2710 Dale St N Unit B307 · Roseville, MN 55113

$154,924

2 bd · 2.0 ba · 1,240 sqft · Condo public records · 172 Days on market

Built 1969 $125/sqft · 12% below area Est $176k · 12% under $550/mo HOA · 30% 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 +12.8/15.0
• Cash flow +7.8/30.0
• 1% rule +6.7/10.0
• Livability +4.0/5.0
• Schools +3.9/10.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• DSCR +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to carefree living in the heart of Roseville! This spacious 2-bedroom, 2-bath home offers a fantastic layout with great flow and comfortable living spaces throughout. The primary bedroom features a 3/4 private bath and a generous walk-in closet, while the second bedroom is conveniently located near the informal dining area—perfect for guests, a home office, or flexible living. The galley-style kitchen offers attractive countertops and cabinetry along with a charming stand-up table ideal for morning coffee or casual meals. The large living room features a gas fireplace and plenty of room for larger furniture, creating a warm and inviting space to relax or entertain. Step out onto the balcony patio, which overlooks the beautifully maintained interior courtyard and community amenities. The view showcases an impressive list of shared amenities including a heated indoor swimming pool, tennis courts, community and party rooms, game areas, gas grills, patio spaces, and meticulously cared-for gardens. Additional common spaces include a unique home-ec / craft area, perfect for sewing, knitting, and group activities. This property is centrally located with quick access to Highway 36 and I-694, making it easy to get anywhere in the metro. Rosedale Center is just minutes away, along with an abundance of restaurants, shopping, walking trails, nearby lakes, and the Roseville Ice Arena. Comfort, convenience, and community—this home truly has it all. Don’t miss your opportunity to enjoy low-maintenance living in one of Roseville’s most convenient locations!

Key facts

• $550 HOA
• Garage
• Built 1969

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $155k.

Deal economics

• At list price, monthly cash flow is $-171 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $125k (19.5% below list).
• Meets the 1% rule at list price ($2k rent vs $155k).
• Recommended offer: $125k (19.5% below list) — sets the bar for cash-flow.
• Cap rate 5.0% vs local median 3.2% 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.
• Zoned schools: Parkview Center School (math 52% / reading 69%, grade B-, #203 of 857 statewide, top 24%, 717 students, 33% FRL); Roseville Area Middle (math 24% / reading 48%, grade F, #170 of 258 statewide, top 66%, 828 students, 58% FRL); Roseville Area Senior High (math 42% / reading 69%, grade C, #80 of 471 statewide, top 17%, 2,327 students, 48% FRL).
• Market conditions: Rents rising (+2.6%/yr); 162 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals leasing fast (median 4d 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 $1k of loan paydown is wiped out by about $5k 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 172 days — a 12% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $15k (9%) 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 $124,694 (19.5% 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 172 days. Have you received any prior offers? Is the seller open to a 20% concession, seller financing, or rate buy-down credit?
3. Built in 1969 — 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: 1.17% ✓
• Cap rate: 4.97%
• Cash-on-cash: -4.73%
• DSCR: 0.79
• GRM: 7.1

CMA / ARV

• ARV (median comp): $175,663
• List price: $154,924
• Delta: -11.81%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -24.7%
• Equity multiple: 0.16×
• Total profit: $-36,412
• Equity at exit: $23,100

10-year hold

• IRR: -21.5%
• Equity multiple: -0.09×
• Total profit: $-47,406
• Equity at exit: $13,395

Cash invested: $43,379 (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: 162
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,808 high
• Mortgage (P&I): −$812
• Tax from tax record: −$173 /mo · $2,074/yr
• Insurance: −$65
• HOA: −$550
• Vacancy / Maint / Mgmt: −$380
• Net cashflow: $-171

Break-even live

Break-even rent $2,025

Max offer price $124,694

Occupancy floor —

Sensitivity live

Price	-10% $-83	-5% $-127	+0% $-171	+5% $-215	+10% $-259
Rent	-10% $-314	-5% $-243	+0% $-171	+5% $-100	+10% $-28
Rate	-1.0pp $-93	-0.5pp $-132	base $-171	+0.5pp $-211	+1.0pp $-252

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: $38,731
• Closing costs: $4,648
• Reserves months: —
• Total cash needed: —

