7886 Forest Blvd Unit E · Woodbury, MN 55125

$215,000

2 bd · 1.5 ba · 1,138 sqft · Townhouse public records · 19 Days on market

Built 1997 2,352 sqft lot $189/sqft · 18% below area Est $262k · 18% under $410/mo HOA · 18% of rent

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Why this score? — see what drove the C- 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 +13.4/30.0
• 1% rule +5.8/10.0
• Schools +5.2/10.0
• Livability +4.5/5.0
• DSCR +4.0/10.0
• Rent growth +3.4/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Come check this beauty out before it sells. 2 bedrooms and 2 bathrooms in this great location. Minutes from 494 and 94. Seller is only moving because of a job transfer.

Key facts

• $410 HOA
• Garage
• Built 1997

Property features AI

Finance

• HOA & community: Gassen association; HOA fee $410 per month; HOA covers lawn care, grounds maintenance, parking, and snow removal

Exterior

• Parking: Attached garage (1 car)
• Utilities: City water (connected); City sewer (connected); Natural gas; Electric with circuit breakers
• Home design: Residential attached property; Two levels
• Construction: Poured concrete foundation
• Exterior features: Stone exterior; Lot approximately 0.054 acres; Common lot dimensions

Interior

• Kitchen: Dishwasher; Disposal; Refrigerator
• Bedrooms: Two bedrooms (both on the upper level)
• Bathrooms: One full bathroom (upper level); One half bathroom (main floor)
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Ceiling fan(s); Primary bedroom with walk-in closet; Patio; In-ground sprinkler
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

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

Deal economics

• At list price, monthly cash flow is $4 ($48/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $215k).
• Recommended offer: $212k (1.5% below list) — sets the bar for market timing.
• Cap rate 6.3% vs local median 3.5% in Woodbury — 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 89/100 on livability (#6 in MN, #153 nationally) — a professional / high-income tenant draw. Strengths: schools A+, crime A+, commute A+; Watch: cost of living F.
• South Washington County School District (suburban): math 52% / reading 61% proficiency, ranked #40 of 301 in MN (top 13%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 14% free/reduced lunch — higher-income household profile.
• Market conditions: Rents rising (+3.6%/yr); 150 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 1,405 units permitted in Washington County in 2024 (121 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.
• Washington County population projected at +16% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 19 days — a 2% lower offer ($212k) is reasonable based on typical stale-listing flexibility.
• 14 sale attempts since 27y 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.

Recommended offer $211,775 (1.5% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.08% ✓
• Cap rate: 6.32%
• Cash-on-cash: 0.08%
• DSCR: 1.00
• GRM: 7.7

CMA / ARV

• ARV (median comp): $262,194
• List price: $215,000
• Delta: -18.00%
• Verdict: UNDERPRICED
• Comps: 2 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.65% rent growth · sell at horizon

5-year hold

• IRR: -15.1%
• Equity multiple: 0.45×
• Total profit: $-32,809
• Equity at exit: $32,057

10-year hold

• IRR: -5.1%
• Equity multiple: 0.65×
• Total profit: $-20,886
• Equity at exit: $18,589

Cash invested: $60,200 (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 55125

• Rents YoY: 3.6%
• Active inventory: 150
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $2,321 medium
• Mortgage (P&I): −$1,127
• Tax from tax record: −$203 /mo · $2,434/yr
• Insurance: −$90
• HOA: −$410
• Vacancy / Maint / Mgmt: −$487
• Net cashflow: $4

Break-even live

Break-even rent $2,316

Max offer price $215,000

Occupancy floor 95%

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: $53,750
• Closing costs: $6,450
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8632 Savanna Oaks Bay Unit C Saint Paul, MN	3.0	2.0	1300	$2,695	$2.07	14d	1	0.72mi
2150 Vining Dr Saint Paul, MN	1.0–3.0	1.0–2.5	1337	$2,425	$1.81	1d	25	1.14mi
2497 Copper Cliff Trl Saint Paul, MN	3.0	1.0	1150	$2,095	$1.82	24d	1	1.18mi
4151 Benjamin Dr Saint Paul, MN	3.0	1.0–2.0	1073	$2,718	$2.53	2d	34	1.30mi

HOA detail

• Monthly dues: $410 · $4,920/yr

Listing history 50 events

1. 2026-06-07
   statusdays on market $215,000 Pending 19 DOM
2. 2026-06-04
   days on market $215,000 Contingent - Inspection 18 DOM
3. 2026-06-03
   days on market $215,000 Contingent - Inspection 17 DOM
4. 2026-06-02
   days on market $215,000 Contingent - Inspection 16 DOM
5. 2026-06-01
   days on market $215,000 Contingent - Inspection 15 DOM
6. 2026-05-31
   days on market $215,000 Contingent - Inspection 14 DOM
7. 2026-05-18
   listed $215,000 Active 517-char remark
8. 2026-05-15
   historical $215,000 517-char remark
9. 2021-09-27
   soldstatus $226,000
10. 2021-09-24
    soldstatus $226,000 Sold 168-char remark

    Show marketing remark (168 chars)

    Come check this beauty out before it sells. 2 bedrooms and 2 bathrooms in this great location. Minutes from 494 and 94. Seller is only moving because of a job transfer.

