6075 Lincoln Dr #203 · Edina, MN 55436

$184,900

2 bd · 2.0 ba · 1,360 sqft · Condo · 44 Days on market

Built 1975 $136/sqft · 20% below area Est $231k · 20% under $915/mo HOA · 40% 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
• 1% rule +7.4/10.0
• Cash flow +5.6/30.0
• Rent growth +4.7/5.0
• Schools +4.6/10.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

BEST BUY IN EDINA GREAT 2 BR 2 BA WITH 2 PARKING SPACES. TONS OF STORAGE UNSURPASSED AMMENITIES CONVENIENT LOCATION ONE LEVEL LIVING BEAUTIFUL NATURAL VIEWS DON'T MISS

Key facts

• Fitness center
• Hot tub
• Sauna

Tags

• INDOOR AND OUTDOOR POOLS
• HOT TUB
• FITNESS CENTER
• LOCKER ROOM
• SAUNA
• PARTY ROOM

Property features AI

Finance

• Other: Shared indoor heated pool (community); Fractional ownership: No
• HOA & community: Association: Gasson; Monthly association fee; Association amenities include car wash, tennis courts, and other shared amenities; HOA fee covers cable TV, controlled access, hazard insurance, heating, internet, lawn care, ground maintenance, professional management, recreation facility, shared amenities, snow removal, and water

Exterior

• Parking: Underground heated garage; Assigned garage stalls #12 and #13; Two garage spaces
• Utilities: City water (in street); City sewer, connected; Electric with circuit breakers; Natural gas
• Home design: Attached residential property; One-level living; Flat roof
• Construction: Block foundation
• Exterior features: Enclosed/screened porch / balcony; Porch; Stone exterior; Shared heated indoor pool

Interior

• Kitchen: Cooktop; Range; Microwave; Dishwasher; Refrigerator; Breakfast area / informal dining
• Bedrooms: Two bedrooms (both on the main level); Main floor primary bedroom
• Bathrooms: One full bathroom on the main floor; One three-quarter bathroom on the main floor
• Heating & cooling: Baseboard heating; Central air conditioning; Natural gas fuel
• Interior features: Ceiling fan(s); Main floor primary bedroom; All living facilities on one level; Main floor bedroom; Main floor laundry; Walk-in closet; Accessible elevator installed
• Laundry & utility: In-unit washer/dryer hookups; Washer hookup; Washer and dryer listed in appliances

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $185k.

Deal economics

• At list price, monthly cash flow is $-388 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $129k (30.4% below list).
• Meets the 1% rule at list price ($2k rent vs $185k).
• Recommended offer: $129k (30.4% below list) — sets the bar for cash-flow.
• Cap rate 3.8% vs local median 1.7% in Edina — 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 80/100 on livability (#82 in MN, #1,926 nationally) — a professional / high-income tenant draw. Strengths: crime A+, commute A+, employment A+; Watch: amenities F, cost of living F.
• Hopkins Public School District (suburban): math 48% / reading 57% proficiency, ranked #75 of 301 in MN (top 25%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Alice Smith Elementary (math 34% / reading 44%, grade F, #632 of 857 statewide, top 74%, 515 students, 63% FRL); Hopkins West Junior High (math 62% / reading 72%, grade A-, #11 of 258 statewide, top 5%, 592 students, 47% FRL); Hopkins Senior High (math 52% / reading 63%, grade C, #59 of 471 statewide, top 13%, 1,491 students, 40% FRL) — zoned schools average 50% FRL vs 29% district-wide (21 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+8.8%/yr); 125 active listings in the ZIP; 13 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; 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 $6k 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 44 days — a 3% lower offer ($179k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 31y 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 $9k; list at $185k implies a 1963% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 40% of rent.

