13768 Atwood Ave #2101 · Rosemount, MN 55068

$289,900

3 bd · 3.0 ba · 1,716 sqft · Townhouse public records · 11 Days on market

Built 2006 $508/mo HOA · 19% 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 +8.4/30.0
• ARV discount +7.5/15.0
• Schools +4.9/10.0
• Livability +4.5/5.0
• 1% rule +4.3/10.0
• Rent growth +4.0/5.0
• Condition / age +2.5/5.0
• DSCR +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks

Move in ready END UNIT townhome in Rosemount, remodeled and updated throughout. Step out your front door to an open grassy common area, extra elbow room and a spot to relax with friends and family. Inside, vaulted ceilings and a bright, open layout welcome you, complete with a kitchen center island, updated carpet and cosmetic work, plus updated appliances including the stove, microwave, dishwasher, and clothes washer. Unwind in your own hot tub, and enjoy peace of mind with a roof less than 8 years old. All three bedrooms on the upper level, attached tuck under garage, and an unbeatable location in award winning ISD 196 close to parks, trails, and shopping. Ask about the seller paid rate b

Key facts

• Updated appliances
• Close to parks
• End unit townhome

Tags

• END UNIT TOWNHOME
• OPEN GRASSY COMMON AREA
• UPDATED APPLIANCES
• SPACIOUS LAYOUT
• CLOSE TO PARKS
• CLOSE TO TRAILS

Property features AI

Finance

• Other: Above grade finished area approximately 1,800 (living area 1,800); Total building area about 2,200; Main level finished area about 700
• Financial info: Conventional mortgage types accepted
• HOA & community: HOA managed by First Service Residential; Monthly association fee; Association amenities include shared amenities, professional management, lawn care, maintenance of grounds, snow removal, cable TV, internet, hazard insurance, water, sewer, in-ground sprinkler system, and fire sprinkler system

Exterior

• Parking: Tuckunder garage; Guest parking; 2-car garage (20x20)
• Security: Fire sprinkler system
• Utilities: City water connected; City sewer connected; Natural gas; Electric service with circuit breakers; Xcel Energy power provider
• Home design: Attached residential property; Two levels; Primary entry level: Main
• Construction: Asphalt roof (8 years old or newer); Slab foundation; Foundation dimensions roughly 55x20
• Exterior features: Patio; Patio porch; Stone and vinyl exterior; In-ground sprinkler system; Cable available

Interior

• Kitchen: Kitchen with center island; Dishwasher; Disposal; Microwave; Range; Refrigerator; Stainless steel appliances
• Bedrooms: 3 bedrooms; Bedroom sizes include 12x18, 12x11, 12x10; Loft area (14x11)
• Bathrooms: 2 full bathrooms; 1 half bathroom; Primary bath is full; main floor half bath; upper level full bath
• Heating & cooling: Forced air heating; Central air conditioning; Gas water heater
• Interior features: Vaulted ceilings; Ceiling fan(s); Living/Dining room configuration; Primary bedroom with walk-in closet; Walk-in closet; Humidifier; Water softener (owned); Indoor sprinkler system
• Laundry & utility: Washer and dryer hookups (upper level); Electric dryer hookup; Washer hookup; Laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath townhouse listed at $290k.

Deal economics

• At list price, monthly cash flow is $-259 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $244k (15.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $269k (7.3% below list).
• Recommended offer: $244k (15.8% below list) — sets the bar for cash-flow.
• Cap rate 5.2% vs local median 3.5% in Rosemount — 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 (#5 in MN, #148 nationally) — a professional / high-income tenant draw. Strengths: schools A+, crime A+, commute A+; Watch: amenities D, cost of living D.
• Rosemount-Apple Valley-Eagan (suburban): math 50% / reading 58% proficiency, ranked #58 of 301 in MN (top 19%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 18% free/reduced lunch — higher-income household profile.
• Market conditions: Rents rising fast (+6.0%/yr); 394 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals leasing fast (median 6d on market — plan ~1-2 weeks tenant-placement turnaround); high-income renter base; 2,134 units permitted in Dakota County in 2024 (898 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 $9k of value loss. Plan a longer hold.
• Dakota County population projected at +11% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $235k; 23% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $244,191 (15.8% 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 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: 0.93% ✗
• Cap rate: 5.22%
• Cash-on-cash: -3.83%
• DSCR: 0.83
• GRM: 9.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 6.02% rent growth · sell at horizon

5-year hold

• IRR: -18.6%
• Equity multiple: 0.33×
• Total profit: $-54,771
• Equity at exit: $43,225

10-year hold

• IRR: -5.1%
• Equity multiple: 0.62×
• Total profit: $-31,075
• Equity at exit: $25,065

Cash invested: $81,172 (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 55068

• Home prices YoY: -30.8%
• Rents YoY: 6.0%
• Active inventory: 394
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $2,687 high
• Mortgage (P&I): −$1,520
• Tax from tax record: −$233 /mo · $2,792/yr
• Insurance: −$121
• HOA: −$508
• Vacancy / Maint / Mgmt: −$564
• Net cashflow: $-259

Break-even live

Break-even rent $3,015

Max offer price $244,191

Occupancy floor —

Sensitivity live

Price	-10% $-95	-5% $-177	+0% $-259	+5% $-341	+10% $-423
Rent	-10% $-471	-5% $-365	+0% $-259	+5% $-153	+10% $-46
Rate	-1.0pp $-113	-0.5pp $-185	base $-259	+0.5pp $-334	+1.0pp $-410