11. 2021-09-06
    status Pending 168-char remark

    Show marketing remark (168 chars)

    Come check this beauty out before it sells. 2 bedrooms and 2 bathrooms in this great location. Minutes from 494 and 94. Seller is only moving because of a job transfer.

12. 2021-08-23
    historical Contingent - Inspection 168-char remark

    Show marketing remark (168 chars)

    Come check this beauty out before it sells. 2 bedrooms and 2 bathrooms in this great location. Minutes from 494 and 94. Seller is only moving because of a job transfer.

13. 2021-08-21
    listed $215,000 Active 168-char remark

    Show marketing remark (168 chars)

    Come check this beauty out before it sells. 2 bedrooms and 2 bathrooms in this great location. Minutes from 494 and 94. Seller is only moving because of a job transfer.

14. 2021-08-10
    historical $215,000 168-char remark

    Show marketing remark (168 chars)

    Come check this beauty out before it sells. 2 bedrooms and 2 bathrooms in this great location. Minutes from 494 and 94. Seller is only moving because of a job transfer.

15. 2020-09-01
    soldstatus $200,000
16. 2020-08-31
    soldstatus $200,000 Sold

    Show marketing remark (192 chars)

    WOW! Tastefully decorated and updated. Generous room sizes, fresh paint, laundry upstairs, upgraded appliances, and more! Walk to schools, parks, and shops! Take a look at the 3D Virtual Tour.

17. 2020-07-29
    status Pending

    Show marketing remark (192 chars)

    WOW! Tastefully decorated and updated. Generous room sizes, fresh paint, laundry upstairs, upgraded appliances, and more! Walk to schools, parks, and shops! Take a look at the 3D Virtual Tour.

18. 2020-07-16
    historical

    Show marketing remark (192 chars)

    WOW! Tastefully decorated and updated. Generous room sizes, fresh paint, laundry upstairs, upgraded appliances, and more! Walk to schools, parks, and shops! Take a look at the 3D Virtual Tour.

19. 2020-07-14
    listed $199,900 Active

    Show marketing remark (192 chars)

    WOW! Tastefully decorated and updated. Generous room sizes, fresh paint, laundry upstairs, upgraded appliances, and more! Walk to schools, parks, and shops! Take a look at the 3D Virtual Tour.

20. 2020-07-11
    historical
21. 2020-06-22
    status Active
22. 2020-06-17
    historical
23. 2020-06-11
    listed $199,900 Active
24. 2014-06-13
    soldstatus $125,000
25. 2014-05-29
    soldstatus $125,000 Sold
26. 2014-05-29
    soldstatus $125,000
27. 2014-04-03
    historical Contingent - Third Party Approval
28. 2014-03-26
    price $125,000 Active
29. 2014-03-26
    status Active
30. 2014-02-16
    historical Contingent - Third Party Approval
31. 2014-01-29
    status Active
32. 2014-01-02
    historical Contingent - Third Party Approval
33. 2013-11-14
    price $109,900
34. 2013-09-07
    listed $119,999 Active
35. 2013-07-24
    listed $125,000
36. 2008-10-24
    historical
37. 2008-07-26
    listed $138,000
38. 2007-08-23
    soldstatus $155,900
39. 2007-07-06
    soldstatus $155,900
40. 2007-05-31
    historical
41. 2007-05-30
    soldstatus $150,000
42. 2007-04-16
    listed $155,900
43. 2002-05-28
    soldstatus $138,500
44. 2002-05-28
    soldstatus $138,500
45. 2002-03-16
    historical
46. 2002-03-13
    listed $139,950
47. 2001-03-02
    soldstatus $128,500
48. 2001-03-02
    soldstatus $128,500
49. 2001-02-03
    historical
50. 2001-01-30
    listed $128,500

ⓘ 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: $2,434 · $203/mo
• Projected year-2 tax: $2,434 · $203/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,857
• − Mortgage interest: −$12,043
• − Property taxes: −$2,434
• − Insurance: −$1,075
• − Repairs & maintenance: −$2,229
• − Management: −$2,229
• − HOA: −$4,920
• − Depreciation: −$6,255
• Taxable loss: −$3,327
• Est. tax savings @ 24.0%: +$798
• After-tax cash flow: $847/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: South Washington County School District
• NCES district ID: 2733810
• Math proficiency: 52% ▼ -13.00%
• Reading proficiency: 61% ▼ -7.00%
• Median HH income: $88,285
• Composite: 51.8/100
• National rank: #1670
• State rank: #40 of 301 in MN

Livability — Woodbury

• Score: 89/100
• State rank: #6
• US rank: #153

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Woodbury, MN
• County: Washington County · 235,613 people
• City population: 78,305
• Metro: Minneapolis-St. Paul-Bloomington, MN-WI
• Population (ZIP): 44,185
• Household income: $119,260
• Rent vs Own: 22.4% rent · 77.6% own
• Severe rent burden: 946.0

