3395 133rd Ln NW · Andover, MN 55304

$350,000

3 bd · 1.0 ba · 1,188 sqft · SingleFamily public records · 12 Days on market

Built 1987 0.28 ac lot

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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 +9.3/30.0
• ARV discount +7.5/15.0
• Schools +4.7/10.0
• Livability +3.6/5.0
• DSCR +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming 4-level split (nestled in a great location). 3 beds up, 2 baths, privacy fence w/deck in back. Screened in front porch. A must see. Updated appliances, fixtures and paint.

Key facts

• 0.28 acre lot
• 2 garage spots
• Built 1987

Property features AI

Finance

• Financial info: Conventional mortgage type

Exterior

• Parking: Attached garage with automatic door opener; 2-car garage
• Utilities: City water (connected); City sewer (connected); 150 Amp electrical service (Connexus Energy); Natural gas
• Home design: Residential property; Four-or-more-level split layout; Multiple living areas including living room, family room, bonus room, recreation room and foyer
• Construction: Block and frame construction; Block foundation; Asphalt, pitched roof (over 8 years old)
• Exterior features: Covered, enclosed and screened porch options; Front porch; Deck; In-ground sprinkler; Full privacy fencing; Light tree coverage

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Range; Refrigerator; Kitchen window
• Bedrooms: 3 bedrooms (all on one level); Bedroom 1 (upper) 13x9; Bedroom 2 (upper) 11x9; Bedroom 3 (upper) 9x9
• Bathrooms: 1 full bathroom (upper level); 1 three-quarter bathroom (basement) — walk-through layout
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Ceiling fan(s); Skylight; Water softener (owned); Informal dining room; Kitchen window; Washer/dryer hookup
• Laundry & utility: Laundry room on lower level; Washer; Dryer; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $350k.

Deal economics

• At list price, monthly cash flow is $-255 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $305k (12.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $259k (25.9% below list).
• Recommended offer: $259k (25.9% below list) — sets the bar for 1% rule.
• Cap rate 5.4% vs local median 3.6% in Andover — 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 72/100 on livability (#291 in MN) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, crime A; Watch: amenities F, commute F, cost of living D-.
• Anoka-Hennepin Public School District (suburban): math 49% / reading 55% proficiency, ranked #71 of 301 in MN (top 24%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Crooked Lake Elementary (math 64% / reading 52%, grade C+, #258 of 857 statewide, top 30%, 454 students, 34% FRL); Anoka Middle School For The Arts (math 39% / reading 44%, grade F, #138 of 258 statewide, top 55%, 1,678 students, 44% FRL); Anoka High School (math 26% / reading 63%, grade F, #189 of 471 statewide, top 44%, 2,322 students, 36% FRL).
• Market conditions: 395 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 1d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $10k 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

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 25y 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 $216k; list at $350k implies a 62% gain — meaningful room to come down on a strong offer.

Recommended offer $259,492 (25.9% 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. 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. 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?
5. 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.
6. 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.
7. 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: 0.74% ✗
• Cap rate: 5.42%
• Cash-on-cash: -3.12%
• DSCR: 0.86
• GRM: 11.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -21.5%
• Equity multiple: 0.26×
• Total profit: $-72,963
• Equity at exit: $52,186

10-year hold

• IRR: -15.2%
• Equity multiple: 0.14×
• Total profit: $-84,542
• Equity at exit: $30,262

Cash invested: $98,000 (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 55304

• Active inventory: 395
• Price-to-rent: 11.2×

Monthly cashflow live

• Estimated rent: $2,595 medium
• Mortgage (P&I): −$1,835
• Tax from tax record: −$323 /mo · $3,880/yr
• Insurance: −$146
• HOA: −$0
• Vacancy / Maint / Mgmt: −$545
• Net cashflow: $-255

Break-even live

Break-even rent $2,917

Max offer price $305,021

Occupancy floor —

Sensitivity live

Price	-10% $-56	-5% $-156	+0% $-255	+5% $-354	+10% $-453
Rent	-10% $-460	-5% $-357	+0% $-255	+5% $-152	+10% $-50
Rate	-1.0pp $-78	-0.5pp $-166	base $-255	+0.5pp $-345	+1.0pp $-438

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: $87,500
• Closing costs: $10,500
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
13752 Round Lake Blvd NW Unit 1 Andover, MN	3.0	1.0	1146	$2,525	$2.20	19d	1	0.63mi
3130 Northdale Blvd NW Minneapolis, MN	2.0	1.0–2.0	958	$2,619	$2.73	0d	18	1.38mi
3120 Northdale Blvd NW Minneapolis, MN	3.0	1.0–2.0	1009	$2,755	$2.73	1d	12	1.45mi

Listing history 19 events

1. 2026-06-03
   status $350,000 Pending 12 DOM
2. 2026-06-02
   days on market $350,000 Contingent - Inspection 12 DOM
3. 2026-06-01
   days on market $350,000 Contingent - Inspection 11 DOM
4. 2026-05-31
   days on market $350,000 Contingent - Inspection 10 DOM
5. 2026-05-22
   listed $350,000 Active
6. 2026-05-20
   historical $350,000
7. 2013-10-03
   soldstatus $216,000
8. 2013-09-30
   historical 180-char remark

   Show marketing remark (180 chars)

   Charming 4-level split (nestled in a great location). 3 beds up, 2 baths, privacy fence w/deck in back. Screened in front porch. A must see. Updated appliances, fixtures and paint.

