5430 183rd St W · Farmington, MN 55024

$234,900

2 bd · 3.0 ba · 1,490 sqft · Townhouse · 82 Days on market

Built 1994 Good condition $158/sqft · 19% below area Est $291k · 19% under $375/mo HOA · 18% 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).

• ARV discount +15.0/15.0
• Cash flow +7.1/30.0
• Schools +4.4/10.0
• 1% rule +4.0/10.0
• Livability +3.8/5.0
• Condition / age +3.8/5.0
• Rent growth +2.5/5.0
• DSCR +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautifully updated and completely move-in ready, this townhome shines from top to bottom! The spacious open-concept main level is filled with natural light and walks out to an incredible deck—perfect for entertaining or relaxing outdoors. Upstairs you'll find two generously sized bedrooms and a large full bath, while the lower level offers a rare second living space not often found in townhomes—ideal for a family room, office, or workout area. Located near walking paths, tennis courts, restaurants, and shopping for ultimate convenience.

Key facts

• $375 HOA
• 2 garage spots
• Built 1994

What this means for you Summary

Snapshot

• This is a 2-bed/3.0-bath townhouse listed at $235k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-336 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $186k (20.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $210k (10.4% below list).
• Recommended offer: $186k (20.7% below list) — sets the bar for cash-flow.
• Cap rate 4.6% vs local median 3.8% in Farmington — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 75/100 on livability (#203 in MN, #4,269 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, commute F.
• Farmington Public School District (suburban): math 43% / reading 52% proficiency, ranked #104 of 301 in MN (top 35%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 12% free/reduced lunch — higher-income household profile.
• Market conditions: 325 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $7k 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 82 days — a 6% lower offer ($221k) is reasonable based on typical stale-listing flexibility.
• 12 sale attempts since 29y 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.

Recommended offer $186,231 (20.7% 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 82 days. Have you received any prior offers? Is the seller open to a 21% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are B-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?
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 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: 0.90% ✗
• Cap rate: 4.57%
• Cash-on-cash: -6.14%
• DSCR: 0.73
• GRM: 9.3

CMA / ARV

• ARV (median comp): $290,762
• List price: $234,900
• Delta: -19.21%
• Verdict: UNDERPRICED
• Comps: 3 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -26.7%
• Equity multiple: 0.10×
• Total profit: $-59,223
• Equity at exit: $35,024

10-year hold

• IRR: -23.6%
• Equity multiple: -0.19×
• Total profit: $-78,089
• Equity at exit: $20,310

Cash invested: $65,772 (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 55024

• Home prices YoY: -31.2%
• Active inventory: 325
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $2,104 medium
• Mortgage (P&I): −$1,232
• Tax est. 1.5%: −$294 /mo · $3,524/yr
• Insurance: −$98
• HOA: −$375
• Vacancy / Maint / Mgmt: −$442
• Net cashflow: $-336

Break-even live

Break-even rent $2,530

Max offer price $186,231

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: $58,725
• Closing costs: $7,047
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
18388 English Ave Farmington, MN	2.0	2.0	1544	$1,999	$1.29	43d	1	0.07mi
17074 Dysart Pl Unit 17074 Lakeville, MN	3.0	2.5	1750	$2,800	$1.60	10d	1	1.30mi
17040 Dysart Pl Unit 17040 Lakeville, MN	3.0	2.5	1700	$2,700	$1.59	1d	1	1.34mi
19644 Escalade Way #906 Farmington, MN	2.0	2.0	1500	$1,999	$1.33	43d	1	1.42mi

HOA detail

• Monthly dues: $375 · $4,500/yr

Listing history 35 events

1. 2026-05-11
   historical Contingent - Inspection 555-char remark

   Show marketing remark (555 chars)

   Beautifully updated and completely move-in ready, this townhome shines from top to bottom! The spacious open-concept main level is filled with natural light and walks out to an incredible deck—perfect for entertaining or relaxing outdoors. Upstairs you'll find two generously sized bedrooms and a large full bath, while the lower level offers a rare second living space not often found in townhomes—ideal for a family room, office, or workout area. Located near walking paths, tennis courts, restaurants, and shopping for ultimate convenience.

2. 2026-04-17
   price $234,900 555-char remark

   Show marketing remark (555 chars)

   Beautifully updated and completely move-in ready, this townhome shines from top to bottom! The spacious open-concept main level is filled with natural light and walks out to an incredible deck—perfect for entertaining or relaxing outdoors. Upstairs you'll find two generously sized bedrooms and a large full bath, while the lower level offers a rare second living space not often found in townhomes—ideal for a family room, office, or workout area. Located near walking paths, tennis courts, restaurants, and shopping for ultimate convenience.

