4185 Hilltop Pt · Eagan, MN 55123

$89,990

1 bd · 1.0 ba · 1,100 sqft · Other · 69 Days on market

Built 1986 $454/mo HOA · 30% 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).

• Cash flow +21.2/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +6.7/10.0
• Schools +4.9/10.0
• Livability +4.3/5.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

YOUR HM IS NEW FROM THE SIDING & ROOF THROUGHOUT THE INTERIOR WITH NEW FLOORING, PAINT, WASHER & MOST LIGHT FIXTURES. HUGE GREAT RM, WALK IN CLOSET, LRG KITCHEN & DINING. WONDERFUL BRICK FRPLC & TERRIFIC PATIO AREA. COME ON OVER, YOU'LL BE GLAD YOU DID!

Key facts

• Private deck
• Scenic pond
• Private garage

Tags

• SCENIC POND
• WOODED AREA
• PRIVATE DECK
• PRIVATE GARAGE

Property features AI

Finance

• HOA & community: HOA managed by Cmmon Properties Management; Monthly association fee of $454; HOA covers hazard insurance, lawn care, grounds maintenance, sewer, snow removal, and water

Exterior

• Parking: Attached garage with garage door opener (1-car)
• Utilities: City water connected; City sewer connected; Natural gas
• Home design: Residential attached property; One story; Entry level: Main; Built with pitched asphalt roof (age 8 years or less)
• Construction: Foundation area approximately 1,100; Asphalt pitched roof (<= 8 years); Stone and vinyl exterior
• Exterior features: Stone and vinyl exterior; Patio; No pool; No fencing; Public transit within ~6 blocks; Heavy tree coverage; Cul-de-sac frontage; Paved streets; Private road

Interior

• Kitchen: Dishwasher; Range; Refrigerator; Exhaust fan; Disposal
• Bedrooms: 1 bedroom (Main level)
• Bathrooms: 1 full bath (Main floor)
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: All living facilities on one level; Main floor bedroom; Main floor laundry; Living/Dining room; Natural woodwork; Patio; Living room wood-burning stove fireplace (1)
• Laundry & utility: In-unit washer and dryer

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath other listed at $90k.

Deal economics

• At list price, monthly cash flow is $129 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $90k).
• Recommended offer: $85k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.0% vs local median 3.3% in Eagan — 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 86/100 on livability (#13 in MN, #418 nationally) — a professional / high-income tenant draw. Strengths: commute A+, employment A+, housing A+; Watch: cost of living D+, amenities F.
• 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 (+3.1%/yr); 141 active listings in the ZIP; 2 comparable units currently listed for rent nearby; high-income renter base; 2,134 units permitted in Dakota County in 2024 (898 in 5+ unit buildings).
• This rent is only 13% of the median local income ($139k/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 $622 of loan paydown is wiped out by about $3k 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

• It's been on market 69 days — a 6% lower offer ($85k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 28y ago; this cycle's ask has dropped $10k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 30% of rent.

Recommended offer $84,590 (6.0% below list)

Questions for the listing agent

1. It's been on market 69 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 1.70% ✓
• Cap rate: 8.02%
• Cash-on-cash: 6.16%
• DSCR: 1.27
• GRM: 4.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.08% rent growth · sell at horizon

5-year hold

• IRR: -6.3%
• Equity multiple: 0.77×
• Total profit: $-5,918
• Equity at exit: $13,418

10-year hold

• IRR: 3.8%
• Equity multiple: 1.29×
• Total profit: $7,189
• Equity at exit: $7,781

Cash invested: $25,197 (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 55123

• Rents YoY: 3.1%
• Active inventory: 141
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $1,526 medium
• Mortgage (P&I): −$472
• Tax est. 1.5%: −$112 /mo · $1,350/yr
• Insurance: −$37
• HOA: −$454
• Vacancy / Maint / Mgmt: −$320
• Net cashflow: $129

Break-even live

Break-even rent $1,362

Max offer price $89,990

Occupancy floor 87%

Sensitivity live

Price	-10% $192	-5% $160	+0% $129	+5% $98	+10% $67
Rent	-10% $9	-5% $69	+0% $129	+5% $190	+10% $250
Rate	-1.0pp $175	-0.5pp $152	base $129	+0.5pp $106	+1.0pp $82

