9949 Tamarack Cv · Woodbury, MN 55125

$259,900

2 bd · 1.0 ba · 1,129 sqft · Condo public records · 58 Days on market

Built 1995 $230/sqft · 15% below area Est $300k · 13% under $330/mo HOA · 15% 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 +13.5/15.0
• Cash flow +8.1/30.0
• Schools +5.0/10.0
• Livability +4.5/5.0
• 1% rule +3.4/10.0
• Rent growth +3.4/5.0
• Condition / age +2.5/5.0
• DSCR +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This one-level townhome in Woodbury boasts a well-maintained interior and a prime location. With a functional layout, it offers convenient main level living. The vaulted living room features a cozy gas fireplace and built-in shelving, creating an inviting space that flows seamlessly into the kitchen and den area. The kitchen is updated with LVP flooring and includes a center island for added convenience. The den opens up to a private patio, perfect for relaxing or entertaining outdoors. The primary bedroom is spacious and includes a large walk-in closet and access to the full bathroom. Bedroom #2 has built-in shelves and storage cabinets. The laundry room, situated just off the kitchen, provides lots storage space and includes a wash sink for added functionality. Located in the heart of Woodbury, residents will enjoy easy access to shopping, dining, and other amenities. Additionally, the townhome offers easy freeway access.

Key facts

• Patio sliding door
• Durable lvp flooring
• Updated townhome

Tags

• UPDATED TOWNHOME
• NEW WINDOWS
• PATIO SLIDING DOOR
• DURABLE LVP FLOORING
• STAINLESS STEEL APPLIANCES
• SPACIOUS PRIMARY SUITE

Property features AI

Finance

• HOA & community: HOA: Keller Properties; Monthly association fee of $330; HOA covers hazard insurance, lawn care, grounds maintenance, professional management, and snow removal; No association amenities listed

Exterior

• Parking: Attached insulated garage; Guest parking; Asphalt driveway; 1-car garage (approximately 10 x 18 ft)
• Utilities: City water connected; City sewer connected; Natural gas
• Home design: Residential attached property; One-level home
• Construction: Frame construction; Asphalt roof (age 8 years or less); Slab foundation; Built/renovated to have main level finished area of 1,100
• Exterior features: Patio; Stone accents; Irregular lot; Paved streets and private road access; Association-maintained road; Doors 36"+ and fully wheelchair accessible; No exterior stairs; No interior stairs

Interior

• Kitchen: Kitchen with center island; Dishwasher; Range; Microwave; Refrigerator; Stainless steel appliances
• Bedrooms: Two bedrooms (both on main level)
• Bathrooms: One full bathroom on the main floor; Separate tub and shower; Primary walk-through bathroom
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Vaulted ceilings; Ceiling fan(s); Primary bedroom walk-in closet; Main floor primary bedroom; All living facilities on one level; Main floor bedroom; Main floor laundry; Primary bedroom suite; Renovated; Living/Dining room layout; Has gas fireplace
• Laundry & utility: Main level laundry; Washer; Dryer; Gas water heater; Owned water softener

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $260k.

Deal economics

• At list price, monthly cash flow is $-250 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $216k (17.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $219k (15.7% below list).
• Recommended offer: $216k (17.0% below list) — sets the bar for cash-flow.
• Cap rate 5.1% vs local median 3.2% in Woodbury — 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 89/100 on livability (#6 in MN, #153 nationally) — a professional / high-income tenant draw. Strengths: crime A+, commute A+, employment A+; Watch: cost of living F.
• Stillwater Area Public School District (suburban): math 53% / reading 56% proficiency, ranked #54 of 301 in MN (top 18%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 12% free/reduced lunch — higher-income household profile.
• Zoned schools: Oak-Land Middle School (math 50% / reading 52%, grade C, #69 of 258 statewide, top 27%, 933 students, 28% FRL); Stillwater Area High School (math 57% / reading 66%, grade B-, #39 of 471 statewide, top 9%, 2,647 students, 20% FRL).
• Market conditions: Rents rising (+3.6%/yr); 149 active listings in the ZIP; 6 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; 1,405 units permitted in Washington County in 2024 (121 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 $8k of value loss. Plan a longer hold.
• Washington County population projected at +16% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 58 days — a 3% lower offer ($252k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 20y ago; this cycle's ask has dropped $25k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $215,782 (17.0% 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. It's been on market 58 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. 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?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.84% ✗
• Cap rate: 5.14%
• Cash-on-cash: -4.12%
• DSCR: 0.82
• GRM: 9.9

