2730 Dale St N Unit D214 · Roseville, MN 55113

$134,900

2 bd · 1.5 ba · 1,024 sqft · Condo public records · 63 Days on market

Built 1969 $438/mo HOA · 25% 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 +16.1/30.0
• 1% rule +8.2/10.0
• ARV discount +7.5/15.0
• DSCR +5.0/10.0
• Livability +4.0/5.0
• Schools +3.9/10.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Updated and bright, this 2 bedroom 2 bath condo with recently updated bathrooms and fresh paint will not disappoint! Newer carpet and recently updated kitchen as well! This is a spacious second-floor unit featuring a large balcony and abundant closet and storage space throughout the home. The recreation building offers excellent amenities, including a heated pool, party room, sauna, fitness center, and more. The complex also features two rentable guest rooms and a workshop. This condo comes with its own dedicated underground heated parking spot in the garage. Enjoy the beautiful courtyard with a large patio and grill area, perfect for entertaining. Located just one block from Central Park.

Key facts

• $438 HOA
• Garage
• Community pool

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath condo listed at $135k.

Deal economics

• At list price, monthly cash flow is $69 ($823/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $135k).
• Recommended offer: $127k (6.0% below list) — sets the bar for market timing.
• Cap rate 6.9% 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.
• Roseville Public School District (suburban): math 37% / reading 53% proficiency, ranked #170 of 301 in MN (top 56%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+2.6%/yr); 160 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals leasing fast (median 3d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $933 of loan paydown is wiped out by about $4k 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 63 days — a 6% lower offer ($127k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 10y ago; this cycle's ask has dropped $15k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $90k; 50% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 25% of rent.

Recommended offer $126,806 (6.0% below list)

Questions for the listing agent

1. It's been on market 63 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1969 — 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 6.90%
• Cash-on-cash: 2.18%
• DSCR: 1.10
• GRM: 6.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.58% rent growth · sell at horizon

5-year hold

• IRR: -13.3%
• Equity multiple: 0.52×
• Total profit: $-17,965
• Equity at exit: $20,114

10-year hold

• IRR: -4.9%
• Equity multiple: 0.68×
• Total profit: $-11,946
• Equity at exit: $11,664

Cash invested: $37,772 (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 55113

• Rents YoY: 2.6%
• Active inventory: 160
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $1,786 high
• Mortgage (P&I): −$707
• Tax from tax record: −$140 /mo · $1,686/yr
• Insurance: −$56
• HOA: −$438
• Vacancy / Maint / Mgmt: −$375
• Net cashflow: $69

Break-even live

Break-even rent $1,699

Max offer price $134,900

Occupancy floor 91%

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: $33,725
• Closing costs: $4,047
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
789 Terrace Dr Saint Paul, MN	3.0	1.5	1460	$2,600	$1.78	2d	1	0.44mi
655 Highway 36 W Saint Paul, MN	1.0	1.0	625	$1,259	$2.01	20d	3	0.81mi
2835 Rice St Saint Paul, MN	2.0	1.0–1.5	725	$1,930	$2.66	3d	14	0.92mi
560 Sandhurst Dr W Roseville, MN	1.0–2.0	1.0–1.5	993	$1,905	$1.92	2d	22	1.00mi
2550 Rice St Saint Paul, MN	2.0–3.0	1.0–2.0	1118	$1,707	$1.53	2d	76	1.02mi
2250 Victoria St N Roseville, MN	1.0–2.0	1.0–2.0	1000	$2,200	$2.20	3d	7	1.02mi
925 MN-36 Roseville, MN	1.0	1.0	700	$1,125	$1.61	24d	1	1.02mi
2800 Rustic Pl Saint Paul, MN	1.0–3.0	1.0–2.0	1088	$1,952	$1.79	2d	17	1.12mi
2345 Woodbridge St Roseville, MN	1.0–3.0	1.0–2.0	1113	$1,875	$1.68	2d	12	1.13mi
679 Eldridge Ave W Saint Paul, MN	3.0	1.0	1133	$2,279	$2.01	12d	1	1.20mi
33 County Road C E Saint Paul, MN	2.0	1.0	960	$1,350	$1.41	44d	1	1.21mi
2192 Lexington Ave N Saint Paul, MN	1.0	1.0	800	$1,152	$1.44	3d	3	1.43mi

