7404 72nd Ln N · Brooklyn Park, MN 55428

$74,900

2 bd · 1.0 ba · 812 sqft · Townhouse public records · 10 Days on market

Built 1974 $543/mo HOA · 40% of rent

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Why this score? — see what drove the C- 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).

• Cash flow +15.7/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +4.8/10.0
• Schools +4.2/10.0
• Livability +4.0/5.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Updated 2 story end unit starter home option for a new owner under $100,000! Stylish townhouse style condominium with street level entrance. Spiral stairs to upper level with 2 bedrooms, full bath, and washer/dryer hookup. Main level has updated kitchen with a wood-burning fireplace in the living room for cozy winter reading. Unit has a wall a/c unit, detached 1 car garage. The homeowner's association covers the heating, snow removal/lawn care, hazard insurance, gas/water/sewer. Other shared amenities include a common grounds space, dog play area, walking trails, guest suite, pool, and shared party room. Pets are welcome! Excellent location, walking distance to parks, bus, shopping, restaurants and more. Close to highways. There is no sign on the property. Garage is #48.

Key facts

• $543 HOA
• Garage
• Built 1974

Property features AI

Finance

• HOA & community: Has HOA (RowCal) with a monthly fee of $543; HOA covers gas, heating, lawn care, grounds maintenance, professional management, sewer, shared amenities and snow removal

Exterior

• Parking: Detached garage stall number 48; One garage space
• Utilities: City water connected; City sewer connected; Natural gas
• Home design: Attached residential property; Two levels; Main entry on main level
• Construction: Block foundation
• Exterior features: Private maintained road

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Range; Refrigerator
• Bedrooms: Two bedrooms (both on the upper level)
• Bathrooms: One full bath (upper level)
• Heating & cooling: Forced air heating; Wall unit(s) for cooling
• Interior features: Fireplace in the living room; Living/dining room layout; Main floor laundry closet; Has basement (no finished basement features listed)
• Laundry & utility: Laundry closet on the main level

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath townhouse listed at $75k.

Deal economics

• At list price, monthly cash flow is $32 ($387/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Cap rate 6.8% vs local median 3.0% in Brooklyn Park — 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 81/100 on livability (#50 in MN, #1,308 nationally) — a professional / high-income tenant draw. Strengths: commute A+, employment A+, housing A+; Watch: crime C-, amenities F.
• Osseo Public School District (suburban): math 42% / reading 51% proficiency, ranked #129 of 301 in MN (top 43%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Park Brook Elementary (math 27% / reading 27%, grade F, #703 of 857 statewide, top 84%, 293 students, 83% FRL); North View Middle School (math 11% / reading 25%, grade F, #238 of 258 statewide, top 92%, 406 students, 84% FRL); Osseo Senior High (math 26% / reading 58%, grade F, #222 of 471 statewide, top 50%, 2,280 students, 55% FRL) — zoned schools average 74% FRL vs 32% district-wide (42 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 29% at this address vs 46% district-wide (-18 pts) — the specific schools serving this property underperform the Osseo Public School District average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising (+2.5%/yr); 113 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals at typical pace (median 14d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $518 of loan paydown is wiped out by about $2k 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 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 11 sale attempts since 23y 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.

Risks & watch-outs

• Watch-outs: HOA is 40% of rent.

Recommended offer $74,900

Questions for the listing agent

1. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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: 1.81% ✓
• Cap rate: 6.81%
• Cash-on-cash: 1.84%
• DSCR: 1.08
• GRM: 4.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.52% rent growth · sell at horizon

5-year hold

• IRR: -13.9%
• Equity multiple: 0.50×
• Total profit: $-10,394
• Equity at exit: $11,168

10-year hold

• IRR: -5.8%
• Equity multiple: 0.63×
• Total profit: $-7,671
• Equity at exit: $6,476

Cash invested: $20,972 (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 55428

• Rents YoY: 2.5%
• Active inventory: 113
• Price-to-rent: 4.6×

Monthly cashflow live

• Estimated rent: $1,353 high
• Mortgage (P&I): −$393
• Tax from tax record: −$70 /mo · $838/yr
• Insurance: −$31
• HOA: −$543
• Vacancy / Maint / Mgmt: −$284
• Net cashflow: $32