CMA / ARV

• ARV (median comp): $299,650
• List price: $259,900
• Delta: -13.27%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.65% rent growth · sell at horizon

5-year hold

• IRR: -22.4%
• Equity multiple: 0.22×
• Total profit: $-56,433
• Equity at exit: $38,752

10-year hold

• IRR: -14.7%
• Equity multiple: 0.13×
• Total profit: $-63,034
• Equity at exit: $22,471

Cash invested: $72,772 (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 55125

• Rents YoY: 3.6%
• Active inventory: 149
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $2,190 high
• Mortgage (P&I): −$1,363
• Tax from tax record: −$179 /mo · $2,146/yr
• Insurance: −$108
• HOA: −$330
• Vacancy / Maint / Mgmt: −$460
• Net cashflow: $-250

Break-even live

Break-even rent $2,506

Max offer price $215,782

Occupancy floor —

Sensitivity live

Price	-10% $-103	-5% $-176	+0% $-250	+5% $-323	+10% $-397
Rent	-10% $-423	-5% $-336	+0% $-250	+5% $-163	+10% $-77
Rate	-1.0pp $-119	-0.5pp $-184	base $-250	+0.5pp $-317	+1.0pp $-386

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: $64,975
• Closing costs: $7,797
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10225 City Walk Dr Woodbury, MN	1.0–3.0	1.0–3.0	1388	$2,045	$1.47	1d	23	0.43mi
9730 Hudson Blvd N Lake Elmo, MN	3.0	1.0–2.0	1049	$2,413	$2.30	1d	29	0.84mi
9000 City Place Blvd Saint Paul, MN	3.0	1.0–2.5	1194	$3,058	$2.56	3d	34	1.16mi
8630 Summer Wind Alcove Saint Paul, MN	2.0	1.0–1.5	1060	$2,264	$2.14	0d	18	1.25mi
503 Karen Dr Woodbury, MN	1.0–2.0	1.0–2.0	796	$1,688	$2.12	0d	34	1.30mi
10285 Grand Forest Ln Saint Paul, MN	1.0–3.0	1.0–2.5	1287	$2,564	$1.99	0d	30	1.38mi

HOA detail condo

• Monthly dues: $330 · $3,960/yr
• Likely covers: gas
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 39 events

1. 2026-06-21
   days on market $259,900 Active 58 DOM
2. 2026-06-18
   days on market $259,900 Active 55 DOM
3. 2026-06-17
   days on market $259,900 Active 54 DOM
4. 2026-06-16
   days on market $259,900 Active 53 DOM
5. 2026-06-15
   days on market $259,900 Active 52 DOM
6. 2026-06-13
   days on market $259,900 Active 50 DOM
7. 2026-06-13
   pricedays on market $259,900 Active 49 DOM
8. 2026-06-09
   days on market $269,900 Active 46 DOM
9. 2026-06-08
   days on market $269,900 Active 45 DOM
10. 2026-06-07
    days on market $269,900 Active 44 DOM
11. 2026-06-04
    days on market $269,900 Active 41 DOM
12. 2026-06-03
    days on market $269,900 Active 40 DOM
13. 2026-06-02
    days on market $269,900 Active 39 DOM
14. 2026-06-01
    days on market $269,900 Active 38 DOM
15. 2026-05-31
    days on market $269,900 Active 37 DOM
16. 2026-05-18
    price $269,900 954-char remark
17. 2026-04-24
    listed $285,000 Active 954-char remark
18. 2025-10-29
    historical
19. 2025-09-16
    price $279,900
20. 2025-09-04
    listed $289,900 Active
21. 2024-05-09
    soldstatus $230,000
22. 2024-04-30
    soldstatus $230,000 Sold

    Show marketing remark (938 chars)

    This one-level townhome in Woodbury boasts a well-maintained interior and a prime location. With a functional layout, it offers convenient main level living. The vaulted living room features a cozy gas fireplace and built-in shelving, creating an inviting space that flows seamlessly into the kitchen and den area. The kitchen is updated with LVP flooring and includes a center island for added convenience. The den opens up to a private patio, perfect for relaxing or entertaining outdoors. The primary bedroom is spacious and includes a large walk-in closet and access to the full bathroom. Bedroom #2 has built-in shelves and storage cabinets. The laundry room, situated just off the kitchen, provides lots storage space and includes a wash sink for added functionality. Located in the heart of Woodbury, residents will enjoy easy access to shopping, dining, and other amenities. Additionally, the townhome offers easy freeway access.