HOA detail condo

• Monthly dues: $438 · $5,256/yr
• Likely covers: poolgym
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 20 events

1. 2026-06-10
   status $134,900 Pending 63 DOM
2. 2026-06-09
   days on market $134,900 Contingent - Inspection 63 DOM
3. 2026-06-08
   days on market $134,900 Contingent - Inspection 62 DOM
4. 2026-06-07
   statusdays on market $134,900 Contingent - Inspection 61 DOM
5. 2026-06-04
   days on market $134,900 Active 58 DOM
6. 2026-06-03
   days on market $134,900 Active 57 DOM
7. 2026-06-02
   days on market $134,900 Active 56 DOM
8. 2026-06-01
   days on market $134,900 Active 55 DOM
9. 2026-05-31
   days on market $134,900 Active 54 DOM
10. 2026-05-04
    price $139,900 702-char remark

    Show marketing remark (702 chars)

    Updated and bright, this 2 bedroom 2 bath condo with recently updated bathrooms and fresh paint will not disappoint! Newer carpet and recently updated kitchen as well! This is a spacious second-floor unit featuring a large balcony and abundant closet and storage space throughout the home. The recreation building offers excellent amenities, including a heated pool, party room, sauna, fitness center, and more. The complex also features two rentable guest rooms and a workshop. This condo comes with its own dedicated underground heated parking spot in the garage. Enjoy the beautiful courtyard with a large patio and grill area, perfect for entertaining. Located just one block from Central Park.

11. 2026-04-29
    status Active 702-char remark

    Show marketing remark (702 chars)

    Updated and bright, this 2 bedroom 2 bath condo with recently updated bathrooms and fresh paint will not disappoint! Newer carpet and recently updated kitchen as well! This is a spacious second-floor unit featuring a large balcony and abundant closet and storage space throughout the home. The recreation building offers excellent amenities, including a heated pool, party room, sauna, fitness center, and more. The complex also features two rentable guest rooms and a workshop. This condo comes with its own dedicated underground heated parking spot in the garage. Enjoy the beautiful courtyard with a large patio and grill area, perfect for entertaining. Located just one block from Central Park.

12. 2026-04-26
    historical Contingent - Inspection 702-char remark

    Show marketing remark (702 chars)

    Updated and bright, this 2 bedroom 2 bath condo with recently updated bathrooms and fresh paint will not disappoint! Newer carpet and recently updated kitchen as well! This is a spacious second-floor unit featuring a large balcony and abundant closet and storage space throughout the home. The recreation building offers excellent amenities, including a heated pool, party room, sauna, fitness center, and more. The complex also features two rentable guest rooms and a workshop. This condo comes with its own dedicated underground heated parking spot in the garage. Enjoy the beautiful courtyard with a large patio and grill area, perfect for entertaining. Located just one block from Central Park.

13. 2026-04-07
    listed $149,900 Active 702-char remark

    Show marketing remark (702 chars)

    Updated and bright, this 2 bedroom 2 bath condo with recently updated bathrooms and fresh paint will not disappoint! Newer carpet and recently updated kitchen as well! This is a spacious second-floor unit featuring a large balcony and abundant closet and storage space throughout the home. The recreation building offers excellent amenities, including a heated pool, party room, sauna, fitness center, and more. The complex also features two rentable guest rooms and a workshop. This condo comes with its own dedicated underground heated parking spot in the garage. Enjoy the beautiful courtyard with a large patio and grill area, perfect for entertaining. Located just one block from Central Park.

14. 2016-10-04
    soldstatus $90,000
15. 2016-08-10
    soldstatus $90,000 Sold 332-char remark

    Show marketing remark (332 chars)

    Spacious 2nd floor unit with a North facing balcony. Lots of closet and storage space. Recreation building has a heated pool, party room, sauna, gym and much more. Two rental guest rooms and workshop in the complex. Laundry on each floor. Beautiful courtyard with a large patio and grill for entertaining. One block to Central Park.

