13049 Europa Trail Way N Unit H · Hugo, MN 55038

$260,000

3 bd · 1.5 ba · 1,609 sqft · Townhouse public records · 11 Days on market

Built 2000 $347/mo HOA · 14% 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).

• Cash flow +11.8/30.0
• ARV discount +7.5/15.0
• 1% rule +4.7/10.0
• Schools +4.6/10.0
• Livability +3.6/5.0
• DSCR +3.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this beautiful end-unit townhome in a quiet Hugo neighborhood surrounded by green space, walking paths, and convenient access to some of the area’s favorite destinations. This 3-bedroom home offers a thoughtful layout with bedroom-level laundry, an upper-level homework or office nook, spacious kitchen, walk-in pantry, plus a 2-car garage with additional storage space. Freshly updated carpet and paint throughout, the home is clean, bright, and move-in ready. The outdoor green space creates room to relax, play, or enjoy peaceful evenings right outside your door. With a convenient location to nearby parks, trails, White Bear Lake, Stillwater, Forest Lake, and easy highway acce

Key facts

• End-unit townhome
• Outdoor green space
• Walk-in pantry

Tags

• END-UNIT TOWNHOME
• BEDROOM-LEVEL LAUNDRY
• UPPER-LEVEL HOMEWORK NOOK
• WALK-IN PANTRY
• OUTDOOR GREEN SPACE

Property features AI

Finance

• Other: Property listed as above-grade finished area of 1,652; Public transit within six blocks
• HOA & community: HOA managed by Associa MN; Monthly association fee of $347; HOA covers hazard insurance, lawn care, grounds maintenance, professional management, sewer, water, and shared amenities

Exterior

• Parking: Attached garage (2-car); Asphalt driveway; Garage approximately 18 x 18.5 with 7' high door and 16' wide door
• Utilities: City water connected; City sewer connected; Natural gas; Electric with circuit breakers
• Home design: Attached residential property; Two levels; Slab foundation; Frame construction; Asphalt roof
• Construction: Frame construction; Asphalt roof; Slab foundation; Foundation area about 852
• Exterior features: Patio and side porch; Stone, metal, and vinyl exterior accents; In-ground sprinkler system; Zero lot line; Light to medium tree coverage; Private road with association-maintained road

Interior

• Kitchen: Range; Microwave; Dishwasher; Refrigerator; Breakfast bar and eat-in kitchen with informal dining area
• Bedrooms: Three bedrooms (primary and two upper-level bedrooms); Upper-level bedrooms include a loft and two additional bedrooms
• Bathrooms: One full bathroom (upper level); One half bathroom (main level); Primary bathroom features double sinks and an ensuite configuration
• Heating & cooling: Forced air heating; Fireplace heat source; Central air conditioning
• Interior features: Gas fireplace in the living room; Ceiling fan(s); Primary bedroom with walk-in closet; Walk-in closet; Main-level half bath and upper-level full bath; Double sink in primary bath; Primary bath walk-thru; 2nd floor laundry; In-unit upper-level laundry
• Laundry & utility: Washer and dryer included; Washer/dryer hookup; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath townhouse listed at $260k.

Deal economics

• At list price, monthly cash flow is $-69 ($-834/yr) — negative.
• To cash-flow at today's rent, offer at most $248k (4.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $251k (3.5% below list).
• Recommended offer: $248k (4.7% below list) — sets the bar for cash-flow.
• Cap rate 6.0% vs local median 3.1% in Hugo — 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 71/100 on livability (#314 in MN) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, crime A-; Watch: amenities F, commute F, health & safety F.
• White Bear Lake School District (suburban): math 45% / reading 57% proficiency, ranked #83 of 301 in MN (top 28%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Matoska International (math 45% / reading 54%, grade D, #423 of 857 statewide, top 55%, 554 students, 24% FRL); Central Middle (math 41% / reading 55%, grade C-, #90 of 258 statewide, top 35%, 1,020 students, 24% FRL); White Bear South Campus Senior (math 37%, 1,111 students, 26% FRL) — zoned schools at 25% FRL track the district average.
• Market conditions: 278 active listings in the ZIP; high-income renter base; 1,405 units permitted in Washington County in 2024 (121 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.
• Washington County population projected at +16% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 9y 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 $247,723 (4.7% 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 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: 0.97% ✗
• Cap rate: 5.97%
• Cash-on-cash: -1.15%
• DSCR: 0.95
• GRM: 8.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -18.1%
• Equity multiple: 0.36×
• Total profit: $-46,363
• Equity at exit: $38,767

10-year hold

• IRR: -10.2%
• Equity multiple: 0.38×
• Total profit: $-45,279
• Equity at exit: $22,480

Cash invested: $72,800 (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 55038

• Home prices YoY: -31.6%
• Active inventory: 278
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $2,510 medium
• Mortgage (P&I): −$1,363
• Tax from tax record: −$234 /mo · $2,802/yr
• Insurance: −$108
• HOA: −$347
• Vacancy / Maint / Mgmt: −$527
• Net cashflow: $-69

Break-even live

Break-even rent $2,598

Max offer price $247,723

Occupancy floor 98%

Sensitivity live

Price	-10% $78	-5% $4	+0% $-69	+5% $-143	+10% $-217
Rent	-10% $-268	-5% $-169	+0% $-69	+5% $30	+10% $129
Rate	-1.0pp $61	-0.5pp $-3	base $-69	+0.5pp $-137	+1.0pp $-205

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: $65,000
• Closing costs: $7,800
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $347 · $4,164/yr
• Likely covers: water

