5936 83rd Pkwy N · Brooklyn Park, MN 55443

$149,900

3 bd · 2.0 ba · 984 sqft · Townhouse public records · 110 Days on market

Built 1973 871 sqft lot $152/sqft · 20% above area Est $194k · 23% under $360/mo HOA · 24% 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 +15.0/15.0
• Cash flow +6.3/30.0
• 1% rule +5.1/10.0
• Schools +4.2/10.0
• Rent growth +4.1/5.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• DSCR +0.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Affordable Brooklyn Park townhome with strong upside. 3 bedrooms, 2 bathrooms, and only minor cosmetic work needed. Newer mechanicals including water heater, washer, dryer, and stove. Prime location near freeways, shopping, and parks. Great value for owner-occupants.

Key facts

• $360 HOA
• Garage
• Built 1973

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath townhouse listed at $150k.

Deal economics

• At list price, monthly cash flow is $-267 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $103k (31.4% below list).
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $103k (31.4% below list) — sets the bar for cash-flow.
• Cap rate 4.2% vs local median 2.9% in Brooklyn Park — 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 (#50 in MN, #1,308 nationally) — a professional / high-income tenant draw. Strengths: commute A+, employment A+, housing A+; Watch: crime C-, schools D, amenities F.
• 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.
• Market conditions: Rents rising fast (+6.3%/yr); 169 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals leasing fast (median 6d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 4,651 units permitted in Hennepin County in 2024 (2,443 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 $4k 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

• It's been on market 110 days — a 9% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 14 sale attempts since 34y ago; 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 24% of rent.

Recommended offer $102,764 (31.4% 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 110 days. Have you received any prior offers? Is the seller open to a 31% concession, seller financing, or rate buy-down credit?
3. Built in 1973 — 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. 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 D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
8. 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?
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 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: 4.16%
• Cash-on-cash: -7.63%
• DSCR: 0.66
• GRM: 8.3

CMA / ARV

• ARV (median comp): $194,344
• List price: $149,900
• Delta: -22.87%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 6.26% rent growth · sell at horizon

5-year hold

• IRR: -24.0%
• Equity multiple: 0.14×
• Total profit: $-35,887
• Equity at exit: $22,351

10-year hold

• IRR: -9.5%
• Equity multiple: 0.30×
• Total profit: $-29,540
• Equity at exit: $12,961

Cash invested: $41,972 (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 55443

• Rents YoY: 6.3%
• Active inventory: 169
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,510 high
• Mortgage (P&I): −$786
• Tax from tax record: −$251 /mo · $3,013/yr
• Insurance: −$62
• HOA: −$360
• Vacancy / Maint / Mgmt: −$317
• Net cashflow: $-267

Break-even live

Break-even rent $1,848

Max offer price $102,764

Occupancy floor —

Sensitivity live

Price	-10% $-182	-5% $-224	+0% $-267	+5% $-309	+10% $-352
Rent	-10% $-386	-5% $-326	+0% $-267	+5% $-207	+10% $-148
Rate	-1.0pp $-191	-0.5pp $-229	base $-267	+0.5pp $-306	+1.0pp $-345

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8217 Zane Ct N Unit 8221 Minneapolis, MN	2.0	1.0	1000	$1,575	$1.57	3d	1	0.09mi
8308 Zane Ave N Unit North-106 Brooklyn Park, MN	2.0	1.5	1000	$1,195	$1.20	5d	1	0.10mi
8304 Zane Ave N Unit North-312 Minneapolis, MN	2.0	1.5	1000	$1,195	$1.20	5d	1	0.11mi
8425 Brunswick Ave N Minneapolis, MN	2.0	1.0	1032	$1,850	$1.79	44d	1	0.25mi
8104 Zane Ave N Minneapolis, MN	1.0–2.0	1.0	900	$1,395	$1.55	18d	3	0.34mi
8447 Regent Ave N Minneapolis, MN	1.0–2.0	1.0–2.0	1000	$1,555	$1.55	3d	5	0.41mi
5521 Brookdale Dr N Brooklyn Park, MN	1.0–2.0	1.0	855	$1,525	$1.78	2d	10	0.76mi
7531 Jersey Ave N Minneapolis, MN	1.0–2.0	1.0	880	$1,415	$1.61	3d	10	1.15mi
7449 Imperial Dr N Minneapolis, MN	3.0	1.0	775	$1,579	$2.04	44d	1	1.16mi
7449 Imperial Dr N Minneapolis, MN	1.0–2.0	1.0	750	$1,309	$1.75	0d	5	1.17mi
5840 73rd Ave N Minneapolis, MN	1.0–2.0	1.0	1031	$1,650	$1.60	15d	1	1.26mi

