3,779
• Taxable loss: −$2,353
• Est. tax savings @ 24.0%: +$565
• After-tax cash flow: $231/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: Robbinsdale Public School District
• NCES district ID: 2731780
• Math proficiency: 24% ▼ -11.00%
• Reading proficiency: 44% ▼ -5.00%
• Median HH income: $60,234
• Composite: 30.42/100
• National rank: #6240
• State rank: #250 of 301 in MN

Livability — Plymouth

• Score: 85/100
• State rank: #17
• US rank: #517

Category grades

Amenities F Commute A+ 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: Plymouth, MN
• County: Hennepin County · 1,150,272 people
• City population: 79,816
• Metro: Minneapolis-St. Paul-Bloomington, MN-WI
• Population (ZIP): 12,694
• Household income: $123,859
• Rent vs Own: 20.4% rent · 79.6% own
• Severe rent burden: 141.0

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 (78%)
• Race & ethnicity: White 78% Two or more races 9% Asian 6% Hispanic / Latino 5% Black 4%
• Common ancestry: Portuguese 15% Romanian 7% Lithuanian 4%
• Foreign-born: 9% · Canada, China, Jamaica
• Languages at home: 89% English-only · Spanish 2% Russian/Polish/Slavic 2% Tagalog/Filipino 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: ▼ -131.05%
• Current HPI: 213.1289
• Rent YoY: ▲ 4.52%
• 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

+155.2% since first listed

8 events — show timeline

• 2026-05-04 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2026-04-27 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2026-04-14 Price Changed $129,900 NORTHSTARMLS as Distributed by MLS Grid
• 2026-03-18 Listed $135,900 NORTHSTARMLS as Distributed by MLS Grid
• 2026-03-09 Coming Soon $135,900 NORTHSTARMLS as Distributed by MLS Grid
• 1998-07-20 Sold (Public Records) $58,100 Public Records
• 1998-05-01 Sold (Public Records) $58,100 Public Records
• 1996-05-29 Sold (Public Records) $50,900 Public Records

Property tax history

+3.8%/yr

Latest (2025): $1,197 · -2.6% YoY. Source: county tax records.