6127 32nd Ave N · Crystal, MN 55422

$285,000

3 bd · 1.5 ba · 1,952 sqft · Townhouse public records · 28 Days on market

Built 2006 1,742 sqft lot $146/sqft · 12% below area Est $334k · 15% under $308/mo HOA · 12% 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 +14.1/15.0
• Cash flow +8.1/30.0
• Livability +4.2/5.0
• 1% rule +3.7/10.0
• Rent growth +3.4/5.0
• Schools +3.0/10.0
• Condition / age +2.5/5.0
• DSCR +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Built in 2006 ! Beautiful Wooded Views front and back. Great, convenient, central location. Spacious with modern open floor plan. 9 foot ceilings. Adjacent to Basset Creek Park with Basset Creek Regional Trail right out front. Double attached garage. Large upper level family room. All 3 bedrooms upstairs, master separated with walk-in closet.

Key facts

• Fresh paint
• Newer windows
• Updated countertops

Tags

• UPDATED TOWNHOME
• FRESH PAINT
• NEWER WINDOWS
• BRAND NEW VINYL FLOORING
• STAINLESS STEEL APPLIANCES
• UPDATED COUNTERTOPS

Property features AI

Finance

• Other: Association amenity: Fire sprinkler system
• HOA & community: HOA: Cities Management; Monthly association fee of $308; HOA covers lawn care, professional management, and snow removal

Exterior

• Parking: Attached insulated garage; 2-car garage (24 x 20)
• Security: Fire sprinkler system (HOA)
• Utilities: City water connected; City sewer connected; Natural gas
• Home design: Residential attached property; Two levels; Entry level: Main; Pitched asphalt roof
• Construction: Frame construction; Slab foundation; Built area above grade: 2,007; Foundation dimensions 72 x 24
• Exterior features: Stone and vinyl exterior; Public transit within 6 blocks; City street frontage with sidewalks; Publicly maintained road

Interior

• Kitchen: Dishwasher; Disposal; Freezer; Microwave; Range; Refrigerator; Stainless steel appliances; Kitchen/Dining room layout
• Bedrooms: 3 bedrooms (all on upper level)
• Bathrooms: 1 full bathroom (upper level); 1 half bathroom (main floor)
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Ceiling fan(s); Indoor sprinkler system; In-ground sprinkler; Walk-in closet(s); Renovated
• Laundry & utility: Washer and dryer included; In-unit laundry (upper level); Washer/Dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath townhouse listed at $285k.

Deal economics

• At list price, monthly cash flow is $-278 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $236k (17.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $247k (13.4% below list).
• Recommended offer: $236k (17.2% below list) — sets the bar for cash-flow.
• Cap rate 5.1% vs local median 3.9% in Crystal — 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 83/100 on livability (#33 in MN, #1,041 nationally) — a professional / high-income tenant draw. Strengths: commute A+, employment A+, housing A+.
• Robbinsdale Public School District (suburban): math 24% / reading 44% proficiency, ranked #250 of 301 in MN (top 83%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Noble Elementary (math 22% / reading 32%, grade F, #703 of 857 statewide, top 84%, 264 students, 69% FRL); Plymouth Middle (math 18% / reading 55%, grade F, #169 of 258 statewide, top 65%, 836 students, 50% FRL); Robbinsdale Armstrong Senior High (math 37% / reading 58%, grade D, #162 of 471 statewide, top 35%, 1,832 students, 45% FRL).
• Market conditions: Rents rising (+3.7%/yr); 167 active listings in the ZIP; 7 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).
• This rent runs 32% of the median local income ($94k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k 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 28 days — a 2% lower offer ($281k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 16y 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 $200k; 42% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $235,884 (17.2% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.87% ✗
• Cap rate: 5.12%
• Cash-on-cash: -4.18%
• DSCR: 0.81
• GRM: 9.6

CMA / ARV

• ARV (median comp): $334,252
• List price: $285,000
• Delta: -14.74%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.72% rent growth · sell at horizon

5-year hold

• IRR: -22.3%
• Equity multiple: 0.22×
• Total profit: $-61,892
• Equity at exit: $42,494

