7236 72nd Ln N #204 · Brooklyn Park, MN 55428

$69,900

1 bd · 1.0 ba · 734 sqft · Condo public records · 26 Days on market

Built 1976 $581/mo HOA · 47% 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).

• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• Cash flow +7.4/30.0
• Schools +4.2/10.0
• Livability +4.0/5.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• DSCR +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

GREAT OPPURTUNITY IN STRAWBERRY COMMONS. POPULAR COMPLEX WITH A GREAT CENTRAL LOCATION. CHARMING 1 BEDROOM AND UNIQUE TWO LEVEL CONDO. STAINLESS STEEL APPLIANCES, LAMINA FLOORS, 2 AC UNITS, BEAUTIFULLY APPOINTED PRIMARY BEDROOM WITH FIREPLACE AND MORE. NICLEY UPDATED AND READY TO MOVE IN.

Key facts

• Updated finishes
• Two level unit
• $581 HOA

Tags

• TWO LEVEL UNIT
• OPEN LIVING AND DINING AREA
• PRIVATE BEDROOM RETREAT
• UPDATED FINISHES
• STAINLESS STEEL APPLIANCES
• IN UNIT LAUNDRY HOOKUPS

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $70k.

Deal economics

• At list price, monthly cash flow is $-90 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $54k (22.9% below list).
• Meets the 1% rule at list price ($1k rent vs $70k).
• Recommended offer: $54k (22.9% below list) — sets the bar for cash-flow.
• Cap rate 4.7% vs local median 3.3% in Brooklyn Park — 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 (#50 in MN, #1,308 nationally) — a professional / high-income tenant draw. Strengths: commute A+, employment A+, housing A+; Watch: crime C-, schools D, amenities F.
• 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 (+2.5%/yr); 109 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals leasing fast (median 10d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $483 of loan paydown is wiped out by about $2k 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 26 days — a 2% lower offer ($69k) is reasonable based on typical stale-listing flexibility.
• 13 sale attempts since 34y 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.

Risks & watch-outs

• Watch-outs: HOA is 47% of rent.

Recommended offer $53,914 (22.9% 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. Built in 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
7. 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?
8. 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.
9. 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.
10. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.76% ✓
• Cap rate: 4.74%
• Cash-on-cash: -5.55%
• DSCR: 0.75
• GRM: 4.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.52% rent growth · sell at horizon

5-year hold

• IRR: -26.3%
• Equity multiple: 0.12×
• Total profit: $-17,307
• Equity at exit: $10,422

10-year hold

• IRR: -24.8%
• Equity multiple: -0.19×
• Total profit: $-23,373
• Equity at exit: $6,044

Cash invested: $19,572 (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 55428

• Rents YoY: 2.5%
• Active inventory: 109
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $1,231 high
• Mortgage (P&I): −$367
• Tax from tax record: −$86 /mo · $1,034/yr
• Insurance: −$29
• HOA: −$581
• Vacancy / Maint / Mgmt: −$258
• Net cashflow: $-90

Break-even live

Break-even rent $1,345

Max offer price $53,914

Occupancy floor —

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: $17,475
• Closing costs: $2,097
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7254 72nd Ln N #354 Minneapolis, MN	1.0	1.0	702	$1,250	$1.78	24d	1	0.06mi
7282 72nd Ln N #343 Minneapolis, MN	1.0	1.0	608	$1,255	$2.06	4d	1	0.06mi
7468 72nd Ln N #301 Minneapolis, MN	1.0	1.0	608	$1,350	$2.22	4d	1	0.08mi
5805 73rd Ave N Brooklyn Park, MN	1.0	1.0	685	$1,233	$1.80	4d	2	1.01mi
6200 78th Ave N Minneapolis, MN	1.0	1.0	750	$1,092	$1.46	1d	3	1.08mi
6232 65th Ave N Brooklyn Park, MN	1.0	1.0	750	$1,062	$1.42	43d	3	1.12mi
5625 69th Ave N Minneapolis, MN	1.0–2.0	1.0	750	$1,075	$1.43	24d	11	1.18mi
7870 Zane Ave N Minneapolis, MN	1.0–2.0	1.0	760	$965	$1.27	1d	12	1.21mi
6390 Douglas Dr N Brooklyn Park, MN	1.0–2.0	1.0	850	$1,179	$1.39	12d	3	1.27mi
7449 Imperial Dr N Minneapolis, MN	3.0	1.0	775	$1,172	$1.51	43d	1	1.29mi
7449 Imperial Dr N Minneapolis, MN	1.0	1.0	700	$1,159	$1.66	10d	3	1.30mi
6455 Zane Ave N Minneapolis, MN	1.0–3.0	1.0	952	$1,135	$1.19	4d	12	1.30mi

