11500 Douglas Dr N · Champlin, MN 55316

$349,900

4 bd · 2.0 ba · 2,068 sqft · SingleFamily public records · 8 Days on market

Built 1975 0.33 ac lot $169/sqft · 11% below area Est $462k · 24% under

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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 +8.9/30.0
• Schools +4.7/10.0
• Livability +4.5/5.0
• DSCR +2.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks

Spacious split-entry home with a large footprint, ideally located on a corner lot. Three bedrooms are conveniently situated on one level, while the lower level offers a generous family room and a separate amusement room—perfect for entertaining or flexible living space. Tile flooring adds durability throughout, and two fireplaces provide warmth and comfort. Easy access to Highway 169 makes commuting a breeze, with shopping, restaurants, and everyday conveniences just minutes away.

Key facts

• 0.33 acre lot
• 2 garage spots
• Built 1975

Property features AI

Exterior

• Parking: Attached 2-car garage
• Utilities: City water (connected); City sewer (connected); Natural gas service; Electric service with circuit breakers
• Home design: Residential property; Split entry (bi-level) design; Two levels (main and lower)
• Construction: Block foundation; Asphalt roof (over 8 years old)
• Exterior features: Deck; Storage shed; Corner lot with sidewalks and city street frontage

Interior

• Kitchen: Eat-in kitchen / kitchen-dining room layout; Range; Microwave; Dishwasher
• Bedrooms: 4 bedrooms (three on the upper/main level, one on the lower level)
• Bathrooms: One full bathroom on the upper level; One three-quarter bathroom in the basement
• Heating & cooling: Forced air heating; Fireplace heating options; Central air conditioning
• Interior features: Ceiling fans; Kitchen window; Finished basement with daylight/lookout windows; Block foundation in basement; Two fireplaces (wood burning and electric) serving family room, living room and amusement room; 3 bedrooms on one level
• Laundry & utility: Washer located in the basement; Gas water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $350k.

Deal economics

• At list price, monthly cash flow is $-281 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $300k (14.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $256k (26.8% below list).
• Recommended offer: $256k (26.8% below list) — sets the bar for 1% rule.
• Cap rate 5.3% vs local median 4.2% in Champlin — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 90/100 on livability (#4 in MN, #106 nationally) — a professional / high-income tenant draw. Strengths: commute A+, employment A+, housing A+.
• 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.
• Zoned schools: Oxbow Creek Elementary (math 71% / reading 65%, grade B+, #96 of 857 statewide, top 11%, 1,028 students, 31% FRL); Jackson Middle (math 39% / reading 51%, grade D, #113 of 258 statewide, top 45%, 1,981 students, 43% FRL); Champlin Park High School (math 48% / reading 63%, grade C, #80 of 471 statewide, top 17%, 2,983 students, 41% FRL).
• Market conditions: 105 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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).

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.
• Hennepin County population projected at +30% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 33y 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.

Recommended offer $256,116 (26.8% 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. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.73% ✗
• Cap rate: 5.33%
• Cash-on-cash: -3.44%
• DSCR: 0.85
• GRM: 11.4

CMA / ARV

• ARV (median comp): $461,834
• List price: $349,900
• Delta: -24.24%
• Verdict: UNDERPRICED
• Comps: 5 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -22.1%
• Equity multiple: 0.24×
• Total profit: $-74,625
• Equity at exit: $52,171

10-year hold

• IRR: -16.1%
• Equity multiple: 0.10×
• Total profit: $-88,151
• Equity at exit: $30,253

Cash invested: $97,972 (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 55316

• Active inventory: 105
• Price-to-rent: 11.4×

Monthly cashflow live

• Estimated rent: $2,561 medium
• Mortgage (P&I): −$1,835
• Tax from tax record: −$324 /mo · $3,883/yr
• Insurance: −$146
• HOA: −$0
• Vacancy / Maint / Mgmt: −$538
• Net cashflow: $-281