Listing history 24 events

1. 2026-05-19
   status Pending
2. 2026-05-15
   historical Contingent - Inspection
3. 2026-05-08
   listed $260,000 Active
4. 2025-12-01
   historical
5. 2025-10-23
   price $260,000
6. 2025-10-01
   price $270,000
7. 2025-09-17
   listed $275,000 Active
8. 2025-09-11
   historical
9. 2025-08-04
   price $275,000
10. 2025-07-10
    price $280,000
11. 2025-06-05
    listed $290,000 Active
12. 2025-06-03
    historical
13. 2023-05-24
    soldstatus $269,900
14. 2023-05-19
    soldstatus $269,900 Sold
15. 2023-04-22
    status Pending
16. 2023-04-03
    historical Contingent - Subject to Statutory Rescission
17. 2023-03-28
    listed $269,900 Active
18. 2017-09-14
    soldstatus $169,900
19. 2017-09-12
    soldstatus $169,000 Sold
20. 2017-08-01
    historical Contingent - Inspection
21. 2017-07-26
    listed $169,900 Active
22. 2002-12-02
    soldstatus $159,900
23. 2001-03-16
    soldstatus $138,124
24. 2000-09-12
    soldstatus $1,008,000

ⓘ 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: $2,802 · $234/mo
• Projected year-2 tax: $2,857 · $238/mo
• Expected delta: +$55/yr (+$5/mo · 2.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $30,119
• − Mortgage interest: −$14,564
• − Property taxes: −$2,802
• − Insurance: −$1,300
• − Repairs & maintenance: −$2,409
• − Management: −$2,409
• − HOA: −$4,164
• − Depreciation: −$7,564
• Taxable loss: −$5,094
• Est. tax savings @ 24.0%: +$1,223
• After-tax cash flow: $389/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: White Bear Lake School District
• NCES district ID: 2742360
• Math proficiency: 45% ▼ -18.00%
• Reading proficiency: 57% ▼ -8.00%
• Median HH income: $73,051
• Composite: 45.78/100
• National rank: #2564
• State rank: #83 of 301 in MN

Livability — Hugo

• Score: 71/100
• State rank: #314
• US rank: #7032

Category grades

Amenities F Commute F Cost of living C 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: Hugo, MN
• County: Washington County · 235,613 people
• City population: 25,061
• Metro: Minneapolis-St. Paul-Bloomington, MN-WI
• Population (ZIP): 25,061
• Household income: $130,931
• Rent vs Own: 8.6% rent · 91.4% own
• Severe rent burden: 222.0

Population outlook (Washington County) Hauer SSP2

• Today (2025): 278,554 people
• By 2030: 290,465 · +4.3%
• By 2040: 310,014 · +11.3%
• By 2050: 324,118 · +16.4%
• By 2075: 362,697 · +30.2%
• By 2100: 381,491 · +37.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (87%)
• Race & ethnicity: White 87% Asian 4% Two or more races 4% Hispanic / Latino 3% Black 3%
• Common ancestry: Portuguese 14% Lithuanian 7% Romanian 4%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Other Asian/Pacific 2% Spanish 1%

Political lean MEDSL · Washington

• 2024 margin: Lean D (+8.9) · D 53.5% · R 44.6% · Other 1.9%
• 2008→2024 swing: +4.6pp toward D · 2008: 4.3pp · 2024: 8.9pp
• All cycles: 2024: D+8.9 2020: D+9.2 2016: D+1.9 2012: D+0.8 2008: D+4.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -103.33%
• Current HPI: 223.6524
• Rent YoY: —
• 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

-74.2% since first listed

24 events — show timeline

• 2026-05-19 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2026-05-15 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2026-05-08 Listed $260,000 NORTHSTARMLS as Distributed by MLS Grid
• 2025-12-01 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2025-10-23 Price Changed $260,000 NORTHSTARMLS as Distributed by MLS Grid
• 2025-10-01 Price Changed $270,000 NORTHSTARMLS as Distributed by MLS Grid
• 2025-09-17 Listed $275,000 NORTHSTARMLS as Distributed by MLS Grid
• 2025-09-11 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2025-08-04 Price Changed $275,000 NORTHSTARMLS as Distributed by MLS Grid
• 2025-07-10 Price Changed $280,000 NORTHSTARMLS as Distributed by MLS Grid
• 2025-06-05 Listed $290,000 NORTHSTARMLS as Distributed by MLS Grid
• 2025-06-03 Coming Soon — NORTHSTARMLS as Distributed by MLS Grid
• 2023-05-24 Sold (Public Records) $269,900 Public Records
• 2023-05-19 Sold (MLS) $269,900 NORTHSTARMLS as Distributed by MLS Grid
• 2023-04-22 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2023-04-03 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2023-03-28 Listed $269,900 NORTHSTARMLS as Distributed by MLS Grid
• 2017-09-14 Sold (Public Records) $169,900 Public Records
• 2017-09-12 Sold (MLS) $169,000 NORTHSTARMLS as Distributed by MLS Grid
• 2017-08-01 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2017-07-26 Listed $169,900 NORTHSTARMLS as Distributed by MLS Grid
• 2002-12-02 Sold (Public Records) $159,900 Public Records
• 2001-03-16 Sold (Public Records) $138,124 Public Records
• 2000-09-12 Sold (Public Records) $1,008,000 Public Records

Property tax history

+6.1%/yr

Latest (2025): $2,802 · -1.1% YoY. Source: county tax records.