7410 72nd Ln N · Brooklyn Park, MN 55428

$79,000

2 bd · 1.0 ba · 812 sqft · Condo public records · 70 Days on market

Built 1974 $570/mo HOA · 42% 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 +10.1/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.2/10.0
• Livability +4.0/5.0
• Rent growth +3.1/5.0
• DSCR +2.9/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Updated Two-Level Condo with Private Entrance and In-Unit Laundry This beautifully updated 2-bedroom, 1-bath end-unit condo offers a rare two-story layout and private entrance, combining the comfort of townhome-style living with the convenience of a condominium community. Thoughtfully updated, this property is an excellent opportunity for both owner-occupants and investors alike. The main level features a bright and open living space that complements any décor. The remodeled kitchen is equipped with modern cabinetry, updated countertops, and stainless steel appliances, offering both style and functionality. A full-size washer and dryer are conveniently located in the unit, adding everyday ease and eliminating the need for shared laundry facilities. Upstairs, you’ll find two generously sized bedrooms and a fully renovated bathroom featuring a new vanity, updated fixtures, and contemporary tile finishes. The separation between living and sleeping areas provides added privacy and a practical layout for daily living. As an end unit, the home enjoys increased natural light, added privacy, and no neighbors above. Located close to shopping, public transportation, and nearby parks, this low-maintenance condo offers a blend of modern updates, strong rental appeal, and long-term value. Pets allowed. Main level units 2 per household with a maximum combined weight of 80lbs. No single pet weight over 60lbs.

Key facts

• Remodeled kitchen
• Private entrance
• In unit laundry

Tags

• PRIVATE ENTRANCE
• IN UNIT LAUNDRY
• TWO STORY LAYOUT
• REMODELED KITCHEN
• STAINLESS STEEL APPLIANCES
• FULLY RENOVATED BATHROOM

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $79k.

Deal economics

• At list price, monthly cash flow is $-47 ($-558/yr) — negative.
• To cash-flow at today's rent, offer at most $71k (10.4% below list).
• Meets the 1% rule at list price ($1k rent vs $79k).
• Recommended offer: $71k (10.4% below list) — sets the bar for cash-flow.
• Cap rate 5.6% vs local median 3.3% 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-, 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 (+2.5%/yr); 109 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 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 $546 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

• It's been on market 70 days — a 6% lower offer ($74k) is reasonable based on typical stale-listing flexibility.
• 6 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.
• Current owner paid $32k; list at $79k implies a 143% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 42% of rent.

Recommended offer $70,784 (10.4% 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 70 days. Have you received any prior offers? Is the seller open to a 10% concession, seller financing, or rate buy-down credit?
3. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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?
10. 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.
11. 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.
12. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.70% ✓
• Cap rate: 5.59%
• Cash-on-cash: -2.52%
• DSCR: 0.89
• GRM: 4.9

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: -21.0%
• Equity multiple: 0.27×
• Total profit: $-16,044
• Equity at exit: $11,779

10-year hold

• IRR: -15.4%
• Equity multiple: 0.14×
• Total profit: $-18,924
• Equity at exit: $6,830

Cash invested: $22,120 (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: 109
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $1,347 high
• Mortgage (P&I): −$414
• Tax from tax record: −$93 /mo · $1,120/yr
• Insurance: −$33
• HOA: −$570
• Vacancy / Maint / Mgmt: −$283
• Net cashflow: $-47

Break-even live

Break-even rent $1,406

Max offer price $70,784

Occupancy floor 98%

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: $19,750
• Closing costs: $2,370
• Reserves months: —
• Total cash needed: —

Rent comps 21 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	4d	1	0.03mi
7254 72nd Ln N #354 Minneapolis, MN	1.0	1.0	702	$1,250	$1.78	24d	1	0.10mi
7282 72nd Ln N #343 Minneapolis, MN	1.0	1.0	608	$1,255	$2.06	4d	1	0.11mi
7242 72nd Ln N Minneapolis, MN	2.0	1.0	900	$1,400	$1.56	12d	1	0.12mi
7617 69th Ave N Minneapolis, MN	2.0	1.0	900	$1,300	$1.44	24d	1	0.43mi
7531 Jersey Ave N Minneapolis, MN	1.0–2.0	1.0	880	$1,415	$1.61	2d	10	0.49mi
5840 73rd Ave N Minneapolis, MN	1.0–2.0	1.0	1031	$1,650	$1.60	14d	1	0.98mi
5805 73rd Ave N Brooklyn Park, MN	1.0	1.0	685	$1,233	$1.80	4d	2	1.05mi
6200 78th Ave N Minneapolis, MN	1.0	1.0	750	$1,092	$1.46	1d	3	1.12mi
6802 63rd Ave N Brooklyn Park, MN	1.0–2.0	1.0	827	$1,550	$1.87	20d	1	1.13mi
6232 65th Ave N Brooklyn Park, MN	1.0	1.0	750	$1,062	$1.42	43d	3	1.15mi
6289 Louisiana Ave N Minneapolis, MN	2.0	1.0	900	$1,233	$1.37	3d	3	1.20mi
6810 63rd Ave N Brooklyn Park, MN	2.0	1.0	890	$1,550	$1.74	43d	1	1.21mi
5625 69th Ave N Minneapolis, MN	1.0–2.0	1.0	750	$1,435	$1.91	24d	11	1.22mi
7870 Zane Ave N Minneapolis, MN	1.0–2.0	1.0	760	$1,375	$1.81	1d	12	1.25mi
5521 Brookdale Dr N Brooklyn Park, MN	1.0–2.0	1.0	855	$1,525	$1.78	1d	10	1.25mi
6390 Douglas Dr N Brooklyn Park, MN	1.0–2.0	1.0	850	$1,409	$1.66	12d	3	1.29mi
7449 Imperial Dr N Minneapolis, MN	3.0	1.0	775	$1,376	$1.78	43d	1	1.34mi
6455 Zane Ave N Minneapolis, MN	1.0–3.0	1.0	952	$1,400	$1.47	4d	12	1.34mi
7449 Imperial Dr N Minneapolis, MN	1.0	1.0	700	$1,159	$1.66	10d	3	1.34mi
8104 Zane Ave N Minneapolis, MN	1.0–2.0	1.0	900	$1,395	$1.55	17d	3	1.42mi

