9004 Sawgrass Gln · Maple Grove, MN 55311

$225,000

2 bd · 0.5 ba · 1,267 sqft · Townhouse public records · 14 Days on market

Built 1999 0.76 ac lot $410/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).

• Cash flow +10.9/30.0
• ARV discount +7.5/15.0
• 1% rule +5.1/10.0
• Schools +4.2/10.0
• Rent growth +4.0/5.0
• Livability +4.0/5.0
• DSCR +3.2/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Fantastic 2 BR townhome tucked into a lovely neighborhood with access to walking trails. This unit has updates throughout - see full list in the supplements. Fresh paint, new trim, new flooring, updated main level bath, finished garage interior, brand new carpet and more! When you walk into the main level you will instantly notice the attention to detail that has gone into this property. Main level features an open flow floor plan, updated vinyl plank flooring, a beautiful gas fireplace, large kitchen with convenience of laundry and storage and a convenient main floor half bath that is newly renovated! In the upper level you will notice brand new carpeting, and the new paint and new trim continues from the main level. 2 very nice sized bedrooms can be found in the upper level, including the master which features a huge walk in closet. The upper level full bath is also very spacious and is extremely well kept. This unit is truly move in ready for your enjoyment!

Key facts

• $410 HOA
• Garage
• Built 1999

Property features AI

Finance

• HOA & community: HOA: Cities Management; Monthly association fee of $410; HOA covers hazard insurance, lawn care, grounds maintenance, professional management and snow removal

Exterior

• Parking: Attached garage (1-car, approximately 10x22)
• Utilities: City water connected; City sewer connected; Natural gas
• Home design: Attached residential property; Two levels; Entry level includes main floor living areas
• Construction: Asphalt roof; Foundation: block and poured concrete; Foundation area approximately 582
• Exterior features: Vinyl exterior; Patio; No fencing; Association-maintained roads with city street frontage, curbs and paved streets; Lot approximately 0.76 acres

Interior

• Kitchen: Cooktop; Dishwasher; Disposal; Microwave; Refrigerator; Stainless steel appliances; Kitchen/dining layout
• Bedrooms: 2 bedrooms (one upper level bedroom 15x15; second upper level bedroom 10x13)
• Flooring: Hardwood floors
• Bathrooms: One full bathroom on the upper level; Half bath on the main floor
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Ceiling fans; Hardwood floors; Main floor laundry; Primary bedroom with walk-in closet; Living room fireplace
• Laundry & utility: Washer and dryer included; Washer/Dryer hookup; Laundry room on main level (6x9)

What this means for you Summary

Snapshot

• This is a 2-bed/0.5-bath townhouse listed at $225k.

Deal economics

• At list price, monthly cash flow is $-100 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $207k (7.8% below list).
• Meets the 1% rule at list price ($2k rent vs $225k).
• Recommended offer: $207k (7.8% below list) — sets the bar for cash-flow.
• Cap rate 5.8% vs local median 3.4% in Maple Grove — 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 81/100 on livability (#54 in MN, #1,353 nationally) — a professional / high-income tenant draw. Strengths: commute A+, employment A+, housing A+; Watch: amenities D, cost of living D.
• Osseo Public School District (suburban): math 42% / reading 51% proficiency, ranked #129 of 301 in MN (top 43%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Rush Creek Elementary (math 81% / reading 78%, grade A, #12 of 857 statewide, top 2%, 774 students, 18% FRL); Maple Grove Middle School (math 45% / reading 58%, grade C, #65 of 258 statewide, top 26%, 1,598 students, 30% FRL); Maple Grove Senior High (math 53% / reading 69%, grade C+, #42 of 471 statewide, top 9%, 2,324 students, 21% FRL).
• Zoned-school proficiency averages 64% at this address vs 46% district-wide (+18 pts) — the actual schools serving this property are materially stronger than the Osseo Public School District average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising fast (+5.9%/yr); 304 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 17d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 4,651 units permitted in Hennepin County in 2024 (2,443 in 5+ unit buildings).
• This rent is only 18% of the median local income ($154k/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 $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• Hennepin County population projected at +30% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 18y ago; this cycle's ask has dropped $15k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $207,370 (7.8% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are A-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?
5. 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?
6. 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.
7. 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.
8. 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: 1.01% ✓
• Cap rate: 5.76%
• Cash-on-cash: -1.90%
• DSCR: 0.92
• GRM: 8.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 5.86% rent growth · sell at horizon

