3324 131st Ln NW · Coon Rapids, MN 55448

$340,000

4 bd · 2.0 ba · 1,088 sqft · SingleFamily public records · 5 Days on market

Built 1991 0.28 ac lot

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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 +9.5/30.0
• ARV discount +7.5/15.0
• Schools +4.7/10.0
• Livability +4.3/5.0
• 1% rule +2.8/10.0
• DSCR +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Fantastic home in a terrific location ! Just minutes from light rail and Riverdale shopping. You can walk out your rear gate and enter Riverdale Park with playground, ball field, basketball court, and picnic tables. This home features 4 bedrooms and 3 baths with quartz kitchen and a gorgeous Sun Room addition. Back yard features deck, patio, and gorgeous trees and plantings. Coming Soon 7/30/2020.

Key facts

• 0.28 acre lot
• 3 garage spots
• Built 1991

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $340k.

Deal economics

• At list price, monthly cash flow is $-236 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $298k (12.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $266k (21.6% below list).
• Recommended offer: $266k (21.6% below list) — sets the bar for 1% rule.
• Cap rate 5.5% vs local median 3.8% in Coon Rapids — 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 86/100 on livability (#12 in MN, #390 nationally) — a professional / high-income tenant draw. Strengths: commute A+, employment A+, housing A+; Watch: amenities D.
• Anoka-Hennepin Public School District (suburban): math 49% / reading 55% proficiency, ranked #71 of 301 in MN (top 24%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 115 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 1,083 units permitted in Anoka County in 2024 (134 in 5+ unit buildings).
• This rent runs 31% of the median local income ($103k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $10k of value loss. Plan a longer hold.
• Anoka County population projected at +11% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 10 sale attempts since 32y 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

• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $266,469 (21.6% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 0.78% ✗
• Cap rate: 5.46%
• Cash-on-cash: -2.98%
• DSCR: 0.87
• GRM: 10.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -21.3%
• Equity multiple: 0.26×
• Total profit: $-70,105
• Equity at exit: $50,695

10-year hold

• IRR: -14.8%
• Equity multiple: 0.16×
• Total profit: $-80,278
• Equity at exit: $29,397

Cash invested: $95,200 (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 55448

• Home prices YoY: -27.6%
• Active inventory: 115
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $2,665 medium
• Mortgage (P&I): −$1,783
• Tax from tax record: −$417 /mo · $5,000/yr
• Insurance: −$142
• HOA: −$0
• Vacancy / Maint / Mgmt: −$560
• Net cashflow: $-236

Break-even live

Break-even rent $2,964

Max offer price $298,268

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: $85,000
• Closing costs: $10,200
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
13752 Round Lake Blvd NW Unit 1 Andover, MN	3.0	1.0	1146	$2,525	$2.20	18d	1	0.90mi
3120 Northdale Blvd NW Minneapolis, MN	3.0	1.0–2.0	1009	$2,820	$2.79	1d	13	1.17mi

Listing history 33 events

1. 2026-04-27
   status Pending
2. 2026-04-23
   listed $340,000 Active
3. 2026-04-22
   historical $340,000
4. 2025-10-21
   historical
5. 2025-07-09
   listed $410,000 Active
6. 2020-10-06
   soldstatus $310,000
7. 2020-09-25
   soldstatus $310,000 Sold 400-char remark

   Show marketing remark (400 chars)

   Fantastic home in a terrific location ! Just minutes from light rail and Riverdale shopping. You can walk out your rear gate and enter Riverdale Park with playground, ball field, basketball court, and picnic tables. This home features 4 bedrooms and 3 baths with quartz kitchen and a gorgeous Sun Room addition. Back yard features deck, patio, and gorgeous trees and plantings. Coming Soon 7/30/2020.