10-year hold

• IRR: -14.4%
• Equity multiple: 0.14×
• Total profit: $-68,397
• Equity at exit: $24,642

Cash invested: $79,800 (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 55422

• Rents YoY: 3.7%
• Active inventory: 167
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $2,469 high
• Mortgage (P&I): −$1,495
• Tax from tax record: −$307 /mo · $3,689/yr
• Insurance: −$119
• HOA: −$308
• Vacancy / Maint / Mgmt: −$519
• Net cashflow: $-278

Break-even live

Break-even rent $2,821

Max offer price $235,884

Occupancy floor —

Sensitivity live

Price	-10% $-117	-5% $-197	+0% $-278	+5% $-359	+10% $-439
Rent	-10% $-473	-5% $-376	+0% $-278	+5% $-180	+10% $-83
Rate	-1.0pp $-135	-0.5pp $-206	base $-278	+0.5pp $-352	+1.0pp $-427

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: $71,250
• Closing costs: $8,550
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3232 Welcome Ave N Minneapolis, MN	3.0	2.0	2327	$2,995	$1.29	6d	1	0.41mi
3601 Colorado Ave N Unit 1 Minneapolis, MN	3.0	2.0	1664	$1,995	$1.20	45d	1	0.56mi
2490 Quail Ave N Minneapolis, MN	4.0	3.0	2500	$3,900	$1.56	6d	1	1.01mi
2448 Winnetka Ave N Golden Valley, MN	1.0–3.0	1.0–2.5	1057	$2,725	$2.58	0d	19	1.19mi
4075 Jersey Ave N Minneapolis, MN	3.0	2.0	1701	$2,295	$1.35	26d	1	1.22mi
4225 Xenia Ave N Unit 4227 Robbinsdale, MN	2.0	1.0	1350	$1,800	$1.33	4d	1	1.31mi
3419 Grimes Ave N Minneapolis, MN	3.0	1.5	1300	$2,050	$1.58	45d	1	1.43mi

HOA detail

• Monthly dues: $308 · $3,696/yr

Listing history 26 events

1. 2026-06-10
   status $285,000 Pending 28 DOM
2. 2026-06-09
   days on market $285,000 Contingent - Inspection 28 DOM
3. 2026-06-08
   days on market $285,000 Contingent - Inspection 27 DOM
4. 2026-06-07
   days on market $285,000 Contingent - Inspection 26 DOM
5. 2026-06-04
   days on market $285,000 Contingent - Inspection 23 DOM
6. 2026-06-03
   days on market $285,000 Contingent - Inspection 22 DOM
7. 2026-06-02
   days on market $285,000 Contingent - Inspection 21 DOM
8. 2026-06-01
   days on market $285,000 Contingent - Inspection 20 DOM
9. 2026-05-31
   days on market $285,000 Contingent - Inspection 19 DOM
10. 2026-05-12
    listed $285,000 Active 950-char remark
11. 2026-05-12
    historical
12. 2026-03-25
    status Active
13. 2026-03-21
    historical Contingent - Inspection
14. 2026-01-28
    price $289,900
15. 2025-11-28
    price $299,900
16. 2025-09-30
    price $309,900
17. 2025-09-12
    listed $324,900 Active
18. 2017-05-19
    soldstatus $200,000
19. 2017-05-16
    soldstatus $200,000 Sold

    Show marketing remark (344 chars)

    Built in 2006 ! Beautiful Wooded Views front and back. Great, convenient, central location. Spacious with modern open floor plan. 9 foot ceilings. Adjacent to Basset Creek Park with Basset Creek Regional Trail right out front. Double attached garage. Large upper level family room. All 3 bedrooms upstairs, master separated with walk-in closet.

20. 2017-05-09
    status Pending

    Show marketing remark (344 chars)

    Built in 2006 ! Beautiful Wooded Views front and back. Great, convenient, central location. Spacious with modern open floor plan. 9 foot ceilings. Adjacent to Basset Creek Park with Basset Creek Regional Trail right out front. Double attached garage. Large upper level family room. All 3 bedrooms upstairs, master separated with walk-in closet.