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: $72,475
• Closing costs: $8,697
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
13652 Kaylemore Trl Rosemount, MN	3.0	2.5	1665	$2,599	$1.56	25d	1	0.22mi
13721 Kaylemore Trl Unit 13721 Rosemount, MN	4.0	3.0	1800	$2,949	$1.64	25d	1	0.23mi
14211 Akron Ave Rosemount, MN	1.0–3.0	1.0–2.0	1012	$2,635	$2.60	0d	39	0.85mi
14349 Banyan Ln Rosemount, MN	3.0	2.5	1606	$2,399	$1.49	0d	1	0.86mi
14215 Adalyn Ave Rosemount, MN	3.0	1.0–2.0	948	$2,850	$3.00	0d	121	0.89mi
1211 142nd St E Rosemount, MN	3.0	2.5	1770	$1,200	$0.68	5d	1	0.92mi
1003 148th St W Rosemount, MN	1.0–3.0	1.0–2.0	1131	$2,545	$2.25	0d	26	1.13mi
14947 Adare Way Rosemount, MN	3.0	3.0	1800	$2,545	$1.41	25d	1	1.24mi
14990 Adare Way Rosemount, MN	3.0	3.0	1800	$2,650	$1.47	18d	1	1.30mi

HOA detail

• Monthly dues: $508 · $6,096/yr

Listing history 11 events

1. 2026-06-08
   statusdays on market $289,900 Pending 11 DOM
2. 2026-06-07
   days on market $289,900 Contingent - Inspection 10 DOM
3. 2026-06-04
   days on market $289,900 Contingent - Inspection 7 DOM
4. 2026-06-03
   days on market $289,900 Contingent - Inspection 6 DOM
5. 2026-06-02
   days on market $289,900 Contingent - Inspection 5 DOM
6. 2026-06-02
   status $289,900 Contingent - Inspection 4 DOM
7. 2026-06-01
   days on market $289,900 Active 4 DOM
8. 2026-05-31
   days on market $289,900 Active 3 DOM
9. 2026-05-28
   listed $289,900 Active
10. 2022-10-13
    soldstatus $235,000
11. 2022-09-27
    soldstatus $213,000

ⓘ 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: $2,792 · $233/mo
• Projected year-2 tax: $3,019 · $252/mo
• Expected delta: +$227/yr (+$19/mo · 8.1%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (unshaded) · 65% 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 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $32,248
• − Mortgage interest: −$16,239
• − Property taxes: −$2,792
• − Insurance: −$1,450
• − Repairs & maintenance: −$2,580
• − Management: −$2,580
• − HOA: −$6,096
• − Depreciation: −$8,433
• Taxable loss: −$7,922
• Est. tax savings @ 24.0%: +$1,901
• After-tax cash flow: $-1,204/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: Rosemount-Apple Valley-Eagan
• NCES district ID: 2732390
• Math proficiency: 50% ▼ -14.00%
• Reading proficiency: 58% ▼ -7.00%
• Median HH income: $85,559
• Composite: 49.48/100
• National rank: #2000
• State rank: #58 of 301 in MN

Livability — Rosemount

• Score: 89/100
• State rank: #5
• US rank: #148

Category grades

Amenities D Commute A+ Cost of living D 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: Rosemount, MN
• County: Dakota County · 417,704 people
• City population: 33,119
• Metro: Minneapolis-St. Paul-Bloomington, MN-WI
• Population (ZIP): 33,119
• Household income: $127,798
• Rent vs Own: 12.9% rent · 87.1% own
• Severe rent burden: 295.0

Population outlook (Dakota County) Hauer SSP2

• Today (2025): 450,671 people
• By 2030: 465,068 · +3.2%
• By 2040: 486,770 · +8.0%
• By 2050: 498,743 · +10.7%
• By 2075: 533,865 · +18.5%
• By 2100: 550,133 · +22.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (81%)
• Race & ethnicity: White 81% Two or more races 7% Asian 5% Black 4% Hispanic / Latino 4%
• Common ancestry: Portuguese 14% Romanian 7% Lithuanian 3%
• Foreign-born: 7% · Canada, Vietnam, South Korea
• Languages at home: 92% English-only · Spanish 2% Tagalog/Filipino 1% Other Asian/Pacific 1%

Political lean MEDSL · Dakota

• 2024 margin: D (+12.9) · D 55.4% · R 42.5% · Other 2.1%
• 2008→2024 swing: +7.4pp toward D · 2008: 5.5pp · 2024: 12.9pp
• All cycles: 2024: D+12.9 2020: D+13.9 2016: D+4.7 2012: D+2.9 2008: D+5.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -99.45%
• Current HPI: 223.9769
• Rent YoY: ▲ 6.02%
• 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

+36.1% since first listed

3 events — show timeline

• 2026-05-28 Listed $289,900 NORTHSTARMLS as Distributed by MLS Grid
• 2022-10-13 Sold (Public Records) $235,000 Public Records
• 2022-09-27 Sold (Public Records) $213,000 Public Records

Property tax history

+3.8%/yr

Latest (2025): $2,792 · -6.2% YoY. Source: county tax records.