Break-even live

Break-even rent $2,917

Max offer price $300,267

Occupancy floor —

Sensitivity live

Price	-10% $-83	-5% $-182	+0% $-281	+5% $-380	+10% $-479
Rent	-10% $-483	-5% $-382	+0% $-281	+5% $-180	+10% $-79
Rate	-1.0pp $-105	-0.5pp $-192	base $-281	+0.5pp $-372	+1.0pp $-464

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: $87,475
• Closing costs: $10,497
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11209 Oregon Ave N Champlin, MN	3.0	2.0	2144	$2,695	$1.26	18d	1	0.88mi
11408 Winnetka Ave N Champlin, MN	3.0	1.0	1428	$1,050	$0.74	21d	1	1.01mi
11020 W River Rd Champlin, MN	5.0	2.0	2046	$2,500	$1.22	12d	1	1.10mi
11960 Emery Village Dr N Champlin, MN	3.0	3.0	1665	$2,299	$1.38	23d	1	1.46mi

Listing history 11 events

1. 2026-05-08
   status Pending 491-char remark
2. 2026-05-03
   historical Contingent - Inspection 491-char remark
3. 2026-05-01
   listed $349,900 Active 491-char remark
4. 2026-04-28
   historical $349,900 491-char remark
5. 1996-12-10
   soldstatus $108,500
6. 1996-11-27
   soldstatus $108,500
7. 1996-09-30
   historical
8. 1996-08-05
   listed $111,500
9. 1993-09-29
   soldstatus $96,500
10. 1993-09-29
    soldstatus $96,500
11. 1993-06-09
    listed $99,450

ⓘ 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: $3,883 · $324/mo
• Projected year-2 tax: $3,901 · $325/mo
• Expected delta: +$18/yr (+$1/mo · 0.5%)

ⓘ 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 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $30,734
• − Mortgage interest: −$19,600
• − Property taxes: −$3,883
• − Insurance: −$1,750
• − Repairs & maintenance: −$2,459
• − Management: −$2,459
• − Depreciation: −$10,179
• Taxable loss: −$9,595
• Est. tax savings @ 24.0%: +$2,303
• After-tax cash flow: $-1,069/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 — Champlin

• Score: 90/100
• State rank: #4
• US rank: #106

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Champlin, MN
• County: Hennepin County · 1,150,272 people
• City population: 23,294
• Metro: Minneapolis-St. Paul-Bloomington, MN-WI
• Population (ZIP): 23,294
• Household income: $116,102
• Rent vs Own: 11.9% rent · 88.1% own
• Severe rent burden: 270.0

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 (78%)
• Race & ethnicity: White 78% Black 11% Asian 4% Two or more races 4% Hispanic / Latino 2%
• Common ancestry: Portuguese 12% Romanian 4% Lithuanian 3%
• Foreign-born: 11% · Canada, Vietnam, South Korea
• Languages at home: 88% English-only · Russian/Polish/Slavic 2% Other Asian/Pacific 2% Spanish 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: ▼ -311.30%
• Current HPI: 229.5956
• 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

+257.0% since first listed

12 events — show timeline

• 2026-06-12 Sold (MLS) $355,000 NORTHSTARMLS as Distributed by MLS Grid
• 2026-05-08 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2026-05-03 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2026-05-01 Listed $349,900 NORTHSTARMLS as Distributed by MLS Grid
• 2026-04-28 Coming Soon $349,900 NORTHSTARMLS as Distributed by MLS Grid
• 1996-12-10 Sold (Public Records) $108,500 Public Records
• 1996-11-27 Sold (MLS) $108,500 NORTHSTARMLS as Distributed by MLS Grid
• 1996-09-30 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 1996-08-05 Listed $111,500 NORTHSTARMLS as Distributed by MLS Grid
• 1993-09-29 Sold (Public Records) $96,500 Public Records
• 1993-09-29 Sold (MLS) $96,500 NORTHSTARMLS as Distributed by MLS Grid
• 1993-06-09 Listed $99,450 NORTHSTARMLS as Distributed by MLS Grid

Property tax history

+3.5%/yr

Latest (2025): $3,883 · -9.7% YoY. Source: county tax records.