16. 2016-07-13
    status Pending 332-char remark

    Show marketing remark (332 chars)

    Spacious 2nd floor unit with a North facing balcony. Lots of closet and storage space. Recreation building has a heated pool, party room, sauna, gym and much more. Two rental guest rooms and workshop in the complex. Laundry on each floor. Beautiful courtyard with a large patio and grill for entertaining. One block to Central Park.

17. 2016-06-30
    historical Contingent - Subject to Statutory Rescission 332-char remark

    Show marketing remark (332 chars)

    Spacious 2nd floor unit with a North facing balcony. Lots of closet and storage space. Recreation building has a heated pool, party room, sauna, gym and much more. Two rental guest rooms and workshop in the complex. Laundry on each floor. Beautiful courtyard with a large patio and grill for entertaining. One block to Central Park.

18. 2016-06-22
    listed $90,000 Active 332-char remark

    Show marketing remark (332 chars)

    Spacious 2nd floor unit with a North facing balcony. Lots of closet and storage space. Recreation building has a heated pool, party room, sauna, gym and much more. Two rental guest rooms and workshop in the complex. Laundry on each floor. Beautiful courtyard with a large patio and grill for entertaining. One block to Central Park.

19. 1996-03-12
    soldstatus $56,000
20. 1993-07-29
    soldstatus $39,900

ⓘ 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: $1,686 · $140/mo
• Projected year-2 tax: $1,686 · $140/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 ≥101°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: $21,428
• − Mortgage interest: −$7,556
• − Property taxes: −$1,686
• − Insurance: −$674
• − Repairs & maintenance: −$1,714
• − Management: −$1,714
• − HOA: −$5,256
• − Depreciation: −$3,924
• Taxable loss: −$1,098
• Est. tax savings @ 24.0%: +$263
• After-tax cash flow: $1,086/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: Roseville Public School District
• NCES district ID: 2732430
• Math proficiency: 37% ▼ -12.00%
• Reading proficiency: 53% ▼ -3.00%
• Median HH income: $57,709
• Composite: 39.32/100
• National rank: #3988
• State rank: #170 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: Ramsey County · 542,837 people
• City population: 40,819
• Metro: Minneapolis-St. Paul-Bloomington, MN-WI
• Population (ZIP): 40,819
• Household income: $86,792
• Rent vs Own: 34.4% rent · 65.6% own
• Severe rent burden: 1516.0

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 (71%)
• Race & ethnicity: White 71% Two or more races 9% Black 8% Asian 8% Hispanic / Latino 6%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Portuguese 12% Romanian 4% Lithuanian 3%
• Foreign-born: 12% · Canada, China, Philippines
• Languages at home: 84% English-only · Spanish 3% Other Asian/Pacific 3% Other Indo-European 2%

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: ▼ -268.68%
• Current HPI: 239.5345
• Rent YoY: ▲ 2.58%
• 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

+250.6% since first listed

11 events — show timeline

• 2026-05-04 Price Changed $139,900 NORTHSTARMLS as Distributed by MLS Grid
• 2026-04-29 Relisted — NORTHSTARMLS as Distributed by MLS Grid
• 2026-04-26 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2026-04-07 Listed $149,900 NORTHSTARMLS as Distributed by MLS Grid
• 2016-10-04 Sold (Public Records) $90,000 Public Records
• 2016-08-10 Sold (MLS) $90,000 NORTHSTARMLS as Distributed by MLS Grid
• 2016-07-13 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2016-06-30 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2016-06-22 Listed $90,000 NORTHSTARMLS as Distributed by MLS Grid
• 1996-03-12 Sold (Public Records) $56,000 Public Records
• 1993-07-29 Sold (Public Records) $39,900 Public Records

Property tax history

+6.6%/yr

Latest (2025): $1,686 · +1.8% YoY. Source: county tax records.