Rent comps 13 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	0d	1	0.49mi
655 Highway 36 W Saint Paul, MN	1.0	1.0	575	$1,259	$2.19	1d	2	0.75mi
2835 Rice St Saint Paul, MN	2.0	1.0–1.5	725	$1,930	$2.66	5d	14	0.90mi
560 Sandhurst Dr W Roseville, MN	1.0–2.0	1.0–1.5	993	$1,885	$1.90	0d	22	0.92mi
2550 Rice St Saint Paul, MN	2.0	1.0	985	$1,707	$1.73	1d	72	0.95mi
2250 Victoria St N Roseville, MN	1.0–2.0	1.0–2.0	1000	$2,200	$2.20	5d	7	0.98mi
925 MN-36 Roseville, MN	1.0	1.0	700	$1,125	$1.61	26d	1	1.01mi
2345 Woodbridge St Roseville, MN	1.0–3.0	1.0–2.0	1113	$1,875	$1.68	4d	12	1.05mi
2800 Rustic Pl Saint Paul, MN	1.0–3.0	1.0–2.0	1088	$1,968	$1.81	0d	17	1.08mi
679 Eldridge Ave W Saint Paul, MN	3.0	1.0	1133	$2,279	$2.01	14d	1	1.14mi
33 County Road C E Saint Paul, MN	2.0	1.0	960	$1,350	$1.41	45d	1	1.16mi
2192 Lexington Ave N Saint Paul, MN	1.0	1.0	800	$1,152	$1.44	5d	3	1.42mi
165 County Road B2 E Saint Paul, MN	2.0	1.0	723	$1,695	$2.34	1d	11	1.48mi

HOA detail condo

• Monthly dues: $550 · $6,600/yr
• Likely covers: gaspool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 18 events

1. 2026-06-21
   days on market $154,924 Active 172 DOM
2. 2026-06-18
   days on market $154,924 Active 169 DOM
3. 2026-06-17
   days on market $154,924 Active 168 DOM
4. 2026-06-16
   days on market $154,924 Active 167 DOM
5. 2026-06-15
   days on market $154,924 Active 166 DOM
6. 2026-06-13
   days on market $154,924 Active 164 DOM
7. 2026-06-09
   days on market $154,924 Active 160 DOM
8. 2026-06-08
   days on market $154,924 Active 159 DOM
9. 2026-06-07
   days on market $154,924 Active 158 DOM
10. 2026-06-04
    days on market $154,924 Active 155 DOM
11. 2026-06-03
    days on market $154,924 Active 154 DOM
12. 2026-06-02
    days on market $154,924 Active 153 DOM
13. 2026-06-01
    days on market $154,924 Active 152 DOM
14. 2026-05-31
    days on market $154,924 Active 151 DOM
15. 2026-01-01
    listed $169,824 Active 1599-char remark

    Show marketing remark (1599 chars)

    Welcome to carefree living in the heart of Roseville! This spacious 2-bedroom, 2-bath home offers a fantastic layout with great flow and comfortable living spaces throughout. The primary bedroom features a 3/4 private bath and a generous walk-in closet, while the second bedroom is conveniently located near the informal dining area—perfect for guests, a home office, or flexible living. The galley-style kitchen offers attractive countertops and cabinetry along with a charming stand-up table ideal for morning coffee or casual meals. The large living room features a gas fireplace and plenty of room for larger furniture, creating a warm and inviting space to relax or entertain. Step out onto the balcony patio, which overlooks the beautifully maintained interior courtyard and community amenities. The view showcases an impressive list of shared amenities including a heated indoor swimming pool, tennis courts, community and party rooms, game areas, gas grills, patio spaces, and meticulously cared-for gardens. Additional common spaces include a unique home-ec / craft area, perfect for sewing, knitting, and group activities. This property is centrally located with quick access to Highway 36 and I-694, making it easy to get anywhere in the metro. Rosedale Center is just minutes away, along with an abundance of restaurants, shopping, walking trails, nearby lakes, and the Roseville Ice Arena. Comfort, convenience, and community—this home truly has it all. Don’t miss your opportunity to enjoy low-maintenance living in one of Roseville’s most convenient locations!

