7521 Welcome Ave N · Brooklyn Park, MN 55443

$269,999

3 bd · 3.0 ba · 1,616 sqft · Townhouse public records · 49 Days on market

Built 2008 1,742 sqft lot $167/sqft · 23% above area Est $245k · 10% over $305/mo HOA · 15% of rent

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Why this score? — see what drove the F 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 +5.8/30.0
• Schools +4.2/10.0
• Rent growth +4.1/5.0
• Livability +4.0/5.0
• ARV discount +3.0/15.0
• 1% rule +2.5/10.0
• Condition / age +2.5/5.0
• DSCR +0.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home to this lovely brownstone. Generous & light-filled spaces - large eat in kitchen & formal dining room. Huge living room w/balcony. 3 bedrooms on 1 level w/large master suite. Lower level h as ensuite as well. Attached 2 car garage and walking distance to shops, parks & restaurants.

Key facts

• $305 HOA
• 2 garage spots
• Built 2008

Property features AI

Finance

• Other: Living area approximately 1,800 square feet; above-grade finished area about 1,512
• HOA & community: HOA managed by First Service; Monthly association fee of $305; HOA covers lawn care, grounds maintenance, professional management, shared amenities and snow removal

Exterior

• Parking: Attached 2-car garage
• Utilities: City water (connected); City sewer (connected); Natural gas fuel
• Home design: Residential attached property; Two levels; Main entry on main level
• Construction: Foundation described as other; Foundation area about 828 (unit unspecified)
• Exterior features: Stone, metal and vinyl exterior; Small lot (approx. 0.04 acres; lot dimensions about 22 x 74); Deck

Interior

• Kitchen: Kitchen on main level
• Bedrooms: 4 bedrooms (one on lower level; remaining bedrooms on upper and main levels)
• Bathrooms: 3 full bathrooms; 1 three-quarter bathroom
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Finished basement; Deck; Fireplace (1)
• Laundry & utility: Basement utility area

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath townhouse listed at $270k.

Deal economics

• At list price, monthly cash flow is $-537 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $175k (35.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $202k (25.2% below list).
• Recommended offer: $175k (35.2% below list) — sets the bar for cash-flow.

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-, schools D, 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.
• Market conditions: Rents rising fast (+6.3%/yr); 169 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 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 $2k of loan paydown is wiped out by about $8k 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 49 days — a 3% lower offer ($262k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 15y 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 $195k; 38% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $175,064 (35.2% 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. It's been on market 49 days. Have you received any prior offers? Is the seller open to a 35% 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 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?
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: 0.75% ✗
• Cap rate: 3.90%
• Cash-on-cash: -8.53%
• DSCR: 0.62
• GRM: 11.1

CMA / ARV

• ARV (median comp): $245,424
• List price: $269,999
• Delta: 10.01%
• Verdict: OVERPRICED
• Comps: 3 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 6.26% rent growth · sell at horizon

5-year hold

• IRR: -27.1%
• Equity multiple: 0.06×
• Total profit: $-70,943
• Equity at exit: $40,258

10-year hold

• IRR: -15.1%
• Equity multiple: 0.01×
• Total profit: $-75,039
• Equity at exit: $23,345

Cash invested: $75,600 (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 55443

• Rents YoY: 6.3%
• Active inventory: 169
• Price-to-rent: 11.1×

Monthly cashflow live

• Estimated rent: $2,020 high
• Mortgage (P&I): −$1,416
• Tax from tax record: −$300 /mo · $3,596/yr
• Insurance: −$112
• HOA: −$305
• Vacancy / Maint / Mgmt: −$424
• Net cashflow: $-537

Break-even live

Break-even rent $2,700

Max offer price $175,064

Occupancy floor —

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: $67,500
• Closing costs: $8,100
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5840 73rd Ave N Minneapolis, MN	1.0–2.0	1.0	1031	$1,650	$1.60	14d	1	0.29mi
5528 Brookdale Dr N Minneapolis, MN	3.0	2.0	1400	$2,195	$1.57	43d	1	0.29mi
8007 Colorado Ave N Brooklyn Park, MN	4.0	2.0	2124	$1,500	$0.71	19d	1	0.61mi
7441 Major Ave N Minneapolis, MN	3.0	2.0	1800	$2,600	$1.44	16d	1	0.73mi
8316 Zane Ave N Unit NORTH-207 Brooklyn Park, MN	3.0	1.5	1370	$1,695	$1.24	43d	1	0.97mi
7212 Kyle Ave N Minneapolis, MN	3.0	2.0	1700	$2,400	$1.41	43d	1	0.99mi
8447 Regent Ave N Minneapolis, MN	1.0–2.0	1.0–2.0	1000	$1,555	$1.55	2d	5	1.05mi
6455 Zane Ave N Minneapolis, MN	1.0–3.0	1.0	952	$1,665	$1.75	4d	12	1.38mi
3401 75th Ave N Minneapolis, MN	4.0	2.0	2088	$2,729	$1.31	2d	1	1.45mi

