14674 114th Ave N · Dayton, MN 55327

$499,255

5 bd · 3.0 ba · 2,460 sqft · SingleFamily · 44 Days on market

Built 2026 8,712 sqft lot $203/sqft · 16% below area Est $596k · 16% under $60/mo HOA · 2% of rent ↓ 2% since listing

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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 +14.8/15.0
• Cash flow +7.9/30.0
• Schools +4.7/10.0
• Livability +3.5/5.0
• 1% rule +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks

This home is under construction and available for a June closing! Welcome to DCM Farms! Ideally located just minutes from Maple Grove and adjacent to Sundance Greens Golf Club, this brand-new master-planned community offers thoughtfully designed single-family homes. Experience thoughtful design and modern comfort in the Copperleaf, a beautifully crafted two-story home tailored for today’s busy lifestyles. The main level features an open-concept layout that brings together the Great Room with an electric fireplace, the dining area, and a well-appointed kitchen—perfect for everyday living and entertaining. A main-level bedroom offers valuable flexibility, easily serving as a home

Key facts

• Main-level bedroom
• Electric fireplace
• Owner's suite

Tags

• OPEN-CONCEPT LAYOUT
• ELECTRIC FIREPLACE
• MAIN-LEVEL BEDROOM
• OWNER'S SUITE
• OVERSIZED WALK-IN CLOSET

Property features AI

Finance

• Other: Above grade finished area 2,460; Main level finished area 1,055; Foundation area 1,055; Shared rooms: Other
• HOA & community: Has HOA (Associa); Builders Association of the Twin Cities membership; Association fee $181 quarterly; HOA covers snow removal and other services

Exterior

• Parking: Attached garage with garage door opener; Asphalt driveway; 2-car garage
• Utilities: City water connected; City sewer connected; 200+ amp electrical service; Natural gas
• Home design: Residential property; Two levels; Primary entry on main level
• Construction: Concrete and frame construction; Asphalt roof (age 8 years or less); Slab foundation; New construction; Built by Lennar
• Exterior features: Front porch; Vinyl exterior; Sod included in price; Underground utilities; City street frontage with curbs and paved streets; Publicly maintained road

Interior

• Kitchen: Range; Microwave; Dishwasher; Refrigerator; Disposal; Stainless steel appliances; Kitchen center island
• Bedrooms: 5 bedrooms total; Primary bedroom on main level; Bedroom 2 (upper); Bedroom 3 (upper); Bedroom 4 (upper); Bedroom 5 (main)
• Bathrooms: Primary bathroom with 3/4 bath and private primary features; Full bath on main floor; Full bath on upper level
• Heating & cooling: Forced air heating; Fireplace(s) heat source; Central air conditioning
• Interior features: Air-to-air exchanger; Humidifier; Tankless water heater; Paned doors; Porch; In-ground sprinkler; Washer/dryer hookup; Walk-in closet; 2nd floor laundry; Primary bedroom suite; Main floor bedroom; 3 bedrooms on one level; 4 bedrooms on one level
• Laundry & utility: Laundry room with washer and dryer hookups; Gas dryer hookup; Upper-level laundry

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath single-family listed at $499k.

Deal economics

• At list price, monthly cash flow is $-524 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $423k (15.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $378k (24.3% below list).
• Recommended offer: $378k (24.3% below list) — sets the bar for 1% rule.
• Cap rate 5.0% vs local median 2.5% in Dayton — 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 70/100 on livability (#337 in MN) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, commute F, cost of living F.
• 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.
• Zoned schools: Dayton Elementary (math 64% / reading 64%, grade B, #157 of 857 statewide, top 19%, 702 students, 29% FRL); Jackson Middle (math 39% / reading 51%, grade D, #113 of 258 statewide, top 45%, 1,981 students, 43% FRL); Champlin Park High School (math 48% / reading 63%, grade C, #80 of 471 statewide, top 17%, 2,983 students, 41% FRL).
• Market conditions: 107 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $3k of loan paydown is wiped out by about $15k 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 ($484k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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.

