3153 Old Highway 8 Apt 208a · Roseville, MN 55418

$99,900

1 bd · 1.0 ba · 618 sqft · Condo · 157 Days on market

Built 1967 Good condition

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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 +12.2/30.0
• 1% rule +8.2/10.0
• ARV discount +7.5/15.0
• Schools +5.4/10.0
• Livability +4.0/5.0
• Rent growth +3.8/5.0
• Condition / age +3.8/5.0
• DSCR +3.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Well-maintained one-bedroom condo located in Roseville. Not in Minneapolis. The website defaults that way. It is on the second floor, accessible via stairs and an elevator. One parking spot is in the underground garage. It is in the center of the Twin Cities area. Close to both Minneapolis and St Paul. It is very convenient to go anywhere. 15-minute drive to U of M. 12-minute drive to downtown Minneapolis. 23 minutes' drive to the airport. The association fee includes utility and gas. $427/month. I am an agent myself. Realtors don't bother, please, unless you bring a buyer.

Key facts

• Second floor
• Underground garage
• One bedroom condo

Tags

• ONE BEDROOM CONDO
• SECOND FLOOR
• ACCESSIBLE VIA STAIRS
• ACCESSIBLE VIA ELEVATOR
• UNDERGROUND GARAGE
• CENTER OF TWIN CITIES

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $100k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-20 ($-239/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $88k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.1% vs local median 3.1% in Roseville — 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 80/100 on livability (#69 in MN, #1,685 nationally) — a professional / high-income tenant draw. Strengths: commute A+, employment A+, housing A+; Watch: crime F.
• Mounds View Public School District (suburban): math 58% / reading 64% proficiency, ranked #30 of 301 in MN (top 10%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising fast (+5.2%/yr); 162 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals leasing fast (median 5d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 1,202 units permitted in Ramsey County in 2024 (880 in 5+ unit buildings).
• This rent is only 16% of the median local income ($99k/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 $691 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Ramsey County population projected at +27% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 157 days — a 12% lower offer ($88k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 28% of rent.

Recommended offer $87,912 (12.0% 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 157 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Built in 1967 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. 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?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
10. 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?
11. 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.
12. 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.
13. 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: 1.32% ✓
• Cap rate: 6.05%
• Cash-on-cash: -0.85%
• DSCR: 0.96
• GRM: 6.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 5.19% rent growth · sell at horizon

5-year hold

• IRR: -13.7%
• Equity multiple: 0.49×
• Total profit: $-14,234
• Equity at exit: $14,895

10-year hold

• IRR: -0.1%
• Equity multiple: 0.99×
• Total profit: $-264
• Equity at exit: $8,638

Cash invested: $27,972 (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 55418

• Rents YoY: 5.2%
• Active inventory: 162
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $1,320 high
• Mortgage (P&I): −$524
• Tax est. 1.5%: −$125 /mo · $1,498/yr
• Insurance: −$42
• HOA est. from 2 same-building comps: −$372
• Vacancy / Maint / Mgmt: −$277
• Net cashflow: $-20

Break-even live

Break-even rent $1,345

Max offer price $97,024

Occupancy floor 97%

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3050 Old Highway 8 Saint Paul, MN	1.0–2.0	1.0	642	$925	$1.44	24d	7	0.55mi
3713 Foss Rd Minneapolis, MN	1.0	1.0	750	$980	$1.31	5d	1	0.75mi
3200 Diamond Eight Ter Minneapolis, MN	1.0–2.0	1.0	787	$1,200	$1.52	3d	23	0.83mi
900 County Road D W Saint Paul, MN	1.0–2.0	1.0–1.5	887	$1,190	$1.34	2d	6	0.87mi
3817 Macalaster Dr NE Minneapolis, MN	1.0–2.0	1.0	749	$1,215	$1.62	5d	5	0.93mi
2600 Kenzie Ter Minneapolis, MN	1.0	1.0	782	$1,588	$2.03	20d	4	1.06mi
2551 38th Ave NE Minneapolis, MN	2.0	1.0–2.0	894	$2,069	$2.31	2d	22	1.06mi
3725 NE Stinson Blvd St Anthony, MN	1.0–2.0	1.0	701	$1,425	$2.03	22d	3	1.19mi
730 5th St SW New Brighton, MN	1.0–2.0	1.0	795	$1,250	$1.57	2d	5	1.21mi
2808 Silver Ln NE Saint Anthony, MN	1.0–2.0	1.0	850	$1,485	$1.75	2d	13	1.22mi
2808 Silver Ln NE Saint Anthony, MN	1.0–2.0	1.0	850	$1,195	$1.41	44d	20	1.22mi
2310 Silver Ln New Brighton, MN	3.0	1.0	707	$1,890	$2.67	2d	17	1.25mi
2447 County Road B W Saint Paul, MN	2.0	1.0	667	$1,212	$1.82	12d	3	1.36mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Likely covers: gas
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 15 events