Break-even live

Break-even rent $1,312

Max offer price $74,900

Occupancy floor 93%

Sensitivity live

Price	-10% $75	-5% $53	+0% $32	+5% $11	+10% $-10
Rent	-10% $-75	-5% $-21	+0% $32	+5% $86	+10% $139
Rate	-1.0pp $70	-0.5pp $51	base $32	+0.5pp $13	+1.0pp $-7

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: $18,725
• Closing costs: $2,247
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7468 72nd Ln N #301 Minneapolis, MN	1.0	1.0	608	$1,350	$2.22	6d	1	0.03mi
7254 72nd Ln N #354 Minneapolis, MN	1.0	1.0	702	$1,250	$1.78	25d	1	0.15mi
7282 72nd Ln N #343 Minneapolis, MN	1.0	1.0	608	$1,255	$2.06	6d	1	0.16mi
7242 72nd Ln N Minneapolis, MN	2.0	1.0	900	$1,400	$1.56	14d	1	0.17mi
7617 69th Ave N Minneapolis, MN	2.0	1.0	900	$1,300	$1.44	25d	1	0.41mi
7531 Jersey Ave N Minneapolis, MN	1.0–2.0	1.0	880	$1,415	$1.61	3d	10	0.52mi
5840 73rd Ave N Minneapolis, MN	1.0–2.0	1.0	1031	$1,650	$1.60	16d	1	1.03mi
5805 73rd Ave N Brooklyn Park, MN	1.0	1.0	685	$1,233	$1.80	6d	2	1.10mi
6802 63rd Ave N Brooklyn Park, MN	1.0–2.0	1.0	827	$1,550	$1.87	22d	1	1.15mi
6200 78th Ave N Minneapolis, MN	1.0	1.0	750	$1,092	$1.46	3d	3	1.15mi
6232 65th Ave N Brooklyn Park, MN	1.0	1.0	750	$1,062	$1.42	45d	3	1.18mi
6289 Louisiana Ave N Minneapolis, MN	2.0	1.0	900	$1,233	$1.37	4d	3	1.21mi
6810 63rd Ave N Brooklyn Park, MN	2.0	1.0	890	$1,550	$1.74	45d	1	1.23mi
5625 69th Ave N Minneapolis, MN	1.0–2.0	1.0	750	$1,435	$1.91	25d	11	1.27mi
5521 Brookdale Dr N Brooklyn Park, MN	1.0–2.0	1.0	855	$1,525	$1.78	3d	10	1.29mi
6390 Douglas Dr N Brooklyn Park, MN	1.0–2.0	1.0	850	$1,409	$1.66	14d	3	1.32mi
6455 Zane Ave N Minneapolis, MN	1.0–2.0	1.0	807	$1,455	$1.80	0d	11	1.37mi
7449 Imperial Dr N Minneapolis, MN	3.0	1.0	775	$1,376	$1.78	45d	1	1.38mi
7449 Imperial Dr N Minneapolis, MN	1.0–2.0	1.0	750	$1,309	$1.75	0d	5	1.39mi
8104 Zane Ave N Minneapolis, MN	1.0–2.0	1.0	900	$1,395	$1.55	19d	3	1.45mi

HOA detail

• Monthly dues: $543 · $6,516/yr
• Likely covers: watersewergaslandscapingsnow removalinsurancepool

Listing history 37 events

1. 2026-05-18
   price $74,900
2. 2026-05-15
   listed $75,000 Active
3. 2023-06-12
   soldstatus $87,500
4. 2023-06-09
   soldstatus $87,500 Sold 781-char remark

   Show marketing remark (781 chars)

   Updated 2 story end unit starter home option for a new owner under $100,000! Stylish townhouse style condominium with street level entrance. Spiral stairs to upper level with 2 bedrooms, full bath, and washer/dryer hookup. Main level has updated kitchen with a wood-burning fireplace in the living room for cozy winter reading. Unit has a wall a/c unit, detached 1 car garage. The homeowner's association covers the heating, snow removal/lawn care, hazard insurance, gas/water/sewer. Other shared amenities include a common grounds space, dog play area, walking trails, guest suite, pool, and shared party room. Pets are welcome! Excellent location, walking distance to parks, bus, shopping, restaurants and more. Close to highways. There is no sign on the property. Garage is #48.

