13432 Marigold St NW · Andover, MN 55304

$400,000

3 bd · 3.0 ba · 2,392 sqft · SingleFamily public records · 27 Days on market

Built 1986 0.27 ac lot $167/sqft · 6% below area Est $659k · 39% 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 +9.9/30.0
• Schools +4.7/10.0
• Livability +3.6/5.0
• DSCR +2.8/10.0
• 1% rule +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming 2 story in a quiet, established Andover nghbrhd. Meticulously maintained w/a well designed flr plan-4 brs on 1 lvl & private master suite! Features frplc, lg bkyd, fresh paint, sprinklers, finished LL & more. Pre-inspected & 1-yr warranty!

Key facts

• 0.27 acre lot
• 2 garage spots
• Built 1986

Property features AI

Exterior

• Parking: Attached insulated garage with automatic opener; 2-car garage (garage door 16' wide x 7' high)
• Security: Security system
• Utilities: City water connected; City sewer connected; Natural gas
• Home design: Residential property; Two levels; Primary bedroom on main level option (main floor primary suite); Sun room
• Construction: Frame construction; Block foundation
• Exterior features: Vinyl exterior; Rear patio and porch; Porch; In-ground sprinkler; Sun room; Storage shed; Medium tree coverage

Interior

• Kitchen: Dishwasher; Double oven; Range; Microwave; Refrigerator; Stainless steel appliances
• Bedrooms: 5 bedrooms total; Primary suite (private ensuite); Three bedrooms on one level; Bedroom 2 (upper); Bedroom 3 (upper); Bedroom 4 (upper); Bedroom 5 (lower)
• Flooring: Hardwood floors
• Bathrooms: 3 full bathrooms; 1 half bathroom; Double sink vanities; Upper-level full bath; Full basement bathroom
• Heating & cooling: Forced air heating; Central air conditioning; Fireplace(s) contribute to heating
• Interior features: Ceiling fans; French doors; Hardwood floors; Kitchen window; Natural woodwork; Paneled doors; Sun room; Security system; Walk-in closets; Primary bedroom with walk-in closet; Primary bedroom ensuite; Main floor half bath; Separate tub and shower; Jetted tub; Walk-in shower stall; Egress windows in basement; Finished basement with storage space and sump pump; Wood-burning fireplace in family room
• Laundry & utility: Main level laundry room with sink; Washer hookup; Electric dryer hookup; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $400k.

Deal economics

• At list price, monthly cash flow is $-246 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $357k (10.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $306k (23.4% below list).
• Recommended offer: $306k (23.4% below list) — sets the bar for 1% rule.
• Cap rate 5.6% vs local median 3.6% in Andover — 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 72/100 on livability (#291 in MN) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, schools A; Watch: amenities F, commute F, cost of living 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: 392 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 75% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $3k of loan paydown is wiped out by about $12k 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 27 days — a 2% lower offer ($394k) is reasonable based on typical stale-listing flexibility.
• 8 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.
• Current owner paid $240k; list at $400k implies a 67% gain — meaningful room to come down on a strong offer.

Recommended offer $306,388 (23.4% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 0.77% ✗
• Cap rate: 5.56%
• Cash-on-cash: -2.64%
• DSCR: 0.88
• GRM: 10.9

CMA / ARV

• ARV (median comp): $658,518
• List price: $400,000
• Delta: -39.26%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
12888 Marigold St NW	0.49mi	4/2.0 (+1)	2,238 (-6%)	10mo	$348,000	$155	49

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: -20.7%
• Equity multiple: 0.28×
• Total profit: $-80,497
• Equity at exit: $59,641

10-year hold

• IRR: -14.0%
• Equity multiple: 0.19×
• Total profit: $-90,324
• Equity at exit: $34,585

Cash invested: $112,000 (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 55304

• Active inventory: 392
• Price-to-rent: 10.9×

Monthly cashflow live

• Estimated rent: $3,064 medium
• Mortgage (P&I): −$2,098
• Tax from tax record: −$402 /mo · $4,825/yr
• Insurance: −$167
• HOA: −$0
• Vacancy / Maint / Mgmt: −$643
• Net cashflow: $-246

Break-even live

Break-even rent $3,375

Max offer price $356,549

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: $100,000
• Closing costs: $12,000
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
13310 Lily St NW Andover, MN	4.0	2.0	2046	$3,200	$1.56	44d	1	0.16mi
2521 138th Ave NW Andover, MN	3.0	2.0	1600	$2,595	$1.62	44d	1	0.97mi
3684 141st Ln NW Andover, MN	4.0	3.0	3231	$3,429	$1.06	5d	1	1.01mi
3901 9th Ln Anoka, MN	4.0	2.0	1936	$1,995	$1.03	44d	1	1.28mi