Recommended offer $128,736 (30.4% 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 44 days. Have you received any prior offers? Is the seller open to a 30% concession, seller financing, or rate buy-down credit?
3. Built in 1975 — 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. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.24% ✓
• Cap rate: 3.77%
• Cash-on-cash: -9.00%
• DSCR: 0.60
• GRM: 6.7

CMA / ARV

• ARV (median comp): $230,560
• List price: $184,900
• Delta: -19.80%
• Verdict: UNDERPRICED
• Comps: 2 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -21.8%
• Equity multiple: 0.19×
• Total profit: $-42,013
• Equity at exit: $27,569

10-year hold

• IRR: -2.3%
• Equity multiple: 0.79×
• Total profit: $-11,044
• Equity at exit: $15,987

Cash invested: $51,772 (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 55436

• Rents YoY: 8.8%
• Active inventory: 125
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $2,284 high
• Mortgage (P&I): −$970
• Tax est. 1.5%: −$231 /mo · $2,774/yr
• Insurance: −$77
• HOA: −$915
• Vacancy / Maint / Mgmt: −$480
• Net cashflow: $-388

Break-even live

Break-even rent $2,776

Max offer price $128,736

Occupancy floor —

Sensitivity live

Price	-10% $-260	-5% $-324	+0% $-388	+5% $-452	+10% $-516
Rent	-10% $-569	-5% $-478	+0% $-388	+5% $-298	+10% $-208
Rate	-1.0pp $-295	-0.5pp $-341	base $-388	+0.5pp $-436	+1.0pp $-485

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: $46,225
• Closing costs: $5,547
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5995 Lincoln Dr Minneapolis, MN	2.0	1.0–2.0	1008	$3,096	$3.07	0d	16	0.21mi
6650 Vernon Ave S #407 Minneapolis, MN	2.0	1.0	903	$1,900	$2.10	13d	1	0.23mi
10702 Red Circle Dr Minnetonka, MN	3.0	1.0–3.0	953	$3,417	$3.58	0d	137	0.85mi
6426 W City Pkwy Eden Prairie, MN	1.0–2.0	1.0–2.0	891	$2,143	$2.41	0d	10	0.92mi
10950 Red Circle Dr Hopkins, MN	2.0	1.0–2.0	876	$2,670	$3.05	0d	17	0.92mi
11001 Bren Rd E Hopkins, MN	1.0–3.0	1.0–2.0	1001	$1,638	$1.64	1d	26	0.94mi
6459 Regency Ln Eden Prairie, MN	3.0	2.5	1775	$2,350	$1.32	23d	1	0.97mi
11050 Red Circle Dr Hopkins, MN	3.0	1.0–2.0	1110	$3,180	$2.86	0d	52	1.07mi
1007 11th Ave S Unit 1007-4 Hopkins, MN	2.0	1.0	920	$1,450	$1.58	14d	1	1.14mi
10745 Smetana Rd Minnetonka, MN	2.0	1.0–2.0	811	$1,725	$2.13	1d	19	1.20mi
942 Westbrooke Way #1 Hopkins, MN	2.0	1.0	918	$1,550	$1.69	19d	1	1.21mi
932 Westbrooke Way #8 Hopkins, MN	2.0	1.0	918	$1,375	$1.50	6d	1	1.22mi
6901 Flying Cloud Dr Eden Prairie, MN	1.0–2.0	1.0–2.0	918	$3,126	$3.41	0d	22	1.29mi

HOA detail condo

• Monthly dues: $915 · $10,980/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 29 events

1. 2026-06-21
   days on market $184,900 Active 44 DOM
2. 2026-06-18
   days on market $184,900 Active 41 DOM
3. 2026-06-17
   days on market $184,900 Active 40 DOM
4. 2026-06-16
   days on market $184,900 Active 39 DOM
5. 2026-06-15
   days on market $184,900 Active 38 DOM
6. 2026-06-13
   days on market $184,900 Active 36 DOM
7. 2026-06-13
   days on market $184,900 Active 35 DOM
8. 2026-06-09
   days on market $184,900 Active 32 DOM
9. 2026-06-08
   days on market $184,900 Active 31 DOM
10. 2026-06-07
    days on market $184,900 Active 30 DOM
11. 2026-06-04
    days on market $184,900 Active 27 DOM
12. 2026-06-03
    days on market $184,900 Active 26 DOM
13. 2026-06-02
    days on market $184,900 Active 25 DOM
14. 2026-06-01
    days on market $184,900 Active 24 DOM
15. 2026-05-31
    days on market $184,900 Active 23 DOM
16. 2026-05-08
    listed $184,900 Active 802-char remark
17. 2013-11-08
    soldstatus $8,964
18. 2013-10-20
    historical
19. 2013-09-07
    listed $129,000 Temporarily Not Available For Showing
20. 2013-06-20
    soldstatus $7,159
21. 2008-06-03
    soldstatus $151,000
22. 2008-05-09
    soldstatus $151,000