HOA detail

• Monthly dues: $360 · $4,320/yr
• Likely covers: water

Listing history 50 events

1. 2026-06-18
   days on market $149,900 Active 110 DOM
2. 2026-06-17
   days on market $149,900 Active 109 DOM
3. 2026-06-16
   days on market $149,900 Active 108 DOM
4. 2026-06-15
   days on market $149,900 Active 107 DOM
5. 2026-06-13
   days on market $149,900 Active 105 DOM
6. 2026-06-09
   days on market $149,900 Active 101 DOM
7. 2026-06-08
   days on market $149,900 Active 100 DOM
8. 2026-06-07
   days on market $149,900 Active 99 DOM
9. 2026-06-04
   days on market $149,900 Active 96 DOM
10. 2026-06-03
    days on market $149,900 Active 95 DOM
11. 2026-06-02
    days on market $149,900 Active 94 DOM
12. 2026-06-01
    days on market $149,900 Active 93 DOM
13. 2026-05-31
    days on market $149,900 Active 92 DOM
14. 2026-05-07
    status Active 267-char remark

    Show marketing remark (267 chars)

    Affordable Brooklyn Park townhome with strong upside. 3 bedrooms, 2 bathrooms, and only minor cosmetic work needed. Newer mechanicals including water heater, washer, dryer, and stove. Prime location near freeways, shopping, and parks. Great value for owner-occupants.

15. 2026-05-07
    price $149,900 267-char remark

    Show marketing remark (267 chars)

    Affordable Brooklyn Park townhome with strong upside. 3 bedrooms, 2 bathrooms, and only minor cosmetic work needed. Newer mechanicals including water heater, washer, dryer, and stove. Prime location near freeways, shopping, and parks. Great value for owner-occupants.

16. 2026-05-05
    historical 267-char remark

    Show marketing remark (267 chars)

    Affordable Brooklyn Park townhome with strong upside. 3 bedrooms, 2 bathrooms, and only minor cosmetic work needed. Newer mechanicals including water heater, washer, dryer, and stove. Prime location near freeways, shopping, and parks. Great value for owner-occupants.

17. 2026-05-01
    status Active 267-char remark

    Show marketing remark (267 chars)

    Affordable Brooklyn Park townhome with strong upside. 3 bedrooms, 2 bathrooms, and only minor cosmetic work needed. Newer mechanicals including water heater, washer, dryer, and stove. Prime location near freeways, shopping, and parks. Great value for owner-occupants.

18. 2026-04-26
    historical 267-char remark

    Show marketing remark (267 chars)

    Affordable Brooklyn Park townhome with strong upside. 3 bedrooms, 2 bathrooms, and only minor cosmetic work needed. Newer mechanicals including water heater, washer, dryer, and stove. Prime location near freeways, shopping, and parks. Great value for owner-occupants.

19. 2026-04-09
    status Active 267-char remark

    Show marketing remark (267 chars)

    Affordable Brooklyn Park townhome with strong upside. 3 bedrooms, 2 bathrooms, and only minor cosmetic work needed. Newer mechanicals including water heater, washer, dryer, and stove. Prime location near freeways, shopping, and parks. Great value for owner-occupants.

20. 2026-02-16
    listed $164,500 Active 267-char remark

    Show marketing remark (267 chars)

    Affordable Brooklyn Park townhome with strong upside. 3 bedrooms, 2 bathrooms, and only minor cosmetic work needed. Newer mechanicals including water heater, washer, dryer, and stove. Prime location near freeways, shopping, and parks. Great value for owner-occupants.

