12105 Yancy St NE Unit A · Blaine, MN 55449

$289,900

2 bd · 2.0 ba · 1,436 sqft · Townhouse public records · 17 Days on market

Built 2004 $240/mo HOA · 9% of rent

---

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 +12.1/30.0
• ARV discount +7.5/15.0
• 1% rule +4.1/10.0
• Schools +4.0/10.0
• DSCR +3.6/10.0
• Rent growth +3.6/5.0
• Livability +3.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this wonderful 2-bedroom, 2-bath townhome located in the Lakes of Radisson Community called Crown Meadows HOA. Townhome has been totally renovated due to water intrusion. New Carpet/LVP flooring throughout, Fresh Paint, Kitchen with stainless steel appliances. End Unit with Attached 2 car garage and in move in condition. Pond located out your front door. Property is Vacant and ready for your finishing touches. Flexible Closing Possible.

Key facts

• $240 HOA
• 2 garage spots
• Built 2004

Property features AI

Finance

• HOA & community: HOA managed by RG Property Services; Monthly association fee of $240; HOA covers hazard insurance, lawn care, grounds maintenance, professional management, and snow removal; No association amenities listed

Exterior

• Parking: Attached garage with automatic opener; 2-car garage (20 x 18, 7' high door, 16' wide door)
• Utilities: City water (connected); City sewer (connected); Natural gas; Electric with circuit breakers
• Home design: Residential attached property; Two levels
• Construction: Block and frame construction; Roof older than 8 years; Foundation area: 708
• Exterior features: Patio; Stone and vinyl exterior; Light tree coverage; No pool; No fencing; Private road with sidewalks (association maintains road)

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Range; Refrigerator; Stainless steel appliances; Kitchen center island; Eat-in kitchen
• Bedrooms: 2 bedrooms (two bedrooms located on the upper level)
• Bathrooms: 1 full bath (upper level); 1 half bath (main floor)
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Ceiling fan(s); Natural woodwork; Walk-in closet; Eat-in kitchen; Kitchen island; Patio access; In-ground sprinkler; No basement
• Laundry & utility: Washer/dryer hookup; Laundry located on upper level; Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath townhouse listed at $290k.

Deal economics

• At list price, monthly cash flow is $-65 ($-774/yr) — negative.
• To cash-flow at today's rent, offer at most $279k (3.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $264k (9.0% below list).
• Recommended offer: $264k (9.0% below list) — sets the bar for 1% rule.
• Cap rate 6.0% vs local median 4.0% in Blaine — 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 71/100 on livability (#315 in MN) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, crime A; Watch: amenities F, commute F.
• Spring Lake Park Public Schools (suburban): math 41% / reading 49% proficiency, ranked #162 of 301 in MN (top 54%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Woodcrest El. Spanish Immersion (math 52% / reading 47%, grade D, #423 of 857 statewide, top 55%, 542 students, 37% FRL); Westwood Intermediate & Middle Sch (math 34% / reading 54%, grade D, #126 of 258 statewide, top 49%, 1,691 students, 49% FRL); Spring Lake Park Senior High (math 47% / reading 32%, grade F, #246 of 471 statewide, top 59%, 1,947 students, 46% FRL).
• Market conditions: Rents rising fast (+4.4%/yr); 244 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals leasing fast (median 1d on market — plan ~1-2 weeks tenant-placement turnaround); high-income renter base; 1,083 units permitted in Anoka County in 2024 (134 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k 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

• It's been on market 17 days — a 2% lower offer ($286k) is reasonable based on typical stale-listing flexibility.