9. 2013-09-30
   soldstatus $216,000 Sold 180-char remark

   Show marketing remark (180 chars)

   Charming 4-level split (nestled in a great location). 3 beds up, 2 baths, privacy fence w/deck in back. Screened in front porch. A must see. Updated appliances, fixtures and paint.

10. 2013-08-26
    historical 180-char remark

    Show marketing remark (180 chars)

    Charming 4-level split (nestled in a great location). 3 beds up, 2 baths, privacy fence w/deck in back. Screened in front porch. A must see. Updated appliances, fixtures and paint.

11. 2013-07-09
    listed $220,900 180-char remark

    Show marketing remark (180 chars)

    Charming 4-level split (nestled in a great location). 3 beds up, 2 baths, privacy fence w/deck in back. Screened in front porch. A must see. Updated appliances, fixtures and paint.

12. 2005-03-17
    soldstatus $225,000
13. 2005-03-08
    historical 244-char remark

    Show marketing remark (244 chars)

    BEAUTIFUL HOME IN EXCELLENT AREA. EXTREMELY WELL MAINTAINED IN AND OUT, SCREENED PORCH, OPEN FLOOR PLAN-BEAUTIFUL KITCHEN & DINING WITH PERGO FLRS & CUSTOM OAK CAB-3BR SAME LEVEL-PRIVACY FENCED-SPRINKLERS-ALL LEVELS FINISHED-AGENT/OWNER

14. 2005-02-24
    soldstatus $225,000 244-char remark

    Show marketing remark (244 chars)

    BEAUTIFUL HOME IN EXCELLENT AREA. EXTREMELY WELL MAINTAINED IN AND OUT, SCREENED PORCH, OPEN FLOOR PLAN-BEAUTIFUL KITCHEN & DINING WITH PERGO FLRS & CUSTOM OAK CAB-3BR SAME LEVEL-PRIVACY FENCED-SPRINKLERS-ALL LEVELS FINISHED-AGENT/OWNER

15. 2004-12-03
    listed $229,900 244-char remark

    Show marketing remark (244 chars)

    BEAUTIFUL HOME IN EXCELLENT AREA. EXTREMELY WELL MAINTAINED IN AND OUT, SCREENED PORCH, OPEN FLOOR PLAN-BEAUTIFUL KITCHEN & DINING WITH PERGO FLRS & CUSTOM OAK CAB-3BR SAME LEVEL-PRIVACY FENCED-SPRINKLERS-ALL LEVELS FINISHED-AGENT/OWNER

16. 2001-11-14
    soldstatus $187,500
17. 2001-07-27
    soldstatus $187,500
18. 2001-05-25
    historical
19. 2001-04-24
    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: $3,880 · $323/mo
• Projected year-2 tax: $3,900 · $325/mo
• Expected delta: +$20/yr (+$2/mo · 0.5%)

ⓘ 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 ≥99°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: $31,139
• − Mortgage interest: −$19,605
• − Property taxes: −$3,880
• − Insurance: −$1,750
• − Repairs & maintenance: −$2,491
• − Management: −$2,491
• − Depreciation: −$10,182
• Taxable loss: −$9,260
• Est. tax savings @ 24.0%: +$2,223
• After-tax cash flow: $-833/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: Anoka-Hennepin Public School District
• NCES district ID: 2703180
• Math proficiency: 49% ▼ -14.00%
• Reading proficiency: 55% ▼ -10.00%
• Median HH income: $73,837
• Composite: 46.7/100
• National rank: #2400
• State rank: #71 of 301 in MN

Livability — Andover

• Score: 72/100
• State rank: #291
• US rank: #6311

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Andover, MN
• Population (ZIP): 49,452

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 (88%)
• Race & ethnicity: White 88% Two or more races 4% Asian 3% Black 3% Hispanic / Latino 2%
• Common ancestry: Portuguese 14% Romanian 6% Lithuanian 3%
• Foreign-born: 5% · Canada
• Languages at home: 94% English-only · Other Asian/Pacific 2% Spanish 1% Russian/Polish/Slavic 1%

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: ▼ -267.68%
• Current HPI: 242.7122
• Rent YoY: —
• Metro: —
• 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

+87.3% since first listed

15 events — show timeline

• 2026-05-22 Listed $350,000 NORTHSTARMLS as Distributed by MLS Grid
• 2026-05-20 Coming Soon $350,000 NORTHSTARMLS as Distributed by MLS Grid
• 2013-10-03 Sold (Public Records) $216,000 Public Records
• 2013-09-30 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2013-09-30 Sold (MLS) $216,000 NORTHSTARMLS as Distributed by MLS Grid
• 2013-08-26 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2013-07-09 Listed $220,900 NORTHSTARMLS as Distributed by MLS Grid
• 2005-03-17 Sold (Public Records) $225,000 Public Records
• 2005-03-08 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2005-02-24 Sold (MLS) $225,000 NORTHSTARMLS as Distributed by MLS Grid
• 2004-12-03 Listed $229,900 NORTHSTARMLS as Distributed by MLS Grid
• 2001-11-14 Sold (Public Records) $187,500 Public Records
• 2001-07-27 Sold (MLS) $187,500 NORTHSTARMLS as Distributed by MLS Grid
• 2001-05-25 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2001-04-24 Listed $186,900 NORTHSTARMLS as Distributed by MLS Grid

Property tax history

+5.1%/yr

Latest (2026): $3,880 · -1.9% YoY. Source: county tax records.