21. 2026-02-12
    historical $164,500 267-char remark

    Show marketing remark (267 chars)

    Affordable Brooklyn Park townhome with strong upside. 3 bedrooms, 2 bathrooms, and only minor cosmetic work needed. Newer mechanicals including water heater, washer, dryer, and stove. Prime location near freeways, shopping, and parks. Great value for owner-occupants.

22. 2022-07-08
    soldstatus $195,000 Sold 481-char remark

    Show marketing remark (481 chars)

    Come and check this unique and beautiful 3 bedroom, 2 bathroom multi-level town home. Spacious kitchen with a walkout to private wood fenced patio. New flooring throughout. Freshly painted interior. New countertop and new sink, detached garage stall #10 included PLUS a parking spot #10 outside for a second car. Ideal location: close to a bus line, less than half a mile from Zane Park, minutes away from multiple shopping centers, and has easy access to Highways 169 and 610.

23. 2022-06-19
    status Pending 481-char remark

    Show marketing remark (481 chars)

    Come and check this unique and beautiful 3 bedroom, 2 bathroom multi-level town home. Spacious kitchen with a walkout to private wood fenced patio. New flooring throughout. Freshly painted interior. New countertop and new sink, detached garage stall #10 included PLUS a parking spot #10 outside for a second car. Ideal location: close to a bus line, less than half a mile from Zane Park, minutes away from multiple shopping centers, and has easy access to Highways 169 and 610.

24. 2022-06-02
    historical Contingent - Inspection 481-char remark

    Show marketing remark (481 chars)

    Come and check this unique and beautiful 3 bedroom, 2 bathroom multi-level town home. Spacious kitchen with a walkout to private wood fenced patio. New flooring throughout. Freshly painted interior. New countertop and new sink, detached garage stall #10 included PLUS a parking spot #10 outside for a second car. Ideal location: close to a bus line, less than half a mile from Zane Park, minutes away from multiple shopping centers, and has easy access to Highways 169 and 610.

25. 2022-05-31
    listed $185,000 Active 481-char remark

    Show marketing remark (481 chars)

    Come and check this unique and beautiful 3 bedroom, 2 bathroom multi-level town home. Spacious kitchen with a walkout to private wood fenced patio. New flooring throughout. Freshly painted interior. New countertop and new sink, detached garage stall #10 included PLUS a parking spot #10 outside for a second car. Ideal location: close to a bus line, less than half a mile from Zane Park, minutes away from multiple shopping centers, and has easy access to Highways 169 and 610.

26. 2022-05-20
    historical $185,000 481-char remark

    Show marketing remark (481 chars)

    Come and check this unique and beautiful 3 bedroom, 2 bathroom multi-level town home. Spacious kitchen with a walkout to private wood fenced patio. New flooring throughout. Freshly painted interior. New countertop and new sink, detached garage stall #10 included PLUS a parking spot #10 outside for a second car. Ideal location: close to a bus line, less than half a mile from Zane Park, minutes away from multiple shopping centers, and has easy access to Highways 169 and 610.

27. 2013-02-22
    soldstatus $41,000
28. 2012-12-07
    historical
29. 2012-11-27
    listed $35,000
30. 2010-11-05
    historical
31. 2010-11-01
    listed $75,000
32. 2010-10-28
    historical
33. 2010-06-23
    listed $80,000
34. 2010-05-20
    historical
35. 2009-11-20
    listed $99,900
36. 2009-06-10
    soldstatus $65,000
37. 2009-03-19
    historical
38. 2009-03-18
    soldstatus $65,000
39. 2009-02-23
    listed $69,900
40. 2008-12-07
    historical
41. 2008-05-07
    listed $185,000
42. 2003-07-08
    soldstatus $138,100
43. 2003-05-25
    soldstatus $138,100
44. 2003-04-30
    historical
45. 2003-04-29
    listed $140,000
46. 2000-03-09
    soldstatus $54,550
47. 1999-12-27
    historical
48. 1999-11-11
    listed $58,000
49. 1995-10-13
    soldstatus $47,666
50. 1993-03-05
    historical