5-year hold

• IRR: -15.5%
• Equity multiple: 0.43×
• Total profit: $-35,853
• Equity at exit: $33,548

10-year hold

• IRR: -1.9%
• Equity multiple: 0.85×
• Total profit: $-9,172
• Equity at exit: $19,454

Cash invested: $63,000 (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 55311

• Rents YoY: 5.9%
• Active inventory: 304
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $2,271 medium
• Mortgage (P&I): −$1,180
• Tax from tax record: −$210 /mo · $2,520/yr
• Insurance: −$94
• HOA: −$410
• Vacancy / Maint / Mgmt: −$477
• Net cashflow: $-100

Break-even live

Break-even rent $2,397

Max offer price $207,370

Occupancy floor 99%

Sensitivity live

Price	-10% $28	-5% $-36	+0% $-100	+5% $-163	+10% $-227
Rent	-10% $-279	-5% $-189	+0% $-100	+5% $-10	+10% $80
Rate	-1.0pp $14	-0.5pp $-43	base $-100	+0.5pp $-158	+1.0pp $-217

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
18037 96th Ave N Maple Grove, MN	2.0	2.0	1597	$2,150	$1.35	19d	1	0.92mi
9585 Queensland Ln N Maple Grove, MN	2.0	2.0	1489	$2,195	$1.47	16d	1	0.93mi
9325 Garland Ave Maple Grove, MN	1.0–3.0	1.0–2.0	1094	$2,108	$1.93	0d	20	1.23mi
17250 98th Way N Maple Grove, MN	2.0–3.0	1.5–2.5	1705	$2,565	$1.50	1d	78	1.49mi

HOA detail

• Monthly dues: $410 · $4,920/yr
• Likely covers: gas

Listing history 23 events

1. 2026-06-13
   statusdays on market $225,000 Pending 14 DOM
2. 2026-06-09
   days on market $225,000 Active 13 DOM
3. 2026-06-08
   pricedays on market $225,000 Active 12 DOM
4. 2026-06-07
   days on market $239,900 Active 11 DOM
5. 2026-06-04
   days on market $239,900 Active 8 DOM
6. 2026-06-03
   days on market $239,900 Active 7 DOM
7. 2026-06-02
   days on market $239,900 Active 6 DOM
8. 2026-06-01
   days on market $239,900 Active 5 DOM
9. 2026-05-31
   days on market $239,900 Active 4 DOM
10. 2026-05-26
    historical $239,900
11. 2026-05-26
    historical
12. 2026-05-22
    listed $239,900
13. 2021-05-07
    soldstatus $230,000
14. 2021-04-23
    soldstatus $230,000 Sold 983-char remark

    Show marketing remark (983 chars)

    Fantastic 2 BR townhome tucked into a lovely neighborhood with access to walking trails. This unit has updates throughout - see full list in the supplements. Fresh paint, new trim, new flooring, updated main level bath, finished garage interior, brand new carpet and more! When you walk into the main level you will instantly notice the attention to detail that has gone into this property. Main level features an open flow floor plan, updated vinyl plank flooring, a beautiful gas fireplace, large kitchen with convenience of laundry and storage and a convenient main floor half bath that is newly renovated! In the upper level you will notice brand new carpeting, and the new paint and new trim continues from the main level. 2 very nice sized bedrooms can be found in the upper level, including the master which features a huge walk in closet. The upper level full bath is also very spacious and is extremely well kept. This unit is truly move in ready for your enjoyment!

