17640 89th Ave N · Maple Grove, MN 55311

$424,900

4 bd · 2.0 ba · 2,036 sqft · SingleFamily public records · 37 Days on market

Built 2009 0.31 ac lot $209/sqft · 8% below area Est $458k · 7% under

---

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 +10.7/15.0
• Cash flow +9.4/30.0
• Schools +4.2/10.0
• Rent growth +4.0/5.0
• Livability +4.0/5.0
• DSCR +2.6/10.0
• Condition / age +2.5/5.0
• 1% rule +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Fabulous Maple Grove home w/4 beds, 2 baths, large LL family room & great upper level open floor plan w/vaulted ceilings! Spacious master w/walk-in closet. Built in 2009 w/stainless steel appliances, wood cupboards & oak window blinds throughout. Features added in 2015 include new carpet on entire upper floor, quiet dishwasher & stainless steel faucets. lg kitchen pantry, walkout from dining area to custom 12x24 cedar deck overlooking a great backyard! Extensive drain tile system in front & back

Key facts

• 0.31 acre lot
• 2 garage spots
• Built 2009

Property features AI

Exterior

• Parking: Attached garage with automatic door opener; 2-car garage (approx. 24x22)
• Utilities: City water connected; City sewer connected; Natural gas
• Home design: Residential split-entry (bi-level) home; Main entry on main level; Asphalt roof
• Construction: Block foundation; Asphalt roof
• Exterior features: Deck; Stone and vinyl exterior; Corner lot with medium tree coverage; In-ground sprinkler; No fence

Interior

• Kitchen: Dishwasher; Range; Microwave; Refrigerator; Kitchen/Dining combination
• Bedrooms: 4 bedrooms (bedrooms located on upper and lower levels)
• Flooring: Tile floors
• Bathrooms: One full bathroom on upper level; One 3/4 bathroom in basement
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Air-to-air exchanger; Exhaust fan; Jetted tub; Water softener (rented); Vaulted ceilings; Walk-in closet; Finished basement with egress window(s), drain tile and sump pump; Kitchen window; Tile floors
• Laundry & utility: In-unit laundry room with washer hookup and gas dryer hookup; Gas water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $425k.

Deal economics

• At list price, monthly cash flow is $-305 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $371k (12.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $312k (26.5% below list).
• Recommended offer: $312k (26.5% below list) — sets the bar for 1% rule.
• Cap rate 5.4% 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.
• Market conditions: Rents rising fast (+5.9%/yr); 304 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $3k of loan paydown is wiped out by about $13k 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 37 days — a 3% lower offer ($412k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 17y 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 $275k; list at $425k implies a 55% gain — meaningful room to come down on a strong offer.

Recommended offer $312,185 (26.5% 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 37 days. Have you received any prior offers? Is the seller open to a 27% concession, seller financing, or rate buy-down credit?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.73% ✗
• Cap rate: 5.43%
• Cash-on-cash: -3.07%
• DSCR: 0.86
• GRM: 11.3

CMA / ARV

• ARV (median comp): $457,925
• List price: $424,900
• Delta: -7.21%
• Verdict: FAIR
• Comps: 3 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 5.86% rent growth · sell at horizon

5-year hold

• IRR: -18.5%
• Equity multiple: 0.34×
• Total profit: $-79,070
• Equity at exit: $63,354

10-year hold

• IRR: -6.3%
• Equity multiple: 0.55×
• Total profit: $-53,850
• Equity at exit: $36,738

Cash invested: $118,972 (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 55311

• Rents YoY: 5.9%
• Active inventory: 304
• Price-to-rent: 11.3×

Monthly cashflow live

• Estimated rent: $3,122 medium
• Mortgage (P&I): −$2,228
• Tax from tax record: −$366 /mo · $4,388/yr
• Insurance: −$177
• HOA: −$0
• Vacancy / Maint / Mgmt: −$656
• Net cashflow: $-305