3. 2026-03-25
   price $239,900 555-char remark

   Show marketing remark (555 chars)

   Beautifully updated and completely move-in ready, this townhome shines from top to bottom! The spacious open-concept main level is filled with natural light and walks out to an incredible deck—perfect for entertaining or relaxing outdoors. Upstairs you'll find two generously sized bedrooms and a large full bath, while the lower level offers a rare second living space not often found in townhomes—ideal for a family room, office, or workout area. Located near walking paths, tennis courts, restaurants, and shopping for ultimate convenience.

4. 2026-03-06
   listed $245,000 Active 555-char remark

   Show marketing remark (555 chars)

   Beautifully updated and completely move-in ready, this townhome shines from top to bottom! The spacious open-concept main level is filled with natural light and walks out to an incredible deck—perfect for entertaining or relaxing outdoors. Upstairs you'll find two generously sized bedrooms and a large full bath, while the lower level offers a rare second living space not often found in townhomes—ideal for a family room, office, or workout area. Located near walking paths, tennis courts, restaurants, and shopping for ultimate convenience.

5. 2026-03-04
   historical $245,000 555-char remark

   Show marketing remark (555 chars)

   Beautifully updated and completely move-in ready, this townhome shines from top to bottom! The spacious open-concept main level is filled with natural light and walks out to an incredible deck—perfect for entertaining or relaxing outdoors. Upstairs you'll find two generously sized bedrooms and a large full bath, while the lower level offers a rare second living space not often found in townhomes—ideal for a family room, office, or workout area. Located near walking paths, tennis courts, restaurants, and shopping for ultimate convenience.

6. 2022-07-15
   soldstatus $220,000 Sold 549-char remark

   Show marketing remark (549 chars)

   This beautiful townhome has been thoroughly updated and is move in ready. The spacious open living area offers plenty of natural light and walks out to an amazing deck that is perfect for entertaining. Upstairs features 2 large bedrooms and generous bath and lower level features a second living space that is hard to find in town homes! New kitchen appliances, counters, carpet and fresh paint throughout. Great location near walking paths, tennis courts, restaurants and shopping! See list in supplements for all of the updates - too many to list!

7. 2022-06-27
   status Pending 549-char remark

   Show marketing remark (549 chars)

   This beautiful townhome has been thoroughly updated and is move in ready. The spacious open living area offers plenty of natural light and walks out to an amazing deck that is perfect for entertaining. Upstairs features 2 large bedrooms and generous bath and lower level features a second living space that is hard to find in town homes! New kitchen appliances, counters, carpet and fresh paint throughout. Great location near walking paths, tennis courts, restaurants and shopping! See list in supplements for all of the updates - too many to list!

8. 2022-06-16
   historical Contingent - Subject to Statutory Rescission 549-char remark

   Show marketing remark (549 chars)

   This beautiful townhome has been thoroughly updated and is move in ready. The spacious open living area offers plenty of natural light and walks out to an amazing deck that is perfect for entertaining. Upstairs features 2 large bedrooms and generous bath and lower level features a second living space that is hard to find in town homes! New kitchen appliances, counters, carpet and fresh paint throughout. Great location near walking paths, tennis courts, restaurants and shopping! See list in supplements for all of the updates - too many to list!

9. 2022-06-10
   listed $229,900 Active 549-char remark

   Show marketing remark (549 chars)

   This beautiful townhome has been thoroughly updated and is move in ready. The spacious open living area offers plenty of natural light and walks out to an amazing deck that is perfect for entertaining. Upstairs features 2 large bedrooms and generous bath and lower level features a second living space that is hard to find in town homes! New kitchen appliances, counters, carpet and fresh paint throughout. Great location near walking paths, tennis courts, restaurants and shopping! See list in supplements for all of the updates - too many to list!

10. 2015-05-11
    soldstatus $124,000 Sold
11. 2015-04-08
    status Pending
12. 2015-03-27
    historical Contingent - Inspection
13. 2015-03-23
    status Active
14. 2015-03-13
    historical
15. 2015-03-04
    listed $129,900 Active
16. 2010-07-22
    historical
17. 2010-06-07
    listed $115,900
18. 2009-10-16
    soldstatus $79,000
19. 2009-09-22
    historical
20. 2009-09-13
    listed $75,000
21. 2009-04-09
    historical
22. 2009-01-23
    listed $110,000
23. 2008-11-23
    historical
24. 2008-05-23
    listed $110,000
25. 2005-05-02
    historical
26. 2005-04-12
    listed $159,900
27. 2003-04-30
    soldstatus $150,100
28. 2003-03-05
    historical
29. 2002-10-11
    listed $144,900
30. 1998-11-25
    soldstatus $88,000
31. 1998-10-09
    historical
32. 1998-10-07
    listed $89,500
33. 1997-06-02
    soldstatus $81,000
34. 1997-04-28
    historical
35. 1997-03-28
    listed $84,900

ⓘ 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 4/10 Moderate FEMA zone X (unshaded) · 22% 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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,246
• − Mortgage interest: −$13,158
• − Property taxes: −$3,524
• − Insurance: −$1,174
• − Repairs & maintenance: −$2,020
• − Management: −$2,020
• − HOA: −$4,500
• − Depreciation: −$6,833
• Taxable loss: −$7,983
• Est. tax savings @ 24.0%: +$1,916
• After-tax cash flow: $-2,120/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.

