13859 Northwood Dr NW · Andover, MN 55304

$314,900

3 bd · 2.0 ba · 1,008 sqft · SingleFamily public records · 9 Days on market

Built 1972 0.50 ac lot $312/sqft · 22% above area Est $387k · 19% under

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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 +15.0/15.0
• Cash flow +10.2/30.0
• Schools +4.7/10.0
• Livability +3.6/5.0
• DSCR +2.9/10.0
• 1% rule +2.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This is a one level home and priced right. Lots of potential here. 3 bedrooms on main level with possiblilty of another down when you add an egress window. Newer kitchen cabinets and countertops. Ceramic Tile bath on main and a 3/4 bath in lower level. New flooring in Family Room. Awesome opportunity to build some equity.

Key facts

• 0.5 acre lot
• 2 garage spots
• Built 1972

Property features AI

Finance

• Financial info: Conventional mortgage type

Exterior

• Parking: Attached garage with 2 spaces; Garage door opener; Asphalt driveway; Garage approximately 22x20 with 8' high by 16' wide door
• Utilities: Private drilled well (4-inch submersible); City sewer (connected); 100 amp electric service; Powered by natural gas; Electric service by Connexus Energy
• Home design: Residential property; One level (with lower/finished basement); Main entry on main level
• Construction: Concrete and frame construction; Asphalt roof; Block foundation; Built with a full basement
• Exterior features: Patio; Chain link full fencing; Light tree coverage

Interior

• Kitchen: Dishwasher; Range; Microwave; Refrigerator; Water osmosis system; Kitchen with eat-in/ informal dining area
• Bedrooms: 3 bedrooms (most on main level); Den on lower level
• Flooring: Tile floors
• Bathrooms: Main floor full bathroom; Lower level 3/4 bathroom
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Ceiling fan(s); Kitchen window; Patio; Tile floors; Washer/dryer hookup; Partially finished basement; Full basement with block foundation
• Laundry & utility: Washer/dryer hookup; Dryer; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $315k.

Deal economics

• At list price, monthly cash flow is $-177 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $284k (9.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $236k (25.2% below list).
• Recommended offer: $236k (25.2% below list) — sets the bar for 1% rule.
• Cap rate 5.6% vs local median 3.6% in Andover — 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 72/100 on livability (#291 in MN) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, crime A; Watch: amenities F, commute F, cost of living D-.
• 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: Crooked Lake Elementary (math 64% / reading 52%, grade C+, #258 of 857 statewide, top 30%, 454 students, 34% FRL); Oak View Middle (math 57% / reading 60%, grade B, #29 of 258 statewide, top 12%, 1,268 students, 22% FRL); Andover High School (math 57% / reading 71%, grade B-, #32 of 471 statewide, top 7%, 1,758 students, 19% FRL) — zoned schools at 25% FRL track the district average.
• Market conditions: 395 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 20d on market — plan ~3-4 weeks tenant-placement turnaround); 1,083 units permitted in Anoka County in 2024 (134 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 $9k of value loss. Plan a longer hold.
• Anoka County population projected at +11% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 34y 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.

Recommended offer $235,548 (25.2% 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. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.75% ✗
• Cap rate: 5.62%
• Cash-on-cash: -2.41%
• DSCR: 0.89
• GRM: 11.1

CMA / ARV

• ARV (median comp): $386,693
• List price: $314,900
• Delta: -18.57%
• Verdict: UNDERPRICED
• Comps: 4 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -20.3%
• Equity multiple: 0.29×
• Total profit: $-62,362
• Equity at exit: $46,953

10-year hold

• IRR: -13.5%
• Equity multiple: 0.22×
• Total profit: $-69,036
• Equity at exit: $27,227

Cash invested: $88,172 (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 55304

• Active inventory: 395
• Price-to-rent: 11.1×

Monthly cashflow live

• Estimated rent: $2,355 medium
• Mortgage (P&I): −$1,651
• Tax from tax record: −$255 /mo · $3,065/yr
• Insurance: −$131
• HOA: −$0
• Vacancy / Maint / Mgmt: −$495
• Net cashflow: $-177

