2653 Brookdale Ln · Brooklyn Park, MN 55444

$119,900

2 bd · 1.0 ba · 832 sqft · Condo public records · 1 Days on market

Built 1984 $251/mo HOA · 17% of rent

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Why this score? — see what drove the C- 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 +17.2/30.0
• ARV discount +7.5/15.0
• 1% rule +7.4/10.0
• DSCR +5.3/10.0
• Schools +4.2/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Key facts

• $251 HOA
• Garage
• Built 1984

Property features AI

Finance

• Financial info: Property is free and clear
• HOA & community: HOA: Shingle Creek Manor; Monthly HOA fee of $251 covering hazard insurance, lawn care, grounds maintenance, professional management, and snow removal

Exterior

• Parking: Attached garage with garage door opener (1 garage space); Asphalt driveway
• Utilities: City water (connected); City sewer (connected); 100 amp electric service (Xcel Energy); Natural gas
• Home design: Residential attached property; One story; Entry on main level
• Construction: Concrete construction; Shingle roof (age over 8 years); Slab foundation; Built area approx. 780 (main level finished area)
• Exterior features: Vinyl exterior; Patio/porch (other); No pool; No fencing; Public transit within 6 blocks; Medium tree coverage; Other detached structures

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator
• Bedrooms: 2 bedrooms (both on the main level)
• Flooring: Hardwood floors
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Informal dining area; Fireplace (other); Water softener (owned); In-ground sprinkler
• Laundry & utility: Washer; Dryer; Gas water heater; Laundry on main level

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $120k.

Deal economics

• At list price, monthly cash flow is $85 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Cap rate 7.1% 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: 53 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $829 of loan paydown is wiped out by about $4k 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

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $54k; list at $120k implies a 124% gain — meaningful room to come down on a strong offer.

Recommended offer $119,900

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. 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?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.24% ✓
• Cap rate: 7.14%
• Cash-on-cash: 3.03%
• DSCR: 1.13
• GRM: 6.7

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: -11.4%
• Equity multiple: 0.59×
• Total profit: $-13,853
• Equity at exit: $17,877

10-year hold

• IRR: -1.9%
• Equity multiple: 0.87×
• Total profit: $-4,370
• Equity at exit: $10,367

Cash invested: $33,572 (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 55444

• Active inventory: 53
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $1,490 high
• Mortgage (P&I): −$629
• Tax from tax record: −$163 /mo · $1,956/yr
• Insurance: −$50
• HOA: −$251
• Vacancy / Maint / Mgmt: −$313
• Net cashflow: $85

Break-even live

Break-even rent $1,383

Max offer price $119,900

Occupancy floor 89%

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6910 Humboldt Ave N Minneapolis, MN	1.0–2.0	1.0	775	$1,450	$1.87	2d	9	1.11mi
6844 Grimes Pl N Brooklyn Center, MN	3.0	1.0	1000	$1,850	$1.85	44d	1	1.17mi
6808 Grimes Pl N Brooklyn Center, MN	3.0	1.0	1000	$1,850	$1.85	15d	1	1.18mi
6817 Grimes Pl N Brooklyn Center, MN	3.0	1.0	1000	$1,850	$1.85	44d	1	1.20mi
6813 Grimes Pl N Brooklyn Center, MN	3.0	1.0	1000	$1,850	$1.85	13d	2	1.21mi
1100 69th Ave N Unit 101 Brooklyn Center, MN	1.0	1.0	675	$1,095	$1.62	18d	1	1.28mi
7021 Brooklyn Blvd Unit 7021-219 Brooklyn Center, MN	1.0	1.0	725	$1,149	$1.58	44d	1	1.36mi
7021 Brooklyn Blvd Unit 7021-216 Brooklyn Center, MN	2.0	1.0	825	$1,399	$1.70	44d	1	1.36mi
7206 Camden Ave N Unit 115 Minneapolis, MN	2.0	1.0	770	$1,195	$1.55	15d	1	1.42mi
7206 Camden Ave N Unit 213 Minneapolis, MN	2.0	1.0	770	$1,225	$1.59	24d	1	1.42mi
3417 65th Ave N Unit 06_102 Brooklyn Center, MN	2.0	1.0	850	$1,449	$1.70	44d	1	1.43mi
3417 65th Ave N Minneapolis, MN	2.0	1.0	850	$1,425	$1.68	44d	1	1.43mi

HOA detail condo

• Monthly dues: $251 · $3,012/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 4 events

1. 2026-05-27
   status Pending
2. 2026-05-20
   listed $119,900 Active
3. 1995-12-29
   soldstatus $53,500
4. 1995-12-12
   soldstatus $53,500

ⓘ 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: $1,956 · $163/mo
• Projected year-2 tax: $1,956 · $163/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 2/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥100°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: $17,885
• − Mortgage interest: −$6,716
• − Property taxes: −$1,956
• − Insurance: −$600
• − Repairs & maintenance: −$1,431
• − Management: −$1,431
• − HOA: −$3,012
• − Depreciation: −$3,488
• Taxable loss: −$749
• Est. tax savings @ 24.0%: +$180
• After-tax cash flow: $1,196/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
• City population: 33,660
• Population (ZIP): 17,428

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 0.74)
• Race & ethnicity: White 35% Asian 27% Black 25% Two or more races 9% Hispanic / Latino 4%
• Common ancestry: Portuguese 5% Italian 2% Romanian 1%
• Foreign-born: 24% · Canada, Vietnam
• Languages at home: 64% English-only · Other Asian/Pacific 20% Spanish 3% Vietnamese 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: ▼ -263.18%
• Current HPI: 242.8606
• 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

+124.1% since first listed

4 events — show timeline

• 2026-05-27 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2026-05-20 Listed $119,900 NORTHSTARMLS as Distributed by MLS Grid
• 1995-12-29 Sold (Public Records) $53,500 Public Records
• 1995-12-12 Sold (Public Records) $53,500 Public Records

Property tax history

+4.4%/yr

Latest (2025): $1,956 · +1.5% YoY. Source: county tax records.