HOA detail

• Monthly dues: $305 · $3,660/yr

Listing history 28 events

1. 2026-06-18
   days on market $269,999 Active 49 DOM
2. 2026-06-17
   days on market $269,999 Active 48 DOM
3. 2026-06-16
   days on market $269,999 Active 47 DOM
4. 2026-06-15
   days on market $269,999 Active 46 DOM
5. 2026-06-13
   statusdays on market $269,999 Active 44 DOM
6. 2026-06-09
   days on market $269,999 Contingent - Inspection 40 DOM
7. 2026-06-08
   days on market $269,999 Contingent - Inspection 39 DOM
8. 2026-06-07
   statusdays on market $269,999 Contingent - Inspection 38 DOM
9. 2026-06-04
   days on market $269,999 Active 35 DOM
10. 2026-06-03
    days on market $269,999 Active 34 DOM
11. 2026-06-02
    days on market $269,999 Active 33 DOM
12. 2026-06-01
    days on market $269,999 Active 32 DOM
13. 2026-05-31
    days on market $269,999 Active 31 DOM
14. 2026-05-01
    listed $275,000 Active 979-char remark
15. 2026-04-27
    historical $275,000 979-char remark
16. 2026-03-03
    historical
17. 2026-02-26
    listed $275,000 Active
18. 2026-02-20
    historical
19. 2018-03-05
    soldstatus $195,000
20. 2018-02-26
    soldstatus $195,000 Sold

    Show marketing remark (312 chars)

    Welcome home to this lovely brownstone. Generous & light-filled spaces - large eat in kitchen & formal dining room. Huge living room w/balcony. 3 bedrooms on 1 level w/large master suite. Lower level h as ensuite as well. Attached 2 car garage and walking distance to shops, parks & restaurants.

21. 2018-02-06
    status Pending

    Show marketing remark (312 chars)

    Welcome home to this lovely brownstone. Generous & light-filled spaces - large eat in kitchen & formal dining room. Huge living room w/balcony. 3 bedrooms on 1 level w/large master suite. Lower level h as ensuite as well. Attached 2 car garage and walking distance to shops, parks & restaurants.

22. 2018-01-12
    historical Contingent - Inspection

    Show marketing remark (312 chars)

    Welcome home to this lovely brownstone. Generous & light-filled spaces - large eat in kitchen & formal dining room. Huge living room w/balcony. 3 bedrooms on 1 level w/large master suite. Lower level h as ensuite as well. Attached 2 car garage and walking distance to shops, parks & restaurants.

23. 2018-01-10
    listed $189,900 Active

    Show marketing remark (312 chars)

    Welcome home to this lovely brownstone. Generous & light-filled spaces - large eat in kitchen & formal dining room. Huge living room w/balcony. 3 bedrooms on 1 level w/large master suite. Lower level h as ensuite as well. Attached 2 car garage and walking distance to shops, parks & restaurants.

24. 2017-09-15
    historical
25. 2017-07-05
    listed $194,900 Active
26. 2011-11-18
    soldstatus $134,000
27. 2011-07-31
    historical
28. 2011-01-04
    listed $150,000

ⓘ 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: $3,596 · $300/mo
• Projected year-2 tax: $3,596 · $300/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 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,237
• − Mortgage interest: −$15,124
• − Property taxes: −$3,596
• − Insurance: −$1,350
• − Repairs & maintenance: −$1,939
• − Management: −$1,939
• − HOA: −$3,660
• − Depreciation: −$7,855
• Taxable loss: −$11,225
• Est. tax savings @ 24.0%: +$2,694
• After-tax cash flow: $-3,755/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): 33,660
• Household income: $95,082
• Rent vs Own: 27.4% rent · 72.6% own
• Severe rent burden: 968.0

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: Highly diverse neighborhood (Simpson 0.71)
• Race & ethnicity: White 40% Black 30% Asian 19% Two or more races 8% Hispanic / Latino 4%
• Common ancestry: Portuguese 7% Swiss 4% Romanian 3%
• Foreign-born: 25% · Vietnam, Canada, South Korea
• Languages at home: 71% English-only · Other Asian/Pacific 10% Vietnamese 4% Spanish 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: ▼ -199.26%
• Current HPI: 206.3855
• Rent YoY: ▲ 6.26%
• 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

+80.0% since first listed

18 events — show timeline

• 2026-06-10 Relisted — NORTHSTARMLS as Distributed by MLS Grid
• 2026-06-04 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2026-05-19 Price Changed $269,999 NORTHSTARMLS as Distributed by MLS Grid
• 2026-05-01 Listed $275,000 NORTHSTARMLS as Distributed by MLS Grid
• 2026-04-27 Coming Soon $275,000 NORTHSTARMLS as Distributed by MLS Grid
• 2026-03-03 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2026-02-26 Listed $275,000 NORTHSTARMLS as Distributed by MLS Grid
• 2026-02-20 Coming Soon — NORTHSTARMLS as Distributed by MLS Grid
• 2018-03-05 Sold (Public Records) $195,000 Public Records
• 2018-02-26 Sold (MLS) $195,000 NORTHSTARMLS as Distributed by MLS Grid
• 2018-02-06 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2018-01-12 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2018-01-10 Listed $189,900 NORTHSTARMLS as Distributed by MLS Grid
• 2017-09-15 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2017-07-05 Listed $194,900 NORTHSTARMLS as Distributed by MLS Grid
• 2011-11-18 Sold (Public Records) $134,000 Public Records
• 2011-07-31 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2011-01-04 Listed $150,000 NORTHSTARMLS as Distributed by MLS Grid

Property tax history

+5.9%/yr

Latest (2025): $3,596 · -0.4% YoY. Source: county tax records.