Break-even live

Break-even rent $3,507

Max offer price $371,080

Occupancy floor —

Sensitivity live

Price	-10% $-64	-5% $-184	+0% $-305	+5% $-425	+10% $-545
Rent	-10% $-551	-5% $-428	+0% $-305	+5% $-181	+10% $-58
Rate	-1.0pp $-91	-0.5pp $-197	base $-305	+0.5pp $-415	+1.0pp $-527

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: $106,225
• Closing costs: $12,747
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9681 Merrimac Ln N Maple Grove, MN	3.0	3.0	2200	$2,800	$1.27	45d	1	0.93mi
17250 98th Way N Maple Grove, MN	2.0–3.0	1.5–2.5	1705	$3,475	$2.04	0d	78	1.18mi
17050 78th Pl N Maple Grove, MN	3.0	3.0	1628	$2,399	$1.47	45d	1	1.39mi

Listing history 31 events

1. 2026-06-21
   days on market $424,900 Active 37 DOM
2. 2026-06-18
   days on market $424,900 Active 34 DOM
3. 2026-06-17
   days on market $424,900 Active 33 DOM
4. 2026-06-16
   days on market $424,900 Active 32 DOM
5. 2026-06-15
   days on market $424,900 Active 31 DOM
6. 2026-06-13
   pricedays on market $424,900 Active 29 DOM
7. 2026-06-09
   days on market $429,900 Active 25 DOM
8. 2026-06-08
   days on market $429,900 Active 24 DOM
9. 2026-06-07
   days on market $429,900 Active 23 DOM
10. 2026-06-04
    days on market $429,900 Active 20 DOM
11. 2026-06-03
    days on market $429,900 Active 19 DOM
12. 2026-06-02
    days on market $429,900 Active 18 DOM
13. 2026-06-01
    days on market $429,900 Active 17 DOM
14. 2026-05-31
    days on market $429,900 Active 16 DOM
15. 2026-05-15
    listed $444,900 Active 1659-char remark
16. 2026-05-13
    historical $444,900 1659-char remark
17. 2016-06-23
    soldstatus $275,000
18. 2016-06-20
    soldstatus $275,000 Sold 516-char remark

    Show marketing remark (516 chars)

    Fabulous Maple Grove home w/4 beds, 2 baths, large LL family room & great upper level open floor plan w/vaulted ceilings! Spacious master w/walk-in closet. Built in 2009 w/stainless steel appliances, wood cupboards & oak window blinds throughout. Features added in 2015 include new carpet on entire upper floor, quiet dishwasher & stainless steel faucets. lg kitchen pantry, walkout from dining area to custom 12x24 cedar deck overlooking a great backyard! Extensive drain tile system in front & back

19. 2016-03-21
    status Pending 516-char remark

    Show marketing remark (516 chars)

    Fabulous Maple Grove home w/4 beds, 2 baths, large LL family room & great upper level open floor plan w/vaulted ceilings! Spacious master w/walk-in closet. Built in 2009 w/stainless steel appliances, wood cupboards & oak window blinds throughout. Features added in 2015 include new carpet on entire upper floor, quiet dishwasher & stainless steel faucets. lg kitchen pantry, walkout from dining area to custom 12x24 cedar deck overlooking a great backyard! Extensive drain tile system in front & back

20. 2016-03-13
    historical 516-char remark

    Show marketing remark (516 chars)

    Fabulous Maple Grove home w/4 beds, 2 baths, large LL family room & great upper level open floor plan w/vaulted ceilings! Spacious master w/walk-in closet. Built in 2009 w/stainless steel appliances, wood cupboards & oak window blinds throughout. Features added in 2015 include new carpet on entire upper floor, quiet dishwasher & stainless steel faucets. lg kitchen pantry, walkout from dining area to custom 12x24 cedar deck overlooking a great backyard! Extensive drain tile system in front & back

21. 2016-03-08
    listed $269,900 Active 516-char remark

    Show marketing remark (516 chars)