Recommended offer $378,000 (24.3% 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 24% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.76% ✗
• Cap rate: 5.03%
• Cash-on-cash: -4.50%
• DSCR: 0.80
• GRM: 11.0

CMA / ARV

• ARV (median comp): $596,041
• List price: $499,255
• Delta: -16.24%
• Verdict: UNDERPRICED
• Comps: 3 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -23.9%
• Equity multiple: 0.18×
• Total profit: $-114,183
• Equity at exit: $74,441

10-year hold

• IRR: -18.9%
• Equity multiple: -0.02×
• Total profit: $-142,025
• Equity at exit: $43,166

Cash invested: $139,791 (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 55327

• Home prices YoY: -33.6%
• Active inventory: 107
• Price-to-rent: 11.0×

Monthly cashflow live

• Estimated rent: $3,780 medium
• Mortgage (P&I): −$2,618
• Tax est. 1.5%: −$624 /mo · $7,489/yr
• Insurance: −$208
• HOA: −$60
• Vacancy / Maint / Mgmt: −$794
• Net cashflow: $-524

Break-even live

Break-even rent $4,443

Max offer price $423,426

Occupancy floor —

Sensitivity live

Price	-10% $-179	-5% $-352	+0% $-524	+5% $-697	+10% $-869
Rent	-10% $-823	-5% $-673	+0% $-524	+5% $-375	+10% $-225
Rate	-1.0pp $-273	-0.5pp $-397	base $-524	+0.5pp $-653	+1.0pp $-785

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: $124,814
• Closing costs: $14,978
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10339 Orchid Ln N Maple Grove, MN	2.0–4.0	2.5	1591	$3,780	$2.38	0d	11	0.73mi

HOA detail

• Monthly dues: $60 · $720/yr
• Likely covers: electric

Listing history 22 events

1. 2026-06-21
   days on market $499,255 Active 44 DOM
2. 2026-06-18
   days on market $499,255 Active 41 DOM
3. 2026-06-17
   days on market $499,255 Active 40 DOM
4. 2026-06-16
   days on market $499,255 Active 39 DOM
5. 2026-06-15
   days on market $499,255 Active 38 DOM
6. 2026-06-13
   days on market $499,255 Active 36 DOM
7. 2026-06-13
   days on market $499,255 Active 35 DOM
8. 2026-06-09
   days on market $499,255 Active 32 DOM
9. 2026-06-08
   days on market $499,255 Active 31 DOM
10. 2026-06-07
    days on market $499,255 Active 30 DOM
11. 2026-06-04
    days on market $499,255 Active 27 DOM
12. 2026-06-03
    days on market $499,255 Active 26 DOM
13. 2026-06-02
    days on market $499,255 Active 25 DOM
14. 2026-06-01
    days on market $499,255 Active 24 DOM
15. 2026-05-31
    days on market $499,255 Active 23 DOM
16. 2026-05-08
    listed $499,255 Active 1135-char remark
17. 2026-05-05
    price $507,255
18. 2026-04-21
    price $499,255
19. 2026-04-10
    price $499,455
20. 2026-04-09
    listed $507,455 Active
21. 2026-04-07
    historical
22. 2026-03-27
    listed $507,455 Active

ⓘ 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 2/10 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 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $45,360
• − Mortgage interest: −$27,966
• − Property taxes: −$7,489
• − Insurance: −$2,496
• − Repairs & maintenance: −$3,629
• − Management: −$3,629
• − HOA: −$720
• − Depreciation: −$14,524
• Taxable loss: −$15,093
• Est. tax savings @ 24.0%: +$3,622
• After-tax cash flow: $-2,666/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 — Dayton

• Score: 70/100
• State rank: #337
• US rank: #7753

Category grades

Amenities F Commute F Cost of living F 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: Dayton, MN
• City population: 5,542
• Population (ZIP): 5,542

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 (85%)
• Race & ethnicity: White 85% Two or more races 5% Black 4% Asian 4%
• Common ancestry: Portuguese 12% Romanian 8% Scottish 3%
• Foreign-born: 5% · Vietnam
• Languages at home: 95% English-only · Vietnamese 3%

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: ▼ -125.93%
• Current HPI: 248.4283
• 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

-1.6% since first listed

7 events — show timeline

• 2026-05-08 Listed $499,255 NORTHSTARMLS as Distributed by MLS Grid
• 2026-05-05 Price Changed $507,255 NORTHSTARMLS as Distributed by MLS Grid
• 2026-04-21 Price Changed $499,255 NORTHSTARMLS as Distributed by MLS Grid
• 2026-04-10 Price Changed $499,455 NORTHSTARMLS as Distributed by MLS Grid
• 2026-04-09 Listed $507,455 NORTHSTARMLS as Distributed by MLS Grid
• 2026-04-07 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2026-03-27 Listed $507,455 NORTHSTARMLS as Distributed by MLS Grid