ⓘ 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: $3,013 · $251/mo
• Projected year-2 tax: $3,013 · $251/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 3/10 Moderate 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,119
• − Mortgage interest: −$8,397
• − Property taxes: −$3,013
• − Insurance: −$750
• − Repairs & maintenance: −$1,450
• − Management: −$1,450
• − HOA: −$4,320
• − Depreciation: −$4,361
• Taxable loss: −$5,620
• Est. tax savings @ 24.0%: +$1,349
• After-tax cash flow: $-1,853/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 — Brooklyn Park

• Score: 81/100
• State rank: #50
• US rank: #1308

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Brooklyn Park, MN
• County: Hennepin County · 1,150,272 people
• City population: 33,660
• Metro: Minneapolis-St. Paul-Bloomington, MN-WI
• Population (ZIP): 33,660
• Household income: $95,082
• Rent vs Own: 27.4% rent · 72.6% own
• Severe rent burden: 968.0

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: Highly diverse neighborhood (Simpson 0.71)
• Race & ethnicity: White 40% Black 30% Asian 19% Two or more races 8% Hispanic / Latino 4%
• Common ancestry: Portuguese 7% Swiss 4% Romanian 3%
• Foreign-born: 25% · Vietnam, Canada, South Korea
• Languages at home: 71% English-only · Other Asian/Pacific 10% Vietnamese 4% Spanish 2%

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: ▼ -199.26%
• Current HPI: 206.3855
• Rent YoY: ▲ 6.26%
• 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

+205.9% since first listed

38 events — show timeline

• 2026-05-07 Relisted — NORTHSTARMLS as Distributed by MLS Grid
• 2026-05-07 Price Changed $149,900 NORTHSTARMLS as Distributed by MLS Grid
• 2026-05-05 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2026-05-01 Relisted — NORTHSTARMLS as Distributed by MLS Grid
• 2026-04-26 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2026-04-09 Relisted — NORTHSTARMLS as Distributed by MLS Grid
• 2026-02-16 Listed $164,500 NORTHSTARMLS as Distributed by MLS Grid
• 2026-02-12 Coming Soon $164,500 NORTHSTARMLS as Distributed by MLS Grid
• 2022-07-08 Sold (MLS) $195,000 NORTHSTARMLS as Distributed by MLS Grid
• 2022-06-19 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2022-06-02 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2022-05-31 Listed $185,000 NORTHSTARMLS as Distributed by MLS Grid
• 2022-05-20 Coming Soon $185,000 NORTHSTARMLS as Distributed by MLS Grid
• 2013-02-22 Sold (MLS) $41,000 NORTHSTARMLS as Distributed by MLS Grid
• 2012-12-07 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2012-11-27 Listed $35,000 NORTHSTARMLS as Distributed by MLS Grid
• 2010-11-05 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2010-11-01 Listed $75,000 NORTHSTARMLS as Distributed by MLS Grid
• 2010-10-28 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2010-06-23 Listed $80,000 NORTHSTARMLS as Distributed by MLS Grid
• 2010-05-20 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2009-11-20 Listed $99,900 NORTHSTARMLS as Distributed by MLS Grid
• 2009-06-10 Sold (Public Records) $65,000 Public Records
• 2009-03-19 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2009-03-18 Sold (MLS) $65,000 NORTHSTARMLS as Distributed by MLS Grid
• 2009-02-23 Listed $69,900 NORTHSTARMLS as Distributed by MLS Grid
• 2008-12-07 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2008-05-07 Listed $185,000 NORTHSTARMLS as Distributed by MLS Grid
• 2003-07-08 Sold (Public Records) $138,100 Public Records
• 2003-05-25 Sold (MLS) $138,100 NORTHSTARMLS as Distributed by MLS Grid
• 2003-04-30 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2003-04-29 Listed $140,000 NORTHSTARMLS as Distributed by MLS Grid
• 2000-03-09 Sold (MLS) $54,550 NORTHSTARMLS as Distributed by MLS Grid
• 1999-12-27 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 1999-11-11 Listed $58,000 NORTHSTARMLS as Distributed by MLS Grid
• 1995-10-13 Sold (Public Records) $47,666 Public Records
• 1993-03-05 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 1992-09-09 Listed $49,000 NORTHSTARMLS as Distributed by MLS Grid

Property tax history

+4.5%/yr

Latest (2025): $3,013 · +7.8% YoY. Source: county tax records.