    Fabulous Maple Grove home w/4 beds, 2 baths, large LL family room & great upper level open floor plan w/vaulted ceilings! Spacious master w/walk-in closet. Built in 2009 w/stainless steel appliances, wood cupboards & oak window blinds throughout. Features added in 2015 include new carpet on entire upper floor, quiet dishwasher & stainless steel faucets. lg kitchen pantry, walkout from dining area to custom 12x24 cedar deck overlooking a great backyard! Extensive drain tile system in front & back

22. 2015-11-20
    historical
23. 2015-10-16
    listed $290,000 Active
24. 2014-10-15
    historical
25. 2014-09-11
    listed $290,000 Active
26. 2009-12-21
    soldstatus $241,505
27. 2009-12-17
    historical
28. 2009-12-07
    soldstatus $229,505
29. 2009-08-28
    listed $234,900
30. 2009-08-21
    soldstatus $52,000
31. 2008-09-16
    soldstatus $162,916

ⓘ 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: $4,388 · $366/mo
• Projected year-2 tax: $4,573 · $381/mo
• Expected delta: +$185/yr (+$15/mo · 4.2%)

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

Taxation est. · year 1

• Rental income: $37,462
• − Mortgage interest: −$23,801
• − Property taxes: −$4,388
• − Insurance: −$2,124
• − Repairs & maintenance: −$2,997
• − Management: −$2,997
• − Depreciation: −$12,361
• Taxable loss: −$11,206
• Est. tax savings @ 24.0%: +$2,689
• After-tax cash flow: $-967/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): 38,472
• Household income: $153,568
• Rent vs Own: 13.3% rent · 86.7% own
• Severe rent burden: 497.0

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 (80%)
• Race & ethnicity: White 80% Asian 8% Black 7% Two or more races 3% Hispanic / Latino 1%
• Common ancestry: Portuguese 12% Lithuanian 4% Romanian 4%
• Foreign-born: 12% · Canada, Vietnam, South Korea
• Languages at home: 87% English-only · Other Indo-European 3% Vietnamese 1% 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: ▼ -181.69%
• Current HPI: 213.3896
• Rent YoY: ▲ 5.86%
• 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

+160.8% since first listed

20 events — show timeline

• 2026-06-12 Price Changed $424,900 NORTHSTARMLS as Distributed by MLS Grid
• 2026-05-30 Price Changed $429,900 NORTHSTARMLS as Distributed by MLS Grid
• 2026-05-26 Price Changed $439,900 NORTHSTARMLS as Distributed by MLS Grid
• 2026-05-15 Listed $444,900 NORTHSTARMLS as Distributed by MLS Grid
• 2026-05-13 Coming Soon $444,900 NORTHSTARMLS as Distributed by MLS Grid
• 2016-06-23 Sold (Public Records) $275,000 Public Records
• 2016-06-20 Sold (MLS) $275,000 NORTHSTARMLS as Distributed by MLS Grid
• 2016-03-21 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2016-03-13 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2016-03-08 Listed $269,900 NORTHSTARMLS as Distributed by MLS Grid
• 2015-11-20 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2015-10-16 Listed $290,000 NORTHSTARMLS as Distributed by MLS Grid
• 2014-10-15 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2014-09-11 Listed $290,000 NORTHSTARMLS as Distributed by MLS Grid
• 2009-12-21 Sold (Public Records) $241,505 Public Records
• 2009-12-17 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2009-12-07 Sold (MLS) $229,505 NORTHSTARMLS as Distributed by MLS Grid
• 2009-08-28 Listed $234,900 NORTHSTARMLS as Distributed by MLS Grid
• 2009-08-21 Sold (Public Records) $52,000 Public Records
• 2008-09-16 Sold (Public Records) $162,916 Public Records

Property tax history

+2.4%/yr

Latest (2025): $4,388 · -10.8% YoY. Source: county tax records.