5. 2023-06-05
   status Pending 781-char remark

   Show marketing remark (781 chars)

   Updated 2 story end unit starter home option for a new owner under $100,000! Stylish townhouse style condominium with street level entrance. Spiral stairs to upper level with 2 bedrooms, full bath, and washer/dryer hookup. Main level has updated kitchen with a wood-burning fireplace in the living room for cozy winter reading. Unit has a wall a/c unit, detached 1 car garage. The homeowner's association covers the heating, snow removal/lawn care, hazard insurance, gas/water/sewer. Other shared amenities include a common grounds space, dog play area, walking trails, guest suite, pool, and shared party room. Pets are welcome! Excellent location, walking distance to parks, bus, shopping, restaurants and more. Close to highways. There is no sign on the property. Garage is #48.

6. 2023-06-01
   historical Contingent - Subject to Statutory Rescission 781-char remark

   Show marketing remark (781 chars)

   Updated 2 story end unit starter home option for a new owner under $100,000! Stylish townhouse style condominium with street level entrance. Spiral stairs to upper level with 2 bedrooms, full bath, and washer/dryer hookup. Main level has updated kitchen with a wood-burning fireplace in the living room for cozy winter reading. Unit has a wall a/c unit, detached 1 car garage. The homeowner's association covers the heating, snow removal/lawn care, hazard insurance, gas/water/sewer. Other shared amenities include a common grounds space, dog play area, walking trails, guest suite, pool, and shared party room. Pets are welcome! Excellent location, walking distance to parks, bus, shopping, restaurants and more. Close to highways. There is no sign on the property. Garage is #48.

7. 2023-05-21
   listed $95,000 Active 781-char remark

   Show marketing remark (781 chars)

   Updated 2 story end unit starter home option for a new owner under $100,000! Stylish townhouse style condominium with street level entrance. Spiral stairs to upper level with 2 bedrooms, full bath, and washer/dryer hookup. Main level has updated kitchen with a wood-burning fireplace in the living room for cozy winter reading. Unit has a wall a/c unit, detached 1 car garage. The homeowner's association covers the heating, snow removal/lawn care, hazard insurance, gas/water/sewer. Other shared amenities include a common grounds space, dog play area, walking trails, guest suite, pool, and shared party room. Pets are welcome! Excellent location, walking distance to parks, bus, shopping, restaurants and more. Close to highways. There is no sign on the property. Garage is #48.

8. 2023-05-08
   historical
9. 2023-03-18
   listed $89,900 Active
10. 2023-03-16
    historical
11. 2023-02-01
    price $89,900
12. 2023-01-06
    listed $93,900 Active
13. 2022-12-27
    historical
14. 2022-12-13
    price $97,500
15. 2022-12-13
    status Active
16. 2022-11-14
    listed $96,000 Active
17. 2022-11-10
    historical
18. 2017-11-30
    soldstatus $62,250 Sold
19. 2017-11-30
    soldstatus $60,253
20. 2017-11-18
    status Pending
21. 2017-11-05
    status Active
22. 2017-10-30
    status Pending
23. 2017-08-15
    price $66,900
24. 2017-08-15
    listed $68,900 Active
25. 2014-05-22
    soldstatus $40,500 Sold
26. 2014-05-22
    soldstatus $40,500
27. 2014-04-28
    status Pending
28. 2014-04-28
    historical Contingent - Inspection
29. 2014-04-21
    listed $39,900 Active
30. 2014-04-21
    listed $39,900
31. 2004-06-28
    soldstatus $103,500
32. 2003-11-19
    soldstatus $103,500
33. 2003-10-20
    historical
34. 2003-09-29
    listed $104,900
35. 2000-12-05
    soldstatus $59,000
36. 1993-09-07
    soldstatus $24,669
37. 1988-05-01
    soldstatus $41,400

ⓘ 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: $838 · $70/mo
• Projected year-2 tax: $838 · $70/mo
• Expected delta: +$1/yr ($0/mo · 0.1%)