Listing history 29 events

1. 2026-06-13
   statusdays on market $400,000 Pending 27 DOM
2. 2026-06-09
   days on market $400,000 Contingent - Inspection 25 DOM
3. 2026-06-08
   days on market $400,000 Contingent - Inspection 24 DOM
4. 2026-06-07
   days on market $400,000 Contingent - Inspection 23 DOM
5. 2026-06-04
   days on market $400,000 Contingent - Inspection 20 DOM
6. 2026-06-03
   days on market $400,000 Contingent - Inspection 19 DOM
7. 2026-06-02
   days on market $400,000 Contingent - Inspection 18 DOM
8. 2026-06-01
   days on market $400,000 Contingent - Inspection 17 DOM
9. 2026-05-31
   days on market $400,000 Contingent - Inspection 16 DOM
10. 2026-05-18
    historical Contingent - Inspection 2455-char remark
11. 2026-05-15
    listed $400,000 Active 2455-char remark
12. 2026-05-14
    historical $400,000 2455-char remark
13. 2011-08-15
    soldstatus $239,900
14. 2011-07-29
    soldstatus $239,900 260-char remark

    Show marketing remark (260 chars)

    Charming 2 story in a quiet, established Andover nghbrhd. Meticulously maintained w/a well designed flr plan-4 brs on 1 lvl & private master suite! Features frplc, lg bkyd, fresh paint, sprinklers, finished LL & more. Pre-inspected & 1-yr warranty!

15. 2011-06-06
    historical 260-char remark

    Show marketing remark (260 chars)

    Charming 2 story in a quiet, established Andover nghbrhd. Meticulously maintained w/a well designed flr plan-4 brs on 1 lvl & private master suite! Features frplc, lg bkyd, fresh paint, sprinklers, finished LL & more. Pre-inspected & 1-yr warranty!

16. 2011-03-25
    listed $239,900 260-char remark

    Show marketing remark (260 chars)

    Charming 2 story in a quiet, established Andover nghbrhd. Meticulously maintained w/a well designed flr plan-4 brs on 1 lvl & private master suite! Features frplc, lg bkyd, fresh paint, sprinklers, finished LL & more. Pre-inspected & 1-yr warranty!

17. 2010-10-08
    historical
18. 2010-04-08
    listed $264,900
19. 2010-04-08
    historical
20. 2009-11-13
    listed $285,000
21. 2009-10-23
    historical
22. 2009-04-23
    listed $299,900
23. 1994-04-29
    soldstatus $185,500
24. 1994-03-08
    historical
25. 1993-12-31
    listed $186,900
26. 1993-09-30
    historical
27. 1993-04-28
    historical
28. 1993-04-23
    listed $186,900
29. 1993-04-05
    listed $204,900

ⓘ 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: $4,825 · $402/mo
• Projected year-2 tax: $4,825 · $402/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 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $36,767
• − Mortgage interest: −$22,406
• − Property taxes: −$4,825
• − Insurance: −$2,000
• − Repairs & maintenance: −$2,941
• − Management: −$2,941
• − Depreciation: −$11,636
• Taxable loss: −$9,984
• Est. tax savings @ 24.0%: +$2,396
• After-tax cash flow: $-555/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 — Andover

• Score: 72/100
• State rank: #291
• US rank: #6311

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Andover, MN
• Population (ZIP): 49,452

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 (88%)
• Race & ethnicity: White 88% Two or more races 4% Asian 3% Black 3% Hispanic / Latino 2%
• Common ancestry: Portuguese 14% Romanian 6% Lithuanian 3%
• Foreign-born: 5% · Canada
• Languages at home: 94% English-only · Other Asian/Pacific 2% Spanish 1% 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: ▼ -267.68%
• Current HPI: 242.7122
• Rent YoY: —
• Metro: —
• 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

+95.2% since first listed

21 events — show timeline

• 2026-06-11 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2026-05-18 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2026-05-15 Listed $400,000 NORTHSTARMLS as Distributed by MLS Grid
• 2026-05-14 Coming Soon $400,000 NORTHSTARMLS as Distributed by MLS Grid
• 2011-08-15 Sold (Public Records) $239,900 Public Records
• 2011-07-29 Sold (MLS) $239,900 NORTHSTARMLS as Distributed by MLS Grid
• 2011-06-06 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2011-03-25 Listed $239,900 NORTHSTARMLS as Distributed by MLS Grid
• 2010-10-08 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2010-04-08 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2010-04-08 Listed $264,900 NORTHSTARMLS as Distributed by MLS Grid
• 2009-11-13 Listed $285,000 NORTHSTARMLS as Distributed by MLS Grid
• 2009-10-23 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2009-04-23 Listed $299,900 NORTHSTARMLS as Distributed by MLS Grid
• 1994-04-29 Sold (MLS) $185,500 NORTHSTARMLS as Distributed by MLS Grid
• 1994-03-08 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 1993-12-31 Listed $186,900 NORTHSTARMLS as Distributed by MLS Grid
• 1993-09-30 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 1993-04-28 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 1993-04-23 Listed $186,900 NORTHSTARMLS as Distributed by MLS Grid
• 1993-04-05 Listed $204,900 NORTHSTARMLS as Distributed by MLS Grid

Property tax history

+3.0%/yr

Latest (2026): $4,825 · +4.5% YoY. Source: county tax records.