Break-even live

Break-even rent $2,580

Max offer price $283,599

Occupancy floor —

Sensitivity live

Price	-10% $1	-5% $-88	+0% $-177	+5% $-266	+10% $-355
Rent	-10% $-363	-5% $-270	+0% $-177	+5% $-84	+10% $9
Rate	-1.0pp $-19	-0.5pp $-97	base $-177	+0.5pp $-259	+1.0pp $-342

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: $78,725
• Closing costs: $9,447
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
14220 Crosstown Blvd NW Andover, MN	3.0	1.5	1347	$2,224	$1.65	7d	1	0.60mi
2118 140th Ln NW Andover, MN	3.0	2.0	1500	$2,400	$1.60	26d	1	0.68mi
13752 Round Lake Blvd NW Unit 1 Andover, MN	3.0	1.0	1146	$2,525	$2.20	20d	1	1.23mi

Listing history 6 events

1. 2026-05-08
   status Pending 323-char remark
2. 2026-05-04
   historical Contingent - Inspection 323-char remark
3. 2026-04-30
   listed $314,900 Active 323-char remark
4. 2026-04-20
   historical $314,900 323-char remark
5. 1992-03-16
   soldstatus $79,900
6. 1992-02-18
   listed $79,900

ⓘ 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: $3,065 · $255/mo
• Projected year-2 tax: $3,296 · $275/mo
• Expected delta: +$231/yr (+$19/mo · 7.5%)

ⓘ 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 2/10 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: $28,266
• − Mortgage interest: −$17,639
• − Property taxes: −$3,065
• − Insurance: −$1,574
• − Repairs & maintenance: −$2,261
• − Management: −$2,261
• − Depreciation: −$9,161
• Taxable loss: −$7,697
• Est. tax savings @ 24.0%: +$1,847
• After-tax cash flow: $-279/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 — Andover

• Score: 72/100
• State rank: #291
• US rank: #6311

Category grades

Amenities F Commute F Cost of living D- 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: Andover, MN
• Population (ZIP): 49,452

Population outlook (Anoka County) Hauer SSP2

• Today (2025): 375,223 people
• By 2030: 387,850 · +3.4%
• By 2040: 407,239 · +8.5%
• By 2050: 417,541 · +11.3%
• By 2075: 448,447 · +19.5%
• By 2100: 464,954 · +23.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Two or more races 4% Asian 3% Black 3% Hispanic / Latino 2%
• Common ancestry: Portuguese 14% Romanian 6% Lithuanian 3%
• Foreign-born: 5% · Canada
• Languages at home: 94% English-only · Other Asian/Pacific 2% Spanish 1% Russian/Polish/Slavic 1%

Political lean MEDSL · Anoka

• 2024 margin: Toss-up / Even · D 46.6% · R 51.0% · Other 2.4%
• 2008→2024 swing: -2.0pp toward R · 2008: -2.4pp · 2024: -4.4pp
• All cycles: 2024: R+4.4 2020: R+1.9 2016: R+9.7 2012: R+2.6 2008: R+2.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -267.68%
• Current HPI: 242.7122
• 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

+300.5% since first listed

7 events — show timeline

• 2026-06-05 Sold (MLS) $320,000 NORTHSTARMLS as Distributed by MLS Grid
• 2026-05-08 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2026-05-04 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2026-04-30 Listed $314,900 NORTHSTARMLS as Distributed by MLS Grid
• 2026-04-20 Coming Soon $314,900 NORTHSTARMLS as Distributed by MLS Grid
• 1992-03-16 Sold (MLS) $79,900 NORTHSTARMLS as Distributed by MLS Grid
• 1992-02-18 Listed $79,900 NORTHSTARMLS as Distributed by MLS Grid

Property tax history

+3.4%/yr

Latest (2026): $3,065 · +7.4% YoY. Source: county tax records.