13944 52nd Ave N · Plymouth, MN 55446

$249,900

2 bd · 1.0 ba · 1,306 sqft · Townhouse public records · 77 Days on market

Built 2002 871 sqft lot $191/sqft · 21% below area Est $363k · 31% under $310/mo HOA · 15% 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).

• ARV discount +15.0/15.0
• Cash flow +7.5/30.0
• Schools +4.2/10.0
• Livability +4.2/5.0
• 1% rule +3.4/10.0
• Rent growth +3.4/5.0
• Condition / age +2.5/5.0
• DSCR +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This south facing townhome has wonderful natural light. Major updates include a new furnace and central air in 2022! Most of the windows were replaced with Andersen windows in 2023! Roof 2023! Sellers will make allowance for some painting to decorate to your desire. Home was professionally cleaned and ready to move in. Step in the bright entryway with a large Andersen window letting in natural light. The main floor offers a spacious center island kitchen, clean oak cabinets and great counter space. Appliances include a newer stainless dishwasher. The bright living room has a new Andersen sliding door that steps out to the sunny deck. There is a convenient half bath on this level. Upstairs you will discover 2 large bedrooms and a full bath. One bedroom has a new Andersen picture window, walk in closet, ceiling fan and is just a step from the clean full bath. You will notice the doors and woodwork are in great condition. The lower level has a large storage room with a washer, dryer and updated mechanical items. Also nice storage under the steps. A door steps out to the 30 foot deep finished garage with a water faucet. The neighborhood has sidewalks and nice trails that go on for miles. The location is very handy to virtually anything you desire!

Key facts

• New furnace
• Andersen windows
• Bright entryway

Tags

• SOUTH FACING TOWNHOME
• NEW FURNACE
• CENTRAL AIR
• ANDERSEN WINDOWS
• BRIGHT ENTRYWAY
• CENTER ISLAND KITCHEN

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath townhouse listed at $250k.

Deal economics

• At list price, monthly cash flow is $-308 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $196k (21.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $210k (16.1% below list).
• Recommended offer: $196k (21.8% below list) — sets the bar for cash-flow.
• Cap rate 4.8% vs local median 3.1% in Plymouth — 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 85/100 on livability (#17 in MN, #517 nationally) — a professional / high-income tenant draw. Strengths: crime A+, commute A+, employment A+; Watch: amenities F, cost of living 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.
• Zoned schools: Basswood Elementary (math 76% / reading 71%, grade A, #41 of 857 statewide, top 5%, 865 students, 18% FRL); Maple Grove Middle School (math 45% / reading 58%, grade C, #65 of 258 statewide, top 26%, 1,598 students, 30% FRL); Maple Grove Senior High (math 53% / reading 69%, grade C+, #42 of 471 statewide, top 9%, 2,324 students, 21% FRL).
• Zoned-school proficiency averages 62% at this address vs 46% district-wide (+16 pts) — the actual schools serving this property are materially stronger than the Osseo Public School District average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising (+3.7%/yr); 221 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals leasing fast (median 6d on market — plan ~1-2 weeks tenant-placement turnaround); high-income renter base; 4,651 units permitted in Hennepin County in 2024 (2,443 in 5+ unit buildings).
• This rent is only 15% of the median local income ($171k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k 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 77 days — a 6% lower offer ($235k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 21y ago; this cycle's ask has dropped $29k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $149k; list at $250k implies a 68% gain — meaningful room to come down on a strong offer.

Recommended offer $195,502 (21.8% 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 77 days. Have you received any prior offers? Is the seller open to a 22% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.84% ✗
• Cap rate: 4.81%
• Cash-on-cash: -5.28%
• DSCR: 0.77
• GRM: 9.9

CMA / ARV

• ARV (median comp): $363,102
• List price: $249,900
• Delta: -31.18%
• Verdict: UNDERPRICED
• Comps: 3 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.7% rent growth · sell at horizon

5-year hold

• IRR: -24.3%
• Equity multiple: 0.16×
• Total profit: $-58,444
• Equity at exit: $37,261

10-year hold

• IRR: -17.3%
• Equity multiple: 0.01×
• Total profit: $-69,241
• Equity at exit: $21,607