HOA detail condo

• Monthly dues: $581 · $6,972/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 2 events

1. 2026-06-01
   remarks 699-char remark
2. 2026-06-01
   listed $69,900 Pending 26 DOM

ⓘ 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: $1,034 · $86/mo
• Projected year-2 tax: $1,034 · $86/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 ≥99°F today · 14 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,770
• − Mortgage interest: −$3,915
• − Property taxes: −$1,034
• − Insurance: −$350
• − Repairs & maintenance: −$1,182
• − Management: −$1,182
• − HOA: −$6,972
• − Depreciation: −$2,033
• Taxable loss: −$1,898
• Est. tax savings @ 24.0%: +$455
• After-tax cash flow: $-630/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 — Brooklyn Park

• Score: 81/100
• State rank: #50
• US rank: #1308

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Brooklyn Park, MN
• County: Hennepin County · 1,150,272 people
• City population: 33,660
• Metro: Minneapolis-St. Paul-Bloomington, MN-WI
• Population (ZIP): 32,499
• Household income: $74,860
• Rent vs Own: 43.8% rent · 56.2% own
• Severe rent burden: 1939.0

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: Diverse neighborhood (Simpson 0.65)
• Race & ethnicity: White 49% Black 30% Hispanic / Latino 8% Asian 7% Two or more races 7%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Swiss 8% Portuguese 6% Romanian 2%
• Foreign-born: 20% · Canada
• Languages at home: 80% English-only · Spanish 6% Other Asian/Pacific 5% French/Haitian/Cajun 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: ▼ -276.37%
• Current HPI: 239.4693
• Rent YoY: ▲ 2.52%
• 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

+219.2% since first listed

39 events — show timeline

• 2026-05-31 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2026-04-15 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2026-04-01 Relisted — NORTHSTARMLS as Distributed by MLS Grid
• 2026-03-19 Listed $69,900 NORTHSTARMLS as Distributed by MLS Grid
• 2022-08-01 Sold (MLS) $78,500 NORTHSTARMLS as Distributed by MLS Grid
• 2022-06-20 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2022-06-16 Listed $69,900 NORTHSTARMLS as Distributed by MLS Grid
• 2018-04-13 Sold (Public Records) $46,000 Public Records
• 2018-04-13 Sold (MLS) $46,000 NORTHSTARMLS as Distributed by MLS Grid
• 2018-03-20 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2018-02-22 Relisted — NORTHSTARMLS as Distributed by MLS Grid
• 2018-02-16 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2018-02-10 Listed $54,000 NORTHSTARMLS as Distributed by MLS Grid
• 2014-07-23 Sold (Public Records) $32,000 Public Records
• 2014-06-06 Sold (MLS) $32,000 LSAR
• 2014-06-06 Sold (MLS) $32,000 NORTHSTARMLS as Distributed by MLS Grid
• 2014-05-28 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2014-05-23 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2014-04-23 Listed $35,000 NORTHSTARMLS as Distributed by MLS Grid
• 2014-04-23 Listed $35,000 LSAR
• 2013-11-12 Sold (Public Records) $31,500 Public Records
• 2013-10-15 Sold (MLS) $31,500 NORTHSTARMLS as Distributed by MLS Grid
• 2013-09-29 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2013-09-07 Listed $33,000 NORTHSTARMLS as Distributed by MLS Grid
• 2011-10-27 Sold (MLS) $15,101 NORTHSTARMLS as Distributed by MLS Grid
• 2011-10-24 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2011-09-26 Listed $13,900 NORTHSTARMLS as Distributed by MLS Grid
• 2010-06-01 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2010-04-29 Listed $45,000 NORTHSTARMLS as Distributed by MLS Grid
• 2007-01-12 Sold (Public Records) $70,000 Public Records
• 2007-01-02 Sold (MLS) $70,000 NORTHSTARMLS as Distributed by MLS Grid
• 2006-10-10 Listed $74,900 NORTHSTARMLS as Distributed by MLS Grid
• 2000-04-12 Sold (Public Records) $42,000 Public Records
• 2000-03-24 Sold (MLS) $42,000 NORTHSTARMLS as Distributed by MLS Grid
• 2000-02-08 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2000-01-28 Listed $41,900 NORTHSTARMLS as Distributed by MLS Grid
• 1993-09-07 Sold (Public Records) $19,900 Public Records
• 1992-09-11 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 1992-03-11 Listed $21,900 NORTHSTARMLS as Distributed by MLS Grid

Property tax history

+9.9%/yr

Latest (2025): $1,034 · -9.7% YoY. Source: county tax records.