15. 2021-03-15
    status Pending 983-char remark

    Show marketing remark (983 chars)

    Fantastic 2 BR townhome tucked into a lovely neighborhood with access to walking trails. This unit has updates throughout - see full list in the supplements. Fresh paint, new trim, new flooring, updated main level bath, finished garage interior, brand new carpet and more! When you walk into the main level you will instantly notice the attention to detail that has gone into this property. Main level features an open flow floor plan, updated vinyl plank flooring, a beautiful gas fireplace, large kitchen with convenience of laundry and storage and a convenient main floor half bath that is newly renovated! In the upper level you will notice brand new carpeting, and the new paint and new trim continues from the main level. 2 very nice sized bedrooms can be found in the upper level, including the master which features a huge walk in closet. The upper level full bath is also very spacious and is extremely well kept. This unit is truly move in ready for your enjoyment!

16. 2021-03-07
    historical Contingent - Inspection 983-char remark

    Show marketing remark (983 chars)

    Fantastic 2 BR townhome tucked into a lovely neighborhood with access to walking trails. This unit has updates throughout - see full list in the supplements. Fresh paint, new trim, new flooring, updated main level bath, finished garage interior, brand new carpet and more! When you walk into the main level you will instantly notice the attention to detail that has gone into this property. Main level features an open flow floor plan, updated vinyl plank flooring, a beautiful gas fireplace, large kitchen with convenience of laundry and storage and a convenient main floor half bath that is newly renovated! In the upper level you will notice brand new carpeting, and the new paint and new trim continues from the main level. 2 very nice sized bedrooms can be found in the upper level, including the master which features a huge walk in closet. The upper level full bath is also very spacious and is extremely well kept. This unit is truly move in ready for your enjoyment!

17. 2021-02-25
    listed $224,900 Active 983-char remark

    Show marketing remark (983 chars)

    Fantastic 2 BR townhome tucked into a lovely neighborhood with access to walking trails. This unit has updates throughout - see full list in the supplements. Fresh paint, new trim, new flooring, updated main level bath, finished garage interior, brand new carpet and more! When you walk into the main level you will instantly notice the attention to detail that has gone into this property. Main level features an open flow floor plan, updated vinyl plank flooring, a beautiful gas fireplace, large kitchen with convenience of laundry and storage and a convenient main floor half bath that is newly renovated! In the upper level you will notice brand new carpeting, and the new paint and new trim continues from the main level. 2 very nice sized bedrooms can be found in the upper level, including the master which features a huge walk in closet. The upper level full bath is also very spacious and is extremely well kept. This unit is truly move in ready for your enjoyment!

18. 2009-05-21
    soldstatus $136,000
19. 2009-05-07
    soldstatus $136,000 221-char remark

    Show marketing remark (221 chars)

    A WONDERFUL E EXPOSURE BRIGHTENS THIS FRESHLY PAINTED (1 OWNER, NO PETS NO SMOKE) UNIT. FEATURES INCLUDE: GAS FIREPLACE, BREAKFAST BAR, W/IN MASTER CLOSET, ACCESS TO MG'S EXTENSIVE TRAIL SYSTEM, PATIO, EXCELLENT BUS SYST.

20. 2009-03-26
    historical 221-char remark

    Show marketing remark (221 chars)

    A WONDERFUL E EXPOSURE BRIGHTENS THIS FRESHLY PAINTED (1 OWNER, NO PETS NO SMOKE) UNIT. FEATURES INCLUDE: GAS FIREPLACE, BREAKFAST BAR, W/IN MASTER CLOSET, ACCESS TO MG'S EXTENSIVE TRAIL SYSTEM, PATIO, EXCELLENT BUS SYST.