16. 2025-12-31
    historical $169,824 1599-char remark

    Show marketing remark (1599 chars)

    Welcome to carefree living in the heart of Roseville! This spacious 2-bedroom, 2-bath home offers a fantastic layout with great flow and comfortable living spaces throughout. The primary bedroom features a 3/4 private bath and a generous walk-in closet, while the second bedroom is conveniently located near the informal dining area—perfect for guests, a home office, or flexible living. The galley-style kitchen offers attractive countertops and cabinetry along with a charming stand-up table ideal for morning coffee or casual meals. The large living room features a gas fireplace and plenty of room for larger furniture, creating a warm and inviting space to relax or entertain. Step out onto the balcony patio, which overlooks the beautifully maintained interior courtyard and community amenities. The view showcases an impressive list of shared amenities including a heated indoor swimming pool, tennis courts, community and party rooms, game areas, gas grills, patio spaces, and meticulously cared-for gardens. Additional common spaces include a unique home-ec / craft area, perfect for sewing, knitting, and group activities. This property is centrally located with quick access to Highway 36 and I-694, making it easy to get anywhere in the metro. Rosedale Center is just minutes away, along with an abundance of restaurants, shopping, walking trails, nearby lakes, and the Roseville Ice Arena. Comfort, convenience, and community—this home truly has it all. Don’t miss your opportunity to enjoy low-maintenance living in one of Roseville’s most convenient locations!

17. 2025-12-30
    historical 1599-char remark

    Show marketing remark (1599 chars)

    Welcome to carefree living in the heart of Roseville! This spacious 2-bedroom, 2-bath home offers a fantastic layout with great flow and comfortable living spaces throughout. The primary bedroom features a 3/4 private bath and a generous walk-in closet, while the second bedroom is conveniently located near the informal dining area—perfect for guests, a home office, or flexible living. The galley-style kitchen offers attractive countertops and cabinetry along with a charming stand-up table ideal for morning coffee or casual meals. The large living room features a gas fireplace and plenty of room for larger furniture, creating a warm and inviting space to relax or entertain. Step out onto the balcony patio, which overlooks the beautifully maintained interior courtyard and community amenities. The view showcases an impressive list of shared amenities including a heated indoor swimming pool, tennis courts, community and party rooms, game areas, gas grills, patio spaces, and meticulously cared-for gardens. Additional common spaces include a unique home-ec / craft area, perfect for sewing, knitting, and group activities. This property is centrally located with quick access to Highway 36 and I-694, making it easy to get anywhere in the metro. Rosedale Center is just minutes away, along with an abundance of restaurants, shopping, walking trails, nearby lakes, and the Roseville Ice Arena. Comfort, convenience, and community—this home truly has it all. Don’t miss your opportunity to enjoy low-maintenance living in one of Roseville’s most convenient locations!

18. 2025-12-29
    listed $169,824 1599-char remark

    Show marketing remark (1599 chars)

    Welcome to carefree living in the heart of Roseville! This spacious 2-bedroom, 2-bath home offers a fantastic layout with great flow and comfortable living spaces throughout. The primary bedroom features a 3/4 private bath and a generous walk-in closet, while the second bedroom is conveniently located near the informal dining area—perfect for guests, a home office, or flexible living. The galley-style kitchen offers attractive countertops and cabinetry along with a charming stand-up table ideal for morning coffee or casual meals. The large living room features a gas fireplace and plenty of room for larger furniture, creating a warm and inviting space to relax or entertain. Step out onto the balcony patio, which overlooks the beautifully maintained interior courtyard and community amenities. The view showcases an impressive list of shared amenities including a heated indoor swimming pool, tennis courts, community and party rooms, game areas, gas grills, patio spaces, and meticulously cared-for gardens. Additional common spaces include a unique home-ec / craft area, perfect for sewing, knitting, and group activities. This property is centrally located with quick access to Highway 36 and I-694, making it easy to get anywhere in the metro. Rosedale Center is just minutes away, along with an abundance of restaurants, shopping, walking trails, nearby lakes, and the Roseville Ice Arena. Comfort, convenience, and community—this home truly has it all. Don’t miss your opportunity to enjoy low-maintenance living in one of Roseville’s most convenient locations!

ⓘ 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: $2,074 · $173/mo
• Projected year-2 tax: $2,074 · $173/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: $21,702
• − Mortgage interest: −$8,678
• − Property taxes: −$2,074
• − Insurance: −$775
• − Repairs & maintenance: −$1,736
• − Management: −$1,736
• − HOA: −$6,600
• − Depreciation: −$4,507
• Taxable loss: −$4,404
• Est. tax savings @ 24.0%: +$1,057
• After-tax cash flow: $-996/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

+0.0% since first listed

4 events — show timeline

• 2026-01-01 Listed $169,824 NORTHSTARMLS as Distributed by MLS Grid
• 2025-12-31 Coming Soon $169,824 NORTHSTARMLS as Distributed by MLS Grid
• 2025-12-30 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2025-12-29 Listed $169,824 NORTHSTARMLS as Distributed by MLS Grid

Property tax history

+5.2%/yr

Latest (2025): $2,074 · +3.0% YoY. Source: county tax records.