8. 2020-08-10
   status Pending 400-char remark

   Show marketing remark (400 chars)

   Fantastic home in a terrific location ! Just minutes from light rail and Riverdale shopping. You can walk out your rear gate and enter Riverdale Park with playground, ball field, basketball court, and picnic tables. This home features 4 bedrooms and 3 baths with quartz kitchen and a gorgeous Sun Room addition. Back yard features deck, patio, and gorgeous trees and plantings. Coming Soon 7/30/2020.

9. 2020-08-02
   historical Contingent - Inspection 400-char remark

   Show marketing remark (400 chars)

   Fantastic home in a terrific location ! Just minutes from light rail and Riverdale shopping. You can walk out your rear gate and enter Riverdale Park with playground, ball field, basketball court, and picnic tables. This home features 4 bedrooms and 3 baths with quartz kitchen and a gorgeous Sun Room addition. Back yard features deck, patio, and gorgeous trees and plantings. Coming Soon 7/30/2020.

10. 2020-07-30
    listed $300,000 Active 400-char remark

    Show marketing remark (400 chars)

    Fantastic home in a terrific location ! Just minutes from light rail and Riverdale shopping. You can walk out your rear gate and enter Riverdale Park with playground, ball field, basketball court, and picnic tables. This home features 4 bedrooms and 3 baths with quartz kitchen and a gorgeous Sun Room addition. Back yard features deck, patio, and gorgeous trees and plantings. Coming Soon 7/30/2020.

11. 2020-07-26
    historical $300,000 400-char remark

    Show marketing remark (400 chars)

    Fantastic home in a terrific location ! Just minutes from light rail and Riverdale shopping. You can walk out your rear gate and enter Riverdale Park with playground, ball field, basketball court, and picnic tables. This home features 4 bedrooms and 3 baths with quartz kitchen and a gorgeous Sun Room addition. Back yard features deck, patio, and gorgeous trees and plantings. Coming Soon 7/30/2020.

12. 2015-04-24
    soldstatus $219,500
13. 2015-02-25
    soldstatus $219,500 Sold
14. 2015-02-25
    soldstatus $219,500
15. 2015-02-25
    soldstatus $219,500
16. 2015-02-04
    status Pending
17. 2015-01-22
    historical Contingent - Inspection
18. 2014-10-20
    price $228,000
19. 2014-09-26
    price $239,000
20. 2014-08-11
    price $249,000
21. 2014-07-27
    price $259,000
22. 2014-07-25
    listed $2,590,000 Active
23. 2014-07-25
    listed $228,000
24. 2014-07-25
    listed $228,000
25. 1999-03-05
    historical
26. 1999-01-27
    listed $137,900
27. 1999-01-26
    historical
28. 1998-10-26
    listed $139,900
29. 1994-09-30
    soldstatus $104,000
30. 1994-08-02
    historical
31. 1994-05-08
    listed $107,900
32. 1994-05-05
    historical
33. 1994-01-05
    listed $109,000

ⓘ 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: $5,000 · $417/mo
• Projected year-2 tax: $5,000 · $417/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 6/10 Major FEMA zone X (unshaded) · 71% 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 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $31,976
• − Mortgage interest: −$19,045
• − Property taxes: −$5,000
• − Insurance: −$1,700
• − Repairs & maintenance: −$2,558
• − Management: −$2,558
• − Depreciation: −$9,891
• Taxable loss: −$8,776
• Est. tax savings @ 24.0%: +$2,106
• After-tax cash flow: $-729/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: Anoka-Hennepin Public School District
• NCES district ID: 2703180
• Math proficiency: 49% ▼ -14.00%
• Reading proficiency: 55% ▼ -10.00%
• Median HH income: $73,837
• Composite: 46.7/100
• National rank: #2400
• State rank: #71 of 301 in MN

Livability — Coon Rapids

• Score: 86/100
• State rank: #12
• US rank: #390

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Coon Rapids, MN
• County: Anoka County · 277,116 people
• City population: 63,468
• Metro: Minneapolis-St. Paul-Bloomington, MN-WI
• Population (ZIP): 29,005
• Household income: $103,461
• Rent vs Own: 15.9% rent · 84.1% own
• Severe rent burden: 221.0