Population outlook (Washington County) Hauer SSP2

• Today (2025): 278,554 people
• By 2030: 290,465 · +4.3%
• By 2040: 310,014 · +11.3%
• By 2050: 324,118 · +16.4%
• By 2075: 362,697 · +30.2%
• By 2100: 381,491 · +37.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (76%)
• Race & ethnicity: White 76% Asian 9% Hispanic / Latino 6% Black 6% Two or more races 5%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Portuguese 11% Romanian 5% Lithuanian 4%
• Foreign-born: 11% · Canada, China, South Korea
• Languages at home: 86% English-only · Spanish 5% Other Asian/Pacific 4% Chinese 1%

Political lean MEDSL · Washington

• 2024 margin: Lean D (+8.9) · D 53.5% · R 44.6% · Other 1.9%
• 2008→2024 swing: +4.6pp toward D · 2008: 4.3pp · 2024: 8.9pp
• All cycles: 2024: D+8.9 2020: D+9.2 2016: D+1.9 2012: D+0.8 2008: D+4.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -166.03%
• Current HPI: 241.9098
• Rent YoY: ▲ 3.65%
• 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

+2050.0% since first listed

54 events — show timeline

• 2026-06-05 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2026-05-25 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2026-05-18 Listed $215,000 NORTHSTARMLS as Distributed by MLS Grid
• 2026-05-15 Coming Soon $215,000 NORTHSTARMLS as Distributed by MLS Grid
• 2021-09-27 Sold (Public Records) $226,000 Public Records
• 2021-09-24 Sold (MLS) $226,000 NORTHSTARMLS as Distributed by MLS Grid
• 2021-09-06 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2021-08-23 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2021-08-21 Listed $215,000 NORTHSTARMLS as Distributed by MLS Grid
• 2021-08-10 Coming Soon $215,000 NORTHSTARMLS as Distributed by MLS Grid
• 2020-09-01 Sold (Public Records) $200,000 Public Records
• 2020-08-31 Sold (MLS) $200,000 NORTHSTARMLS as Distributed by MLS Grid
• 2020-07-29 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2020-07-16 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2020-07-14 Listed $199,900 NORTHSTARMLS as Distributed by MLS Grid
• 2020-07-11 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2020-06-22 Relisted — NORTHSTARMLS as Distributed by MLS Grid
• 2020-06-17 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2020-06-11 Listed $199,900 NORTHSTARMLS as Distributed by MLS Grid
• 2014-06-13 Sold (Public Records) $125,000 Public Records
• 2014-05-29 Sold (MLS) $125,000 LSAR
• 2014-05-29 Sold (MLS) $125,000 NORTHSTARMLS as Distributed by MLS Grid
• 2014-04-03 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2014-03-26 Relisted — NORTHSTARMLS as Distributed by MLS Grid
• 2014-03-26 Price Changed $125,000 NORTHSTARMLS as Distributed by MLS Grid
• 2014-02-16 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2014-01-29 Relisted — NORTHSTARMLS as Distributed by MLS Grid
• 2014-01-02 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2013-11-14 Price Changed $109,900 NORTHSTARMLS as Distributed by MLS Grid
• 2013-09-07 Listed $119,999 NORTHSTARMLS as Distributed by MLS Grid
• 2013-07-24 Listed $125,000 LSAR
• 2008-10-24 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2008-07-26 Listed $138,000 NORTHSTARMLS as Distributed by MLS Grid
• 2007-08-23 Sold (Public Records) $155,900 Public Records
• 2007-07-06 Sold (MLS) $155,900 NORTHSTARMLS as Distributed by MLS Grid
• 2007-05-31 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2007-05-30 Sold (Public Records) $150,000 Public Records
• 2007-04-16 Listed $155,900 NORTHSTARMLS as Distributed by MLS Grid
• 2002-05-28 Sold (Public Records) $138,500 Public Records
• 2002-05-28 Sold (MLS) $138,500 NORTHSTARMLS as Distributed by MLS Grid
• 2002-03-16 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2002-03-13 Listed $139,950 NORTHSTARMLS as Distributed by MLS Grid
• 2001-03-02 Sold (Public Records) $128,500 Public Records
• 2001-03-02 Sold (MLS) $128,500 NORTHSTARMLS as Distributed by MLS Grid
• 2001-02-03 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2001-01-30 Listed $128,500 NORTHSTARMLS as Distributed by MLS Grid
• 1999-05-24 Sold (Public Records) $94,250 Public Records
• 1999-03-08 Sold (Public Records) $94,250 Public Records
• 1999-02-25 Sold (MLS) $94,250 NORTHSTARMLS as Distributed by MLS Grid
• 1999-01-24 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 1999-01-19 Listed $94,999 NORTHSTARMLS as Distributed by MLS Grid
• 1997-08-21 Sold (Public Records) $85,800 Public Records
• 1997-06-19 Sold (Public Records) $120,000 Public Records
• 1997-06-16 Sold (Public Records) $10,000 Public Records

Property tax history

+2.1%/yr

Latest (2025): $2,434 · -2.6% YoY. Source: county tax records.