23. 2024-04-14
    status Pending

    Show marketing remark (938 chars)

    This one-level townhome in Woodbury boasts a well-maintained interior and a prime location. With a functional layout, it offers convenient main level living. The vaulted living room features a cozy gas fireplace and built-in shelving, creating an inviting space that flows seamlessly into the kitchen and den area. The kitchen is updated with LVP flooring and includes a center island for added convenience. The den opens up to a private patio, perfect for relaxing or entertaining outdoors. The primary bedroom is spacious and includes a large walk-in closet and access to the full bathroom. Bedroom #2 has built-in shelves and storage cabinets. The laundry room, situated just off the kitchen, provides lots storage space and includes a wash sink for added functionality. Located in the heart of Woodbury, residents will enjoy easy access to shopping, dining, and other amenities. Additionally, the townhome offers easy freeway access.

24. 2024-04-02
    historical Contingent - Inspection

    Show marketing remark (938 chars)

    This one-level townhome in Woodbury boasts a well-maintained interior and a prime location. With a functional layout, it offers convenient main level living. The vaulted living room features a cozy gas fireplace and built-in shelving, creating an inviting space that flows seamlessly into the kitchen and den area. The kitchen is updated with LVP flooring and includes a center island for added convenience. The den opens up to a private patio, perfect for relaxing or entertaining outdoors. The primary bedroom is spacious and includes a large walk-in closet and access to the full bathroom. Bedroom #2 has built-in shelves and storage cabinets. The laundry room, situated just off the kitchen, provides lots storage space and includes a wash sink for added functionality. Located in the heart of Woodbury, residents will enjoy easy access to shopping, dining, and other amenities. Additionally, the townhome offers easy freeway access.

25. 2024-03-28
    price $240,000

    Show marketing remark (938 chars)

    This one-level townhome in Woodbury boasts a well-maintained interior and a prime location. With a functional layout, it offers convenient main level living. The vaulted living room features a cozy gas fireplace and built-in shelving, creating an inviting space that flows seamlessly into the kitchen and den area. The kitchen is updated with LVP flooring and includes a center island for added convenience. The den opens up to a private patio, perfect for relaxing or entertaining outdoors. The primary bedroom is spacious and includes a large walk-in closet and access to the full bathroom. Bedroom #2 has built-in shelves and storage cabinets. The laundry room, situated just off the kitchen, provides lots storage space and includes a wash sink for added functionality. Located in the heart of Woodbury, residents will enjoy easy access to shopping, dining, and other amenities. Additionally, the townhome offers easy freeway access.

26. 2024-02-16
    listed $245,000 Active

    Show marketing remark (938 chars)

    This one-level townhome in Woodbury boasts a well-maintained interior and a prime location. With a functional layout, it offers convenient main level living. The vaulted living room features a cozy gas fireplace and built-in shelving, creating an inviting space that flows seamlessly into the kitchen and den area. The kitchen is updated with LVP flooring and includes a center island for added convenience. The den opens up to a private patio, perfect for relaxing or entertaining outdoors. The primary bedroom is spacious and includes a large walk-in closet and access to the full bathroom. Bedroom #2 has built-in shelves and storage cabinets. The laundry room, situated just off the kitchen, provides lots storage space and includes a wash sink for added functionality. Located in the heart of Woodbury, residents will enjoy easy access to shopping, dining, and other amenities. Additionally, the townhome offers easy freeway access.

27. 2024-02-15
    historical $245,000

    Show marketing remark (938 chars)

    This one-level townhome in Woodbury boasts a well-maintained interior and a prime location. With a functional layout, it offers convenient main level living. The vaulted living room features a cozy gas fireplace and built-in shelving, creating an inviting space that flows seamlessly into the kitchen and den area. The kitchen is updated with LVP flooring and includes a center island for added convenience. The den opens up to a private patio, perfect for relaxing or entertaining outdoors. The primary bedroom is spacious and includes a large walk-in closet and access to the full bathroom. Bedroom #2 has built-in shelves and storage cabinets. The laundry room, situated just off the kitchen, provides lots storage space and includes a wash sink for added functionality. Located in the heart of Woodbury, residents will enjoy easy access to shopping, dining, and other amenities. Additionally, the townhome offers easy freeway access.