Population outlook (Anoka County) Hauer SSP2

• Today (2025): 375,223 people
• By 2030: 387,850 · +3.4%
• By 2040: 407,239 · +8.5%
• By 2050: 417,541 · +11.3%
• By 2075: 448,447 · +19.5%
• By 2100: 464,954 · +23.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (75%)
• Race & ethnicity: White 75% Black 8% Asian 7% Hispanic / Latino 7% Two or more races 6%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Portuguese 13% Romanian 5% Lithuanian 3%
• Foreign-born: 11% · Canada, Vietnam, South Korea
• Languages at home: 85% English-only · Spanish 4% Other Asian/Pacific 4% Russian/Polish/Slavic 1%

Political lean MEDSL · Anoka

• 2024 margin: Toss-up / Even · D 46.6% · R 51.0% · Other 2.4%
• 2008→2024 swing: -2.0pp toward R · 2008: -2.4pp · 2024: -4.4pp
• All cycles: 2024: R+4.4 2020: R+1.9 2016: R+9.7 2012: R+2.6 2008: R+2.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -97.29%
• Current HPI: 254.7687
• 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

+211.9% since first listed

33 events — show timeline

• 2026-04-27 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2026-04-23 Listed $340,000 NORTHSTARMLS as Distributed by MLS Grid
• 2026-04-22 Coming Soon $340,000 NORTHSTARMLS as Distributed by MLS Grid
• 2025-10-21 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2025-07-09 Listed $410,000 NORTHSTARMLS as Distributed by MLS Grid
• 2020-10-06 Sold (Public Records) $310,000 Public Records
• 2020-09-25 Sold (MLS) $310,000 NORTHSTARMLS as Distributed by MLS Grid
• 2020-08-10 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2020-08-02 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2020-07-30 Listed $300,000 NORTHSTARMLS as Distributed by MLS Grid
• 2020-07-26 Coming Soon $300,000 NORTHSTARMLS as Distributed by MLS Grid
• 2015-04-24 Sold (Public Records) $219,500 Public Records
• 2015-02-25 Sold (MLS) $219,500 RASM
• 2015-02-25 Sold (MLS) $219,500 LSAR
• 2015-02-25 Sold (MLS) $219,500 NORTHSTARMLS as Distributed by MLS Grid
• 2015-02-04 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2015-01-22 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2014-10-20 Price Changed $228,000 NORTHSTARMLS as Distributed by MLS Grid
• 2014-09-26 Price Changed $239,000 NORTHSTARMLS as Distributed by MLS Grid
• 2014-08-11 Price Changed $249,000 NORTHSTARMLS as Distributed by MLS Grid
• 2014-07-27 Price Changed $259,000 NORTHSTARMLS as Distributed by MLS Grid
• 2014-07-25 Listed $2,590,000 NORTHSTARMLS as Distributed by MLS Grid
• 2014-07-25 Listed $228,000 RASM
• 2014-07-25 Listed $228,000 LSAR
• 1999-03-05 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 1999-01-27 Listed $137,900 NORTHSTARMLS as Distributed by MLS Grid
• 1999-01-26 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 1998-10-26 Listed $139,900 NORTHSTARMLS as Distributed by MLS Grid
• 1994-09-30 Sold (MLS) $104,000 NORTHSTARMLS as Distributed by MLS Grid
• 1994-08-02 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 1994-05-08 Listed $107,900 NORTHSTARMLS as Distributed by MLS Grid
• 1994-05-05 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 1994-01-05 Listed $109,000 NORTHSTARMLS as Distributed by MLS Grid

Property tax history

+4.8%/yr

Latest (2026): $5,000 · +25.1% YoY. Source: county tax records.