21. 2017-04-11
    historical Contingent - Inspection

    Show marketing remark (344 chars)

    Built in 2006 ! Beautiful Wooded Views front and back. Great, convenient, central location. Spacious with modern open floor plan. 9 foot ceilings. Adjacent to Basset Creek Park with Basset Creek Regional Trail right out front. Double attached garage. Large upper level family room. All 3 bedrooms upstairs, master separated with walk-in closet.

22. 2017-04-08
    listed $199,900 Active

    Show marketing remark (344 chars)

    Built in 2006 ! Beautiful Wooded Views front and back. Great, convenient, central location. Spacious with modern open floor plan. 9 foot ceilings. Adjacent to Basset Creek Park with Basset Creek Regional Trail right out front. Double attached garage. Large upper level family room. All 3 bedrooms upstairs, master separated with walk-in closet.

23. 2011-01-06
    soldstatus $111,300
24. 2010-11-17
    historical
25. 2010-08-26
    listed $119,900
26. 2006-04-21
    soldstatus $83,300

ⓘ 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: $3,689 · $307/mo
• Projected year-2 tax: $3,689 · $307/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: $29,631
• − Mortgage interest: −$15,964
• − Property taxes: −$3,689
• − Insurance: −$1,425
• − Repairs & maintenance: −$2,371
• − Management: −$2,371
• − HOA: −$3,696
• − Depreciation: −$8,291
• Taxable loss: −$8,175
• Est. tax savings @ 24.0%: +$1,962
• After-tax cash flow: $-1,374/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: Robbinsdale Public School District
• NCES district ID: 2731780
• Math proficiency: 24% ▼ -11.00%
• Reading proficiency: 44% ▼ -5.00%
• Median HH income: $60,234
• Composite: 30.42/100
• National rank: #6240
• State rank: #250 of 301 in MN

Livability — Crystal

• Score: 83/100
• State rank: #33
• US rank: #1041

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Crystal, MN
• County: Hennepin County · 1,150,272 people
• City population: 24,764
• Metro: Minneapolis-St. Paul-Bloomington, MN-WI
• Population (ZIP): 28,452
• Household income: $93,914
• Rent vs Own: 25.9% rent · 74.1% own
• Severe rent burden: 1135.0

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 (68%)
• Race & ethnicity: White 68% Black 14% Two or more races 11% Hispanic / Latino 11% Asian 3%
• Hispanic origin (detail): Mexican 8% Puerto Rican 1%
• Common ancestry: Portuguese 12% Romanian 4% Lithuanian 2%
• Foreign-born: 9% · Canada, United Kingdom, China
• Languages at home: 84% English-only · Spanish 9% Other Asian/Pacific 1% French/Haitian/Cajun 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: ▼ -313.61%
• Current HPI: 242.8812
• Rent YoY: ▲ 3.72%
• 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

+242.1% since first listed

19 events — show timeline

• 2026-06-09 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2026-05-23 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2026-05-12 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2026-05-12 Listed $285,000 NORTHSTARMLS as Distributed by MLS Grid
• 2026-03-25 Relisted — NORTHSTARMLS as Distributed by MLS Grid
• 2026-03-21 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2026-01-28 Price Changed $289,900 NORTHSTARMLS as Distributed by MLS Grid
• 2025-11-28 Price Changed $299,900 NORTHSTARMLS as Distributed by MLS Grid
• 2025-09-30 Price Changed $309,900 NORTHSTARMLS as Distributed by MLS Grid
• 2025-09-12 Listed $324,900 NORTHSTARMLS as Distributed by MLS Grid
• 2017-05-19 Sold (Public Records) $200,000 Public Records
• 2017-05-16 Sold (MLS) $200,000 NORTHSTARMLS as Distributed by MLS Grid
• 2017-05-09 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2017-04-11 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2017-04-08 Listed $199,900 NORTHSTARMLS as Distributed by MLS Grid
• 2011-01-06 Sold (MLS) $111,300 NORTHSTARMLS as Distributed by MLS Grid
• 2010-11-17 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2010-08-26 Listed $119,900 NORTHSTARMLS as Distributed by MLS Grid
• 2006-04-21 Sold (Public Records) $83,300 Public Records

Property tax history

+6.0%/yr

Latest (2025): $3,689 · -2.4% YoY. Source: county tax records.