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: $22,498
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1272 Deercliff Ln Unit 1 Eagan, MN	2.0	2.0	985	$1,900	$1.93	0d	1	0.89mi
4116 Lexington Ave S Eagan, MN	1.0–2.0	1.0	780	$1,425	$1.83	0d	7	0.91mi

HOA detail

• Monthly dues: $454 · $5,448/yr

Listing history 12 events

1. 2026-05-13
   status Pending
2. 2026-05-06
   historical Contingent - Subject to Statutory Rescission
3. 2026-04-02
   price $89,990
4. 2026-03-05
   listed $99,990 Active
5. 2005-03-31
   soldstatus $135,000 269-char remark

   Show marketing remark (269 chars)

   YOUR HM IS NEW FROM THE SIDING &amp; ROOF THROUGHOUT THE INTERIOR WITH NEW FLOORING, PAINT, WASHER &amp; MOST LIGHT FIXTURES. HUGE GREAT RM, WALK IN CLOSET, LRG KITCHEN &amp; DINING. WONDERFUL BRICK FRPLC &amp; TERRIFIC PATIO AREA. COME ON OVER, YOU'LL BE GLAD YOU DID!

6. 2005-01-03
   listed $135,000 269-char remark

   Show marketing remark (269 chars)

   YOUR HM IS NEW FROM THE SIDING &amp; ROOF THROUGHOUT THE INTERIOR WITH NEW FLOORING, PAINT, WASHER &amp; MOST LIGHT FIXTURES. HUGE GREAT RM, WALK IN CLOSET, LRG KITCHEN &amp; DINING. WONDERFUL BRICK FRPLC &amp; TERRIFIC PATIO AREA. COME ON OVER, YOU'LL BE GLAD YOU DID!

7. 2002-03-29
   soldstatus $105,900
8. 2002-02-15
   historical
9. 2002-02-13
   listed $105,900
10. 1998-06-30
    soldstatus $62,900
11. 1998-06-17
    historical
12. 1998-06-15
    listed $62,900

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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: $18,308
• − Mortgage interest: −$5,041
• − Property taxes: −$1,350
• − Insurance: −$450
• − Repairs & maintenance: −$1,465
• − Management: −$1,465
• − HOA: −$5,448
• − Depreciation: −$2,618
• Taxable income: $472
• Est. tax owed @ 24.0%: −$113
• After-tax cash flow: $1,439/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 — Eagan

• Score: 86/100
• State rank: #13
• US rank: #418

Category grades

Amenities F 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: Eagan, MN
• County: Dakota County · 417,704 people
• City population: 67,960
• Metro: Minneapolis-St. Paul-Bloomington, MN-WI
• Population (ZIP): 26,501
• Household income: $139,215
• Rent vs Own: 22.1% rent · 77.9% own
• Severe rent burden: 376.0

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 (77%)
• Race & ethnicity: White 77% Asian 10% Hispanic / Latino 6% Two or more races 6% Black 3%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Portuguese 12% Italian 5% Romanian 4%
• Foreign-born: 12% · Canada, South Korea, China
• Languages at home: 86% English-only · Spanish 4% Other Asian/Pacific 4% Other Indo-European 2%

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: ▼ -172.93%
• Current HPI: 214.1028
• Rent YoY: ▲ 3.08%
• 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

+43.1% since first listed

12 events — show timeline

• 2026-05-13 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2026-05-06 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2026-04-02 Price Changed $89,990 NORTHSTARMLS as Distributed by MLS Grid
• 2026-03-05 Listed $99,990 NORTHSTARMLS as Distributed by MLS Grid
• 2005-03-31 Sold (MLS) $135,000 NORTHSTARMLS as Distributed by MLS Grid
• 2005-01-03 Listed $135,000 NORTHSTARMLS as Distributed by MLS Grid
• 2002-03-29 Sold (MLS) $105,900 NORTHSTARMLS as Distributed by MLS Grid
• 2002-02-15 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2002-02-13 Listed $105,900 NORTHSTARMLS as Distributed by MLS Grid
• 1998-06-30 Sold (MLS) $62,900 NORTHSTARMLS as Distributed by MLS Grid
• 1998-06-17 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 1998-06-15 Listed $62,900 NORTHSTARMLS as Distributed by MLS Grid