    Show marketing remark (167 chars)

    BEST BUY IN EDINA GREAT 2 BR 2 BA WITH 2 PARKING SPACES. TONS OF STORAGE UNSURPASSED AMMENITIES CONVENIENT LOCATION ONE LEVEL LIVING BEAUTIFUL NATURAL VIEWS DON'T MISS

23. 2008-04-21
    historical

    Show marketing remark (167 chars)

    BEST BUY IN EDINA GREAT 2 BR 2 BA WITH 2 PARKING SPACES. TONS OF STORAGE UNSURPASSED AMMENITIES CONVENIENT LOCATION ONE LEVEL LIVING BEAUTIFUL NATURAL VIEWS DON'T MISS

24. 2007-09-27
    listed $159,900

    Show marketing remark (167 chars)

    BEST BUY IN EDINA GREAT 2 BR 2 BA WITH 2 PARKING SPACES. TONS OF STORAGE UNSURPASSED AMMENITIES CONVENIENT LOCATION ONE LEVEL LIVING BEAUTIFUL NATURAL VIEWS DON'T MISS

25. 2000-08-15
    soldstatus $155,000
26. 1995-07-24
    soldstatus $104,000
27. 1995-07-24
    soldstatus $104,000
28. 1995-06-16
    historical
29. 1995-06-11
    listed $104,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 ≥98°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: $27,413
• − Mortgage interest: −$10,357
• − Property taxes: −$2,774
• − Insurance: −$924
• − Repairs & maintenance: −$2,193
• − Management: −$2,193
• − HOA: −$10,980
• − Depreciation: −$5,379
• Taxable loss: −$7,388
• Est. tax savings @ 24.0%: +$1,773
• After-tax cash flow: $-2,885/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: Hopkins Public School District
• NCES district ID: 2714260
• Math proficiency: 48% ▼ -6.00%
• Reading proficiency: 57% ▼ -2.00%
• Median HH income: $66,915
• Composite: 46.44/100
• National rank: #2448
• State rank: #75 of 301 in MN

Livability — Edina

• Score: 80/100
• State rank: #82
• US rank: #1926

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Edina, MN
• County: Hennepin County · 1,150,272 people
• City population: 38,943
• Metro: Minneapolis-St. Paul-Bloomington, MN-WI
• Population (ZIP): 14,462
• Household income: $144,129
• Rent vs Own: 24.3% rent · 75.7% own
• Severe rent burden: 439.0

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 (88%)
• Race & ethnicity: White 88% Two or more races 5% Asian 4% Hispanic / Latino 3%
• Common ancestry: Portuguese 15% Romanian 4% Lithuanian 3%
• Foreign-born: 8% · Canada, China, South Korea
• Languages at home: 92% English-only · French/Haitian/Cajun 2% Spanish 2% Other Indo-European 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: ▼ -451.22%
• Current HPI: 239.0967
• Rent YoY: ▲ 8.84%
• 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

+77.8% since first listed

14 events — show timeline

• 2026-05-08 Listed $184,900 NORTHSTARMLS as Distributed by MLS Grid
• 2013-11-08 Sold (Public Records) $8,964 Public Records
• 2013-10-20 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2013-09-07 Listed $129,000 NORTHSTARMLS as Distributed by MLS Grid
• 2013-06-20 Sold (Public Records) $7,159 Public Records
• 2008-06-03 Sold (Public Records) $151,000 Public Records
• 2008-05-09 Sold (MLS) $151,000 NORTHSTARMLS as Distributed by MLS Grid
• 2008-04-21 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2007-09-27 Listed $159,900 NORTHSTARMLS as Distributed by MLS Grid
• 2000-08-15 Sold (Public Records) $155,000 Public Records
• 1995-07-24 Sold (Public Records) $104,000 Public Records
• 1995-07-24 Sold (MLS) $104,000 NORTHSTARMLS as Distributed by MLS Grid
• 1995-06-16 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 1995-06-11 Listed $104,000 NORTHSTARMLS as Distributed by MLS Grid

Property tax history

-1.7%/yr

Latest (2025): $44 · +3.3% YoY. Source: county tax records.