Cash invested: $69,972 (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 55446

• Home prices YoY: -24.0%
• Rents YoY: 3.7%
• Active inventory: 221
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $2,096 high
• Mortgage (P&I): −$1,311
• Tax from tax record: −$239 /mo · $2,867/yr
• Insurance: −$104
• HOA: −$310
• Vacancy / Maint / Mgmt: −$440
• Net cashflow: $-308

Break-even live

Break-even rent $2,486

Max offer price $195,502

Occupancy floor —

Sensitivity live

Price	-10% $-166	-5% $-237	+0% $-308	+5% $-379	+10% $-449
Rent	-10% $-474	-5% $-391	+0% $-308	+5% $-225	+10% $-142
Rate	-1.0pp $-182	-0.5pp $-244	base $-308	+0.5pp $-373	+1.0pp $-439

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: $62,475
• Closing costs: $7,497
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
13874 52nd Ave N Minneapolis, MN	2.0	1.5	1500	$1,995	$1.33	6d	1	0.07mi
13874 52nd Ave N Minneapolis, MN	2.0	1.5	1500	$1,995	$1.33	26d	1	0.07mi
5200 Annapolis Ln N Minneapolis, MN	2.0	1.0–2.0	953	$2,385	$2.50	0d	15	0.10mi
5814 Teakwood Ln N Plymouth, MN	2.0	1.0–1.5	1082	$2,015	$1.86	1d	9	0.87mi
13465 60th Pl N #31 Minneapolis, MN	2.0	1.0	1208	$2,100	$1.74	5d	1	1.00mi
15377 60th Ave N Minneapolis, MN	3.0	2.5	1792	$2,400	$1.34	18d	1	1.30mi
6110 Quinwood Ln N Minneapolis, MN	1.0–3.0	1.0–2.0	1047	$2,045	$1.95	0d	22	1.34mi

HOA detail

• Monthly dues: $310 · $3,720/yr
• Likely covers: water

Listing history 22 events

1. 2026-06-02
   status $249,900 Pending 77 DOM
2. 2026-06-01
   days on market $249,900 Contingent - Inspection 77 DOM
3. 2026-05-31
   days on market $249,900 Contingent - Inspection 76 DOM
4. 2026-05-17
   historical Contingent - Inspection 1266-char remark

   Show marketing remark (1266 chars)

   This south facing townhome has wonderful natural light. Major updates include a new furnace and central air in 2022! Most of the windows were replaced with Andersen windows in 2023! Roof 2023! Sellers will make allowance for some painting to decorate to your desire. Home was professionally cleaned and ready to move in. Step in the bright entryway with a large Andersen window letting in natural light. The main floor offers a spacious center island kitchen, clean oak cabinets and great counter space. Appliances include a newer stainless dishwasher. The bright living room has a new Andersen sliding door that steps out to the sunny deck. There is a convenient half bath on this level. Upstairs you will discover 2 large bedrooms and a full bath. One bedroom has a new Andersen picture window, walk in closet, ceiling fan and is just a step from the clean full bath. You will notice the doors and woodwork are in great condition. The lower level has a large storage room with a washer, dryer and updated mechanical items. Also nice storage under the steps. A door steps out to the 30 foot deep finished garage with a water faucet. The neighborhood has sidewalks and nice trails that go on for miles. The location is very handy to virtually anything you desire!

5. 2026-05-14
   price $249,900 1266-char remark

   Show marketing remark (1266 chars)

   This south facing townhome has wonderful natural light. Major updates include a new furnace and central air in 2022! Most of the windows were replaced with Andersen windows in 2023! Roof 2023! Sellers will make allowance for some painting to decorate to your desire. Home was professionally cleaned and ready to move in. Step in the bright entryway with a large Andersen window letting in natural light. The main floor offers a spacious center island kitchen, clean oak cabinets and great counter space. Appliances include a newer stainless dishwasher. The bright living room has a new Andersen sliding door that steps out to the sunny deck. There is a convenient half bath on this level. Upstairs you will discover 2 large bedrooms and a full bath. One bedroom has a new Andersen picture window, walk in closet, ceiling fan and is just a step from the clean full bath. You will notice the doors and woodwork are in great condition. The lower level has a large storage room with a washer, dryer and updated mechanical items. Also nice storage under the steps. A door steps out to the 30 foot deep finished garage with a water faucet. The neighborhood has sidewalks and nice trails that go on for miles. The location is very handy to virtually anything you desire!