HOA detail condo

• Monthly dues: $570 · $6,840/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 27 events

1. 2026-06-09
   days on market $79,000 Active 70 DOM
2. 2026-06-08
   days on market $79,000 Active 69 DOM
3. 2026-06-07
   days on market $79,000 Active 68 DOM
4. 2026-06-04
   days on market $79,000 Active 65 DOM
5. 2026-06-03
   days on market $79,000 Active 64 DOM
6. 2026-06-02
   days on market $79,000 Active 63 DOM
7. 2026-06-01
   days on market $79,000 Active 62 DOM
8. 2026-05-31
   days on market $79,000 Active 61 DOM
9. 2026-03-31
   listed $79,000 Active 1440-char remark

   Show marketing remark (1440 chars)

   Updated Two-Level Condo with Private Entrance and In-Unit Laundry This beautifully updated 2-bedroom, 1-bath end-unit condo offers a rare two-story layout and private entrance, combining the comfort of townhome-style living with the convenience of a condominium community. Thoughtfully updated, this property is an excellent opportunity for both owner-occupants and investors alike. The main level features a bright and open living space that complements any décor. The remodeled kitchen is equipped with modern cabinetry, updated countertops, and stainless steel appliances, offering both style and functionality. A full-size washer and dryer are conveniently located in the unit, adding everyday ease and eliminating the need for shared laundry facilities. Upstairs, you’ll find two generously sized bedrooms and a fully renovated bathroom featuring a new vanity, updated fixtures, and contemporary tile finishes. The separation between living and sleeping areas provides added privacy and a practical layout for daily living. As an end unit, the home enjoys increased natural light, added privacy, and no neighbors above. Located close to shopping, public transportation, and nearby parks, this low-maintenance condo offers a blend of modern updates, strong rental appeal, and long-term value. Pets allowed. Main level units 2 per household with a maximum combined weight of 80lbs. No single pet weight over 60lbs.

10. 2026-03-30
    historical
11. 2026-03-20
    price $85,000
12. 2026-03-02
    price $89,000
13. 2026-02-04
    listed $95,000 Active
14. 2016-01-15
    soldstatus $32,500 Sold
15. 2015-12-05
    status Pending
16. 2015-11-30
    historical
17. 2015-11-14
    listed $34,000 Active
18. 2012-10-23
    historical
19. 2012-08-03
    listed $800
20. 2002-05-17
    soldstatus $88,900
21. 2002-03-18
    historical
22. 2002-03-01
    listed $88,900
23. 2000-05-31
    soldstatus $53,900
24. 1999-03-18
    soldstatus $32,000
25. 1992-09-12
    historical
26. 1992-03-12
    listed $35,900
27. 1979-03-01
    soldstatus $37,500

ⓘ 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: $1,120 · $93/mo
• Projected year-2 tax: $1,120 · $93/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: $16,163
• − Mortgage interest: −$4,425
• − Property taxes: −$1,120
• − Insurance: −$395
• − Repairs & maintenance: −$1,293
• − Management: −$1,293
• − HOA: −$6,840
• − Depreciation: −$2,298
• Taxable loss: −$1,502
• Est. tax savings @ 24.0%: +$360
• After-tax cash flow: $-198/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

+110.7% since first listed

19 events — show timeline

• 2026-03-31 Listed $79,000 NORTHSTARMLS as Distributed by MLS Grid
• 2026-03-30 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2026-03-20 Price Changed $85,000 NORTHSTARMLS as Distributed by MLS Grid
• 2026-03-02 Price Changed $89,000 NORTHSTARMLS as Distributed by MLS Grid
• 2026-02-04 Listed $95,000 NORTHSTARMLS as Distributed by MLS Grid
• 2016-01-15 Sold (MLS) $32,500 NORTHSTARMLS as Distributed by MLS Grid
• 2015-12-05 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2015-11-30 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2015-11-14 Listed $34,000 NORTHSTARMLS as Distributed by MLS Grid
• 2012-10-23 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2012-08-03 Listed $800 NORTHSTARMLS as Distributed by MLS Grid
• 2002-05-17 Sold (MLS) $88,900 NORTHSTARMLS as Distributed by MLS Grid
• 2002-03-18 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2002-03-01 Listed $88,900 NORTHSTARMLS as Distributed by MLS Grid
• 2000-05-31 Sold (Public Records) $53,900 Public Records
• 1999-03-18 Sold (Public Records) $32,000 Public Records
• 1992-09-12 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 1992-03-12 Listed $35,900 NORTHSTARMLS as Distributed by MLS Grid
• 1979-03-01 Sold (Public Records) $37,500 Public Records

Property tax history

+10.5%/yr

Latest (2025): $1,120 · +9.1% YoY. Source: county tax records.