Condition & rehab AI · 12 photos

Good 75/100 Cosmetic rehab

This move-in ready townhouse is in good condition with modern updates and a spacious layout. It offers a great location and potential for further value enhancement.

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and value
• Both Replace carpet with hardwood — Improves aesthetics and increases value
• Both Install smart home devices — Enhances convenience and marketability

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior — Enhances curb appeal and value ↑
• Both Replace carpet with hardwood — Improves aesthetics and increases value ↑
• Both Install smart home devices — Enhances convenience and marketability ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Farmington Public School District
• NCES district ID: 2711820
• Math proficiency: 43% ▼ -12.00%
• Reading proficiency: 52% ▼ -7.00%
• Median HH income: $83,959
• Composite: 43.93/100
• National rank: #2905
• State rank: #104 of 301 in MN

Livability — Farmington

• Score: 75/100
• State rank: #203
• US rank: #4269

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Farmington, MN
• County: Dakota County · 417,704 people
• City population: 37,287
• Metro: Minneapolis-St. Paul-Bloomington, MN-WI
• Population (ZIP): 37,287
• Household income: $127,280
• Rent vs Own: 11.3% rent · 88.7% own
• Severe rent burden: 288.0

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 (84%)
• Race & ethnicity: White 84% Hispanic / Latino 6% Two or more races 4% Black 4% Asian 3%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Portuguese 14% Scottish 3% Romanian 3%
• Foreign-born: 5% · Canada, Vietnam
• Languages at home: 93% English-only · Spanish 3% Other Asian/Pacific 1% Russian/Polish/Slavic 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: ▼ -102.47%
• Current HPI: 225.6882
• Rent YoY: —
• 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

+176.7% since first listed

35 events — show timeline

• 2026-05-11 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2026-04-17 Price Changed $234,900 NORTHSTARMLS as Distributed by MLS Grid
• 2026-03-25 Price Changed $239,900 NORTHSTARMLS as Distributed by MLS Grid
• 2026-03-06 Listed $245,000 NORTHSTARMLS as Distributed by MLS Grid
• 2026-03-04 Coming Soon $245,000 NORTHSTARMLS as Distributed by MLS Grid
• 2022-07-15 Sold (MLS) $220,000 NORTHSTARMLS as Distributed by MLS Grid
• 2022-06-27 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2022-06-16 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2022-06-10 Listed $229,900 NORTHSTARMLS as Distributed by MLS Grid
• 2015-05-11 Sold (MLS) $124,000 NORTHSTARMLS as Distributed by MLS Grid
• 2015-04-08 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2015-03-27 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2015-03-23 Relisted — NORTHSTARMLS as Distributed by MLS Grid
• 2015-03-13 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2015-03-04 Listed $129,900 NORTHSTARMLS as Distributed by MLS Grid
• 2010-07-22 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2010-06-07 Listed $115,900 NORTHSTARMLS as Distributed by MLS Grid
• 2009-10-16 Sold (MLS) $79,000 NORTHSTARMLS as Distributed by MLS Grid
• 2009-09-22 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2009-09-13 Listed $75,000 NORTHSTARMLS as Distributed by MLS Grid
• 2009-04-09 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2009-01-23 Listed $110,000 NORTHSTARMLS as Distributed by MLS Grid
• 2008-11-23 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2008-05-23 Listed $110,000 NORTHSTARMLS as Distributed by MLS Grid
• 2005-05-02 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2005-04-12 Listed $159,900 NORTHSTARMLS as Distributed by MLS Grid
• 2003-04-30 Sold (MLS) $150,100 NORTHSTARMLS as Distributed by MLS Grid
• 2003-03-05 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2002-10-11 Listed $144,900 NORTHSTARMLS as Distributed by MLS Grid
• 1998-11-25 Sold (MLS) $88,000 NORTHSTARMLS as Distributed by MLS Grid
• 1998-10-09 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 1998-10-07 Listed $89,500 NORTHSTARMLS as Distributed by MLS Grid
• 1997-06-02 Sold (MLS) $81,000 NORTHSTARMLS as Distributed by MLS Grid
• 1997-04-28 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 1997-03-28 Listed $84,900 NORTHSTARMLS as Distributed by MLS Grid