6. 2026-05-01
   price $259,900 1266-char remark

   Show marketing remark (1266 chars)

   This south facing townhome has wonderful natural light. Major updates include a new furnace and central air in 2022! Most of the windows were replaced with Andersen windows in 2023! Roof 2023! Sellers will make allowance for some painting to decorate to your desire. Home was professionally cleaned and ready to move in. Step in the bright entryway with a large Andersen window letting in natural light. The main floor offers a spacious center island kitchen, clean oak cabinets and great counter space. Appliances include a newer stainless dishwasher. The bright living room has a new Andersen sliding door that steps out to the sunny deck. There is a convenient half bath on this level. Upstairs you will discover 2 large bedrooms and a full bath. One bedroom has a new Andersen picture window, walk in closet, ceiling fan and is just a step from the clean full bath. You will notice the doors and woodwork are in great condition. The lower level has a large storage room with a washer, dryer and updated mechanical items. Also nice storage under the steps. A door steps out to the 30 foot deep finished garage with a water faucet. The neighborhood has sidewalks and nice trails that go on for miles. The location is very handy to virtually anything you desire!

7. 2026-04-08
   price $269,900 1266-char remark

   Show marketing remark (1266 chars)

   This south facing townhome has wonderful natural light. Major updates include a new furnace and central air in 2022! Most of the windows were replaced with Andersen windows in 2023! Roof 2023! Sellers will make allowance for some painting to decorate to your desire. Home was professionally cleaned and ready to move in. Step in the bright entryway with a large Andersen window letting in natural light. The main floor offers a spacious center island kitchen, clean oak cabinets and great counter space. Appliances include a newer stainless dishwasher. The bright living room has a new Andersen sliding door that steps out to the sunny deck. There is a convenient half bath on this level. Upstairs you will discover 2 large bedrooms and a full bath. One bedroom has a new Andersen picture window, walk in closet, ceiling fan and is just a step from the clean full bath. You will notice the doors and woodwork are in great condition. The lower level has a large storage room with a washer, dryer and updated mechanical items. Also nice storage under the steps. A door steps out to the 30 foot deep finished garage with a water faucet. The neighborhood has sidewalks and nice trails that go on for miles. The location is very handy to virtually anything you desire!

8. 2026-03-16
   listed $279,000 Active 1266-char remark

   Show marketing remark (1266 chars)

   This south facing townhome has wonderful natural light. Major updates include a new furnace and central air in 2022! Most of the windows were replaced with Andersen windows in 2023! Roof 2023! Sellers will make allowance for some painting to decorate to your desire. Home was professionally cleaned and ready to move in. Step in the bright entryway with a large Andersen window letting in natural light. The main floor offers a spacious center island kitchen, clean oak cabinets and great counter space. Appliances include a newer stainless dishwasher. The bright living room has a new Andersen sliding door that steps out to the sunny deck. There is a convenient half bath on this level. Upstairs you will discover 2 large bedrooms and a full bath. One bedroom has a new Andersen picture window, walk in closet, ceiling fan and is just a step from the clean full bath. You will notice the doors and woodwork are in great condition. The lower level has a large storage room with a washer, dryer and updated mechanical items. Also nice storage under the steps. A door steps out to the 30 foot deep finished garage with a water faucet. The neighborhood has sidewalks and nice trails that go on for miles. The location is very handy to virtually anything you desire!

9. 2013-07-29
   soldstatus $149,000
10. 2013-07-18
    soldstatus $149,000 252-char remark

    Show marketing remark (252 chars)

    Welcome home! Immaculate, south-facing for great natural sunlight, open flr plan w/huge cntr island, lrg mstr w/walk-in closet, 9' ceilings, custom blinds, rare extra long driveway. Close to shopping, parks, trails, golfing and local transit. Must see!