21. 2009-02-20
    listed $139,900 221-char remark

    Show marketing remark (221 chars)

    A WONDERFUL E EXPOSURE BRIGHTENS THIS FRESHLY PAINTED (1 OWNER, NO PETS NO SMOKE) UNIT. FEATURES INCLUDE: GAS FIREPLACE, BREAKFAST BAR, W/IN MASTER CLOSET, ACCESS TO MG'S EXTENSIVE TRAIL SYSTEM, PATIO, EXCELLENT BUS SYST.

22. 2009-02-19
    historical
23. 2008-07-30
    listed $149,500

ⓘ 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: $2,520 · $210/mo
• Projected year-2 tax: $2,520 · $210/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 ≥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: $27,248
• − Mortgage interest: −$12,603
• − Property taxes: −$2,520
• − Insurance: −$1,125
• − Repairs & maintenance: −$2,180
• − Management: −$2,180
• − HOA: −$4,920
• − Depreciation: −$6,545
• Taxable loss: −$4,825
• Est. tax savings @ 24.0%: +$1,158
• After-tax cash flow: $-40/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: Osseo Public School District
• NCES district ID: 2725200
• Math proficiency: 42% ▼ -7.00%
• Reading proficiency: 51% ▼ -4.00%
• Median HH income: $76,168
• Composite: 42.35/100
• National rank: #3250
• State rank: #129 of 301 in MN

Livability — Maple Grove

• Score: 81/100
• State rank: #54
• US rank: #1353

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Maple Grove, MN
• County: Hennepin County · 1,150,272 people
• City population: 77,762
• Metro: Minneapolis-St. Paul-Bloomington, MN-WI
• Population (ZIP): 38,472
• Household income: $153,568
• Rent vs Own: 13.3% rent · 86.7% own
• Severe rent burden: 497.0

Population outlook (Hennepin County) Hauer SSP2

• Today (2025): 1,405,227 people
• By 2030: 1,492,650 · +6.2%
• By 2040: 1,660,157 · +18.1%
• By 2050: 1,823,498 · +29.8%
• By 2075: 2,221,283 · +58.1%
• By 2100: 2,509,976 · +78.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (80%)
• Race & ethnicity: White 80% Asian 8% Black 7% Two or more races 3% Hispanic / Latino 1%
• Common ancestry: Portuguese 12% Lithuanian 4% Romanian 4%
• Foreign-born: 12% · Canada, Vietnam, South Korea
• Languages at home: 87% English-only · Other Indo-European 3% Vietnamese 1% Chinese 1%

Political lean MEDSL · Hennepin

• 2024 margin: Solid D (+42.6) · D 70.2% · R 27.5% · Other 2.3%
• 2008→2024 swing: +14.0pp toward D · 2008: 28.6pp · 2024: 42.6pp
• All cycles: 2024: D+42.6 2020: D+43.2 2016: D+35.3 2012: D+27.1 2008: D+28.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -181.69%
• Current HPI: 213.3896
• Rent YoY: ▲ 5.86%
• 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

+60.5% since first listed

14 events — show timeline

• 2026-05-26 Coming Soon $239,900 NORTHSTARMLS as Distributed by MLS Grid
• 2026-05-26 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2026-05-22 Listed $239,900 NORTHSTARMLS as Distributed by MLS Grid
• 2021-05-07 Sold (Public Records) $230,000 Public Records
• 2021-04-23 Sold (MLS) $230,000 NORTHSTARMLS as Distributed by MLS Grid
• 2021-03-15 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2021-03-07 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2021-02-25 Listed $224,900 NORTHSTARMLS as Distributed by MLS Grid
• 2009-05-21 Sold (Public Records) $136,000 Public Records
• 2009-05-07 Sold (MLS) $136,000 NORTHSTARMLS as Distributed by MLS Grid
• 2009-03-26 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2009-02-20 Listed $139,900 NORTHSTARMLS as Distributed by MLS Grid
• 2009-02-19 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2008-07-30 Listed $149,500 NORTHSTARMLS as Distributed by MLS Grid

Property tax history

+4.2%/yr

Latest (2025): $2,520 · -11.8% YoY. Source: county tax records.