28. 2008-09-17
    soldstatus $150,000
29. 2008-07-18
    soldstatus $150,000
30. 2008-06-19
    historical
31. 2008-02-06
    listed $150,000
32. 2008-02-01
    historical
33. 2007-09-07
    listed $163,000
34. 2006-11-30
    soldstatus $166,250
35. 2006-11-20
    soldstatus $166,250
36. 2006-10-27
    historical
37. 2006-06-05
    listed $172,000
38. 2000-08-31
    soldstatus $112,000
39. 1995-11-28
    soldstatus $82,955

ⓘ 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: $2,146 · $179/mo
• Projected year-2 tax: $2,528 · $211/mo
• Expected delta: +$382/yr (+$32/mo · 17.8%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $26,283
• − Mortgage interest: −$14,558
• − Property taxes: −$2,146
• − Insurance: −$1,300
• − Repairs & maintenance: −$2,103
• − Management: −$2,103
• − HOA: −$3,960
• − Depreciation: −$7,561
• Taxable loss: −$7,447
• Est. tax savings @ 24.0%: +$1,787
• After-tax cash flow: $-1,210/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: Stillwater Area Public School District
• NCES district ID: 2738190
• Math proficiency: 53% ▼ -11.00%
• Reading proficiency: 56% ▼ -12.00%
• Median HH income: $84,438
• Composite: 49.8/100
• National rank: #1954
• State rank: #54 of 301 in MN

Livability — Woodbury

• Score: 89/100
• State rank: #6
• US rank: #153

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Woodbury, MN
• County: Washington County · 235,613 people
• City population: 78,305
• Metro: Minneapolis-St. Paul-Bloomington, MN-WI
• Population (ZIP): 44,185
• Household income: $119,260
• Rent vs Own: 22.4% rent · 77.6% own
• Severe rent burden: 946.0

Population outlook (Washington County) Hauer SSP2

• Today (2025): 278,554 people
• By 2030: 290,465 · +4.3%
• By 2040: 310,014 · +11.3%
• By 2050: 324,118 · +16.4%
• By 2075: 362,697 · +30.2%
• By 2100: 381,491 · +37.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (76%)
• Race & ethnicity: White 76% Asian 9% Hispanic / Latino 6% Black 6% Two or more races 5%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Portuguese 11% Romanian 5% Lithuanian 4%
• Foreign-born: 11% · Canada, China, South Korea
• Languages at home: 86% English-only · Spanish 5% Other Asian/Pacific 4% Chinese 1%

Political lean MEDSL · Washington

• 2024 margin: Lean D (+8.9) · D 53.5% · R 44.6% · Other 1.9%
• 2008→2024 swing: +4.6pp toward D · 2008: 4.3pp · 2024: 8.9pp
• All cycles: 2024: D+8.9 2020: D+9.2 2016: D+1.9 2012: D+0.8 2008: D+4.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -166.03%
• Current HPI: 241.9098
• Rent YoY: ▲ 3.65%
• 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

+213.3% since first listed

25 events — show timeline

• 2026-06-10 Price Changed $259,900 NORTHSTARMLS as Distributed by MLS Grid
• 2026-05-18 Price Changed $269,900 NORTHSTARMLS as Distributed by MLS Grid
• 2026-04-24 Listed $285,000 NORTHSTARMLS as Distributed by MLS Grid
• 2025-10-29 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2025-09-16 Price Changed $279,900 NORTHSTARMLS as Distributed by MLS Grid
• 2025-09-04 Listed $289,900 NORTHSTARMLS as Distributed by MLS Grid
• 2024-05-09 Sold (Public Records) $230,000 Public Records
• 2024-04-30 Sold (MLS) $230,000 NORTHSTARMLS as Distributed by MLS Grid
• 2024-04-14 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2024-04-02 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2024-03-28 Price Changed $240,000 NORTHSTARMLS as Distributed by MLS Grid
• 2024-02-16 Listed $245,000 NORTHSTARMLS as Distributed by MLS Grid
• 2024-02-15 Coming Soon $245,000 NORTHSTARMLS as Distributed by MLS Grid
• 2008-09-17 Sold (Public Records) $150,000 Public Records
• 2008-07-18 Sold (MLS) $150,000 NORTHSTARMLS as Distributed by MLS Grid
• 2008-06-19 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2008-02-06 Listed $150,000 NORTHSTARMLS as Distributed by MLS Grid
• 2008-02-01 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2007-09-07 Listed $163,000 NORTHSTARMLS as Distributed by MLS Grid
• 2006-11-30 Sold (Public Records) $166,250 Public Records
• 2006-11-20 Sold (MLS) $166,250 NORTHSTARMLS as Distributed by MLS Grid
• 2006-10-27 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2006-06-05 Listed $172,000 NORTHSTARMLS as Distributed by MLS Grid
• 2000-08-31 Sold (Public Records) $112,000 Public Records
• 1995-11-28 Sold (Public Records) $82,955 Public Records

Property tax history

+4.7%/yr

Latest (2025): $2,146 · -1.4% YoY. Source: county tax records.