11. 2013-06-17
    historical 252-char remark

    Show marketing remark (252 chars)

    Welcome home! Immaculate, south-facing for great natural sunlight, open flr plan w/huge cntr island, lrg mstr w/walk-in closet, 9' ceilings, custom blinds, rare extra long driveway. Close to shopping, parks, trails, golfing and local transit. Must see!

12. 2013-05-07
    historical
13. 2013-05-06
    listed $159,900 252-char remark

    Show marketing remark (252 chars)

    Welcome home! Immaculate, south-facing for great natural sunlight, open flr plan w/huge cntr island, lrg mstr w/walk-in closet, 9' ceilings, custom blinds, rare extra long driveway. Close to shopping, parks, trails, golfing and local transit. Must see!

14. 2013-03-04
    listed $159,900
15. 2005-10-25
    soldstatus $193,000
16. 2005-09-15
    soldstatus $193,000
17. 2005-07-11
    historical
18. 2005-05-06
    listed $194,900
19. 2005-04-28
    historical
20. 2005-01-27
    listed $205,000
21. 2004-07-14
    soldstatus $189,900
22. 2002-07-11
    soldstatus $140,532

ⓘ 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: $2,867 · $239/mo
• Projected year-2 tax: $2,867 · $239/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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,149
• − Mortgage interest: −$13,998
• − Property taxes: −$2,867
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,012
• − Management: −$2,012
• − HOA: −$3,720
• − Depreciation: −$7,270
• Taxable loss: −$7,980
• Est. tax savings @ 24.0%: +$1,915
• After-tax cash flow: $-1,780/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 — Plymouth

• Score: 85/100
• State rank: #17
• US rank: #517

Category grades

Amenities F Commute A+ Cost of living F Crime A+ Employment A+ Housing A+ Health & safety A- User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Plymouth, MN
• County: Hennepin County · 1,150,272 people
• City population: 79,816
• Metro: Minneapolis-St. Paul-Bloomington, MN-WI
• Population (ZIP): 28,247
• Household income: $170,625
• Rent vs Own: 17.4% rent · 82.6% own
• Severe rent burden: 364.0

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: Predominantly White (65%)
• Race & ethnicity: White 65% Asian 20% Two or more races 7% Black 4% Hispanic / Latino 3%
• Common ancestry: Portuguese 9% Romanian 4% Scottish 3%
• Foreign-born: 18% · Canada, China, Vietnam
• Languages at home: 77% English-only · Other Asian/Pacific 7% Other Indo-European 6% 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: ▼ -63.27%
• Current HPI: 200.5438
• Rent YoY: ▲ 3.70%
• 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

+77.8% since first listed

19 events — show timeline

• 2026-05-17 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2026-05-14 Price Changed $249,900 NORTHSTARMLS as Distributed by MLS Grid
• 2026-05-01 Price Changed $259,900 NORTHSTARMLS as Distributed by MLS Grid
• 2026-04-08 Price Changed $269,900 NORTHSTARMLS as Distributed by MLS Grid
• 2026-03-16 Listed $279,000 NORTHSTARMLS as Distributed by MLS Grid
• 2013-07-29 Sold (Public Records) $149,000 Public Records
• 2013-07-18 Sold (MLS) $149,000 NORTHSTARMLS as Distributed by MLS Grid
• 2013-06-17 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2013-05-07 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2013-05-06 Listed $159,900 NORTHSTARMLS as Distributed by MLS Grid
• 2013-03-04 Listed $159,900 NORTHSTARMLS as Distributed by MLS Grid
• 2005-10-25 Sold (Public Records) $193,000 Public Records
• 2005-09-15 Sold (MLS) $193,000 NORTHSTARMLS as Distributed by MLS Grid
• 2005-07-11 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2005-05-06 Listed $194,900 NORTHSTARMLS as Distributed by MLS Grid
• 2005-04-28 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2005-01-27 Listed $205,000 NORTHSTARMLS as Distributed by MLS Grid
• 2004-07-14 Sold (Public Records) $189,900 Public Records
• 2002-07-11 Sold (Public Records) $140,532 Public Records

Property tax history

+4.5%/yr

Latest (2025): $2,867 · +2.4% YoY. Source: county tax records.