1. 2026-06-18
   days on market $99,900 Active 157 DOM
2. 2026-06-17
   days on market $99,900 Active 156 DOM
3. 2026-06-16
   days on market $99,900 Active 155 DOM
4. 2026-06-15
   days on market $99,900 Active 154 DOM
5. 2026-06-13
   days on market $99,900 Active 152 DOM
6. 2026-06-13
   days on market $99,900 Active 151 DOM
7. 2026-06-09
   days on market $99,900 Active 148 DOM
8. 2026-06-08
   days on market $99,900 Active 147 DOM
9. 2026-06-07
   days on market $99,900 Active 146 DOM
10. 2026-06-04
    days on market $99,900 Active 143 DOM
11. 2026-06-03
    days on market $99,900 Active 142 DOM
12. 2026-06-02
    days on market $99,900 Active 141 DOM
13. 2026-06-01
    days on market $99,900 Active 140 DOM
14. 2026-05-31
    days on market $99,900 Active 139 DOM
15. 2026-01-09
    listed $99,900 Active 580-char remark

    Show marketing remark (580 chars)

    Well-maintained one-bedroom condo located in Roseville. Not in Minneapolis. The website defaults that way. It is on the second floor, accessible via stairs and an elevator. One parking spot is in the underground garage. It is in the center of the Twin Cities area. Close to both Minneapolis and St Paul. It is very convenient to go anywhere. 15-minute drive to U of M. 12-minute drive to downtown Minneapolis. 23 minutes' drive to the airport. The association fee includes utility and gas. $427/month. I am an agent myself. Realtors don't bother, please, unless you bring a buyer.

ⓘ 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: $15,836
• − Mortgage interest: −$5,596
• − Property taxes: −$1,498
• − Insurance: −$500
• − Repairs & maintenance: −$1,267
• − Management: −$1,267
• − HOA: −$4,464
• − Depreciation: −$2,906
• Taxable loss: −$1,662
• Est. tax savings @ 24.0%: +$399
• After-tax cash flow: $160/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 · 11 photos

Good 75/100 Cosmetic rehab

A well-maintained one-bedroom condo with good condition and minimal repairs needed. Potential buyers or renters can appreciate the fresh paint and minor updates to enhance the home's value.

Repairs flagged

• Minor Kitchen cabinets — Light wear and tear.
• Minor Bathroom vanity — Light wear and tear.
• Minor Living room carpet — Signs of wear and tear.
• Minor Exterior siding — No visible damage, but snow suggests winter conditions.

Value-add opportunities

• Both Painting and touch-ups — Fresh paint and minor repairs can significantly improve the home's appearance and value.
• Both New carpet — Replacing worn carpet can enhance the living space and increase appeal for potential buyers or renters.
• Both Landscaping — Adding greenery and improving the curb appeal can attract more interest and increase the home's value.
• Both HVAC maintenance — Ensuring the HVAC system is in good condition can improve comfort and reduce energy costs, attracting more potential buyers or renters.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen cabinets · Light wear and tear.	Minor	$500–3,000
Bathroom vanity · Light wear and tear.	Minor	$500–3,000
Living room carpet · Signs of wear and tear.	Minor	$500–3,000
Exterior siding · No visible damage, but snow suggests winter conditions.	Minor	$500–3,000
Total estimated repair cost · 4 items		$2,000–12,000

Value-add ROI direction

• Both Painting and touch-ups — Fresh paint and minor repairs can significantly improve the home's appearance and value. ↑
• Both New carpet — Replacing worn carpet can enhance the living space and increase appeal for potential buyers or renters. ↑
• Both Landscaping — Adding greenery and improving the curb appeal can attract more interest and increase the home's value. ↑
• Both HVAC maintenance — Ensuring the HVAC system is in good condition can improve comfort and reduce energy costs, attracting more potential buyers or renters. ↑

ⓘ 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: Mounds View Public School District
• NCES district ID: 2722950
• Math proficiency: 58% ▼ -9.00%
• Reading proficiency: 64% ▼ -3.00%
• Median HH income: $72,492
• Composite: 54.04/100
• National rank: #1390
• State rank: #30 of 301 in MN

Livability — Roseville

• Score: 80/100
• State rank: #69
• US rank: #1685

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Roseville, MN
• County: Hennepin County · 1,150,272 people
• City population: 40,819
• Metro: Minneapolis-St. Paul-Bloomington, MN-WI
• Population (ZIP): 31,505
• Household income: $99,397
• Rent vs Own: 33.7% rent · 66.3% own
• Severe rent burden: 1179.0

Population outlook (Ramsey County) Hauer SSP2

• Today (2025): 603,431 people
• By 2030: 636,459 · +5.5%
• By 2040: 700,596 · +16.1%
• By 2050: 765,819 · +26.9%
• By 2075: 929,297 · +54.0%
• By 2100: 1,053,924 · +74.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (74%)
• Race & ethnicity: White 74% Black 9% Hispanic / Latino 8% Two or more races 7% Asian 2%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Portuguese 14% Romanian 6% Lithuanian 3%
• Foreign-born: 11% · Canada, Vietnam, South Korea
• Languages at home: 86% English-only · Spanish 5% Other Indo-European 1% German/W. Germanic 1%

Political lean MEDSL · Ramsey

• 2024 margin: Solid D (+43.3) · D 70.5% · R 27.2% · Other 2.3%
• 2008→2024 swing: +9.4pp toward D · 2008: 33.9pp · 2024: 43.3pp
• All cycles: 2024: D+43.3 2020: D+45.4 2016: D+39.4 2012: D+35.3 2008: D+33.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -278.21%
• Current HPI: 277.9846
• Rent YoY: ▲ 5.19%
• 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

1 event — show timeline

• 2026-01-09 Listed $99,900 Fizber.com