ⓘ 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 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,238
• − Mortgage interest: −$4,196
• − Property taxes: −$838
• − Insurance: −$374
• − Repairs & maintenance: −$1,299
• − Management: −$1,299
• − HOA: −$6,516
• − Depreciation: −$2,179
• Taxable loss: −$462
• Est. tax savings @ 24.0%: +$111
• After-tax cash flow: $498/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: Osseo Public School District
• NCES district ID: 2725200
• Math proficiency: 42% ▼ -7.00%
• Reading proficiency: 51% ▼ -4.00%
• Median HH income: $76,168
• Composite: 42.35/100
• National rank: #3250
• State rank: #129 of 301 in MN

Livability — Brooklyn Park

• Score: 81/100
• State rank: #50
• US rank: #1308

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Brooklyn Park, MN
• County: Hennepin County · 1,150,272 people
• City population: 33,660
• Metro: Minneapolis-St. Paul-Bloomington, MN-WI
• Population (ZIP): 32,499
• Household income: $74,860
• Rent vs Own: 43.8% rent · 56.2% own
• Severe rent burden: 1939.0

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: Diverse neighborhood (Simpson 0.65)
• Race & ethnicity: White 49% Black 30% Hispanic / Latino 8% Asian 7% Two or more races 7%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Swiss 8% Portuguese 6% Romanian 2%
• Foreign-born: 20% · Canada
• Languages at home: 80% English-only · Spanish 6% Other Asian/Pacific 5% 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: ▼ -276.37%
• Current HPI: 239.4693
• Rent YoY: ▲ 2.52%
• 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

+80.9% since first listed

37 events — show timeline

• 2026-05-18 Price Changed $74,900 NORTHSTARMLS as Distributed by MLS Grid
• 2026-05-15 Listed $75,000 NORTHSTARMLS as Distributed by MLS Grid
• 2023-06-12 Sold (Public Records) $87,500 Public Records
• 2023-06-09 Sold (MLS) $87,500 NORTHSTARMLS as Distributed by MLS Grid
• 2023-06-05 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2023-06-01 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2023-05-21 Listed $95,000 NORTHSTARMLS as Distributed by MLS Grid
• 2023-05-08 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2023-03-18 Listed $89,900 NORTHSTARMLS as Distributed by MLS Grid
• 2023-03-16 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2023-02-01 Price Changed $89,900 NORTHSTARMLS as Distributed by MLS Grid
• 2023-01-06 Listed $93,900 NORTHSTARMLS as Distributed by MLS Grid
• 2022-12-27 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2022-12-13 Price Changed $97,500 NORTHSTARMLS as Distributed by MLS Grid
• 2022-12-13 Relisted — NORTHSTARMLS as Distributed by MLS Grid
• 2022-11-14 Listed $96,000 NORTHSTARMLS as Distributed by MLS Grid
• 2022-11-10 Coming Soon — NORTHSTARMLS as Distributed by MLS Grid
• 2017-11-30 Sold (Public Records) $60,253 Public Records
• 2017-11-30 Sold (MLS) $62,250 NORTHSTARMLS as Distributed by MLS Grid
• 2017-11-18 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2017-11-05 Relisted — NORTHSTARMLS as Distributed by MLS Grid
• 2017-10-30 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2017-08-15 Price Changed $66,900 NORTHSTARMLS as Distributed by MLS Grid
• 2017-08-15 Listed $68,900 NORTHSTARMLS as Distributed by MLS Grid
• 2014-05-22 Sold (MLS) $40,500 LSAR
• 2014-05-22 Sold (MLS) $40,500 NORTHSTARMLS as Distributed by MLS Grid
• 2014-04-28 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2014-04-28 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2014-04-21 Listed $39,900 NORTHSTARMLS as Distributed by MLS Grid
• 2014-04-21 Listed $39,900 LSAR
• 2004-06-28 Sold (Public Records) $103,500 Public Records
• 2003-11-19 Sold (MLS) $103,500 NORTHSTARMLS as Distributed by MLS Grid
• 2003-10-20 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2003-09-29 Listed $104,900 NORTHSTARMLS as Distributed by MLS Grid
• 2000-12-05 Sold (Public Records) $59,000 Public Records
• 1993-09-07 Sold (Public Records) $24,669 Public Records
• 1988-05-01 Sold (Public Records) $41,400 Public Records

Property tax history

+7.9%/yr

Latest (2025): $838 · -8.2% YoY. Source: county tax records.