Recommended offer $263,902 (9.0% 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. 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 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?
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: 0.91% ✗
• Cap rate: 6.03%
• Cash-on-cash: -0.95%
• DSCR: 0.96
• GRM: 9.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 4.42% rent growth · sell at horizon

5-year hold

• IRR: -16.1%
• Equity multiple: 0.42×
• Total profit: $-47,133
• Equity at exit: $43,225

10-year hold

• IRR: -5.2%
• Equity multiple: 0.63×
• Total profit: $-29,657
• Equity at exit: $25,065

Cash invested: $81,172 (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 55449

• Home prices YoY: -23.8%
• Rents YoY: 4.4%
• Active inventory: 244
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $2,639 medium
• Mortgage (P&I): −$1,520
• Tax from tax record: −$268 /mo · $3,220/yr
• Insurance: −$121
• HOA: −$240
• Vacancy / Maint / Mgmt: −$554
• Net cashflow: $-65

Break-even live

Break-even rent $2,721

Max offer price $278,501

Occupancy floor 97%

Sensitivity live

Price	-10% $100	-5% $18	+0% $-65	+5% $-147	+10% $-229
Rent	-10% $-273	-5% $-169	+0% $-65	+5% $40	+10% $144
Rate	-1.0pp $81	-0.5pp $9	base $-65	+0.5pp $-140	+1.0pp $-216

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: $72,475
• Closing costs: $8,697
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2444 120th Ln NE Blaine, MN	3.0	2.5	1858	$3,345	$1.80	0d	1	0.21mi
12210 Urbank St NE Unit B Blaine, MN	2.0	1.5	1632	$2,295	$1.41	0d	1	0.24mi
2445 120th Cir NE Blaine, MN	2.0–4.0	2.5–3.5	1894	$2,795	$1.48	0d	18	0.99mi
1558 126th Ave NE Unit 1545 Blaine, MN	3.0	1.0	970	$1,675	$1.73	5d	1	1.37mi

HOA detail

• Monthly dues: $240 · $2,880/yr
• Likely covers: water

Listing history 3 events

1. 2026-05-04
   status Pending
2. 2026-04-21
   historical Contingent - Subject to Statutory Rescission
3. 2026-04-17
   listed $289,900 Active

ⓘ 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: $3,220 · $268/mo
• Projected year-2 tax: $3,233 · $269/mo
• Expected delta: +$14/yr (+$1/mo · 0.4%)

ⓘ 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 ≥100°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: $31,668
• − Mortgage interest: −$16,239
• − Property taxes: −$3,220
• − Insurance: −$1,450
• − Repairs & maintenance: −$2,533
• − Management: −$2,533
• − HOA: −$2,880
• − Depreciation: −$8,433
• Taxable loss: −$5,620
• Est. tax savings @ 24.0%: +$1,349
• After-tax cash flow: $574/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: Spring Lake Park Public Schools
• NCES district ID: 2733330
• Math proficiency: 41% ▼ -6.00%
• Reading proficiency: 49% ▼ -8.00%
• Median HH income: $65,602
• Composite: 40.11/100
• National rank: #3802
• State rank: #162 of 301 in MN

Livability — Blaine

• Score: 71/100
• State rank: #315
• US rank: #7073

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Blaine, MN
• County: Anoka County · 277,116 people
• City population: 67,472
• Metro: Minneapolis-St. Paul-Bloomington, MN-WI
• Population (ZIP): 34,443
• Household income: $131,832
• Rent vs Own: 12.1% rent · 87.9% own
• Severe rent burden: 275.0

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 (73%)
• Race & ethnicity: White 73% Asian 10% Black 9% Two or more races 6% Hispanic / Latino 4%
• Common ancestry: Portuguese 10% Romanian 5% Lithuanian 3%
• Foreign-born: 14% · Canada, Vietnam, China
• Languages at home: 79% English-only · Arabic 4% Other Asian/Pacific 4% Spanish 3%

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: ▼ -70.24%
• Current HPI: 225.2348
• Rent YoY: ▲ 4.42%
• 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

3 events — show timeline

• 2026-05-04 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2026-04-21 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2026-04-17 Listed $289,900 NORTHSTARMLS as Distributed by MLS Grid

Property tax history

+5.1%/yr

Latest (2026): $3,220 · -0.3% YoY. Source: county tax records.