7943 Forest Blvd Unit I · Woodbury, MN 55125

$225,000

2 bd · 1.5 ba · 1,138 sqft · Townhouse public records · 9 Days on market

Built 1998 1,263 sqft lot $410/mo HOA · 19% 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 +9.3/30.0
• ARV discount +7.5/15.0
• Schools +5.2/10.0
• 1% rule +4.8/10.0
• Livability +4.5/5.0
• Rent growth +3.4/5.0
• DSCR +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Move right in and enjoy this well cared for, 2-story townhome. Located on a dead-end street so limited traffic makes for a great outdoor space to relax. Spacious kitchen with lots of cabinets and counter space, with an eat in kitchen. Enjoy the cozy gas fireplace in the living room. New Roof-2023. Lots of storage. Ready for you to call this home. Location is convenient to Woodbury shopping, walking trails, and freeway access.

Key facts

• Cozy gas fireplace
• Walk-in closet
• Private patio

Tags

• FLEXIBLE LOFT SPACE
• COZY GAS FIREPLACE
• WALK-IN CLOSET
• PRIVATE PATIO
• EASY FREEWAY ACCESS

Property features AI

Finance

• HOA & community: HOA managed by Gassen Company, AAMC; Monthly HOA fee of $410; HOA covers hazard insurance, lawn care, grounds maintenance, parking, professional management, and snow removal

Exterior

• Parking: Attached garage with guest parking; Garage approximately 20x9 (1-car)
• Utilities: City water connected; City sewer connected; Natural gas; Electric service with circuit breakers (Xcel Energy)
• Home design: Residential attached property; Two levels
• Construction: Frame construction; Roof replaced within last 8 years; Slab foundation
• Exterior features: Patio; Stone and vinyl exterior; No fencing; City street with curbs on a private maintained, no-outlet/dead-end road

Interior

• Kitchen: Eat-in kitchen with breakfast bar and kitchen/dining area
• Bedrooms: Two bedrooms (upper level); Loft (upper level) — flexible space; Second-floor laundry
• Bathrooms: One full bathroom (upper level); One half bathroom (main floor)
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Gas fireplace in the living room; Walk-in closet; No basement
• Laundry & utility: Laundry closet on the upper level

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath townhouse listed at $225k.

Deal economics

• At list price, monthly cash flow is $-164 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $196k (12.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $221k (1.7% below list).
• Recommended offer: $196k (12.9% below list) — sets the bar for cash-flow.
• Cap rate 5.4% vs local median 3.2% in Woodbury — 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 89/100 on livability (#6 in MN, #153 nationally) — a professional / high-income tenant draw. Strengths: crime A+, commute A+, employment A+; Watch: cost of living F.
• South Washington County School District (suburban): math 52% / reading 61% proficiency, ranked #40 of 301 in MN (top 13%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 14% free/reduced lunch — higher-income household profile.
• Zoned schools: Nuevas Fronteras Spanish Immersion (math 47% / reading 47%, grade D-, #492 of 857 statewide, top 61%, 499 students, 16% FRL); Woodbury Middle School (math 44% / reading 60%, grade C+, #63 of 258 statewide, top 25%, 1,108 students, 24% FRL); Woodbury High School (math 62% / reading 71%, grade B, #21 of 471 statewide, top 5%, 1,979 students, 21% FRL).
• Market conditions: Rents rising (+3.6%/yr); 149 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 1d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $7k 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 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 sale attempts since 27y 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 $196,032 (12.9% 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: 0.98% ✗
• Cap rate: 5.42%
• Cash-on-cash: -3.12%
• DSCR: 0.86
• GRM: 8.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.65% rent growth · sell at horizon

5-year hold

• IRR: -20.5%
• Equity multiple: 0.28×
• Total profit: $-45,197
• Equity at exit: $33,548

10-year hold

• IRR: -11.7%
• Equity multiple: 0.27×
• Total profit: $-45,731
• Equity at exit: $19,454

Cash invested: $63,000 (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 55125

• Rents YoY: 3.6%
• Active inventory: 149
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $2,211 high
• Mortgage (P&I): −$1,180
• Tax from tax record: −$227 /mo · $2,722/yr
• Insurance: −$94
• HOA: −$410
• Vacancy / Maint / Mgmt: −$464
• Net cashflow: $-164

Break-even live

Break-even rent $2,418

Max offer price $196,032

Occupancy floor —

Sensitivity live

Price	-10% $-37	-5% $-100	+0% $-164	+5% $-228	+10% $-291
Rent	-10% $-339	-5% $-251	+0% $-164	+5% $-77	+10% $11
Rate	-1.0pp $-51	-0.5pp $-107	base $-164	+0.5pp $-222	+1.0pp $-282

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8632 Savanna Oaks Bay Unit C Saint Paul, MN	3.0	2.0	1300	$2,500	$1.92	0d	1	0.67mi
2150 Vining Dr Saint Paul, MN	1.0–3.0	1.0–2.5	1337	$2,425	$1.81	0d	24	1.15mi
2497 Copper Cliff Trl Saint Paul, MN	3.0	1.0	1150	$2,095	$1.82	26d	1	1.25mi
4151 Benjamin Dr Saint Paul, MN	3.0	1.0–2.0	1073	$2,718	$2.53	0d	37	1.25mi
2549 Cornelia Trl Saint Paul, MN	2.0	1.5–2.0	1240	$1,788	$1.44	1d	2	1.41mi

HOA detail

• Monthly dues: $410 · $4,920/yr
• Likely covers: gas

Listing history 7 events

1. 2026-06-21
   days on market $225,000 Active 9 DOM
2. 2026-06-18
   days on market $225,000 Active 6 DOM
3. 2026-06-17
   days on market $225,000 Active 5 DOM
4. 2026-06-16
   days on market $225,000 Active 4 DOM
5. 2026-06-15
   days on market $225,000 Active 3 DOM
6. 2026-06-13
   remarks 699-char remark
7. 2026-06-13
   listed $225,000 Active 1 DOM

ⓘ 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: $2,722 · $227/mo
• Projected year-2 tax: $2,722 · $227/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 ≥100°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: $26,529
• − Mortgage interest: −$12,603
• − Property taxes: −$2,722
• − Insurance: −$1,125
• − Repairs & maintenance: −$2,122
• − Management: −$2,122
• − HOA: −$4,920
• − Depreciation: −$6,545
• Taxable loss: −$5,631
• Est. tax savings @ 24.0%: +$1,351
• After-tax cash flow: $-616/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: South Washington County School District
• NCES district ID: 2733810
• Math proficiency: 52% ▼ -13.00%
• Reading proficiency: 61% ▼ -7.00%
• Median HH income: $88,285
• Composite: 51.8/100
• National rank: #1670
• State rank: #40 of 301 in MN

Livability — Woodbury

• Score: 89/100
• State rank: #6
• US rank: #153

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Woodbury, MN
• County: Washington County · 235,613 people
• City population: 78,305
• Metro: Minneapolis-St. Paul-Bloomington, MN-WI
• Population (ZIP): 44,185
• Household income: $119,260
• Rent vs Own: 22.4% rent · 77.6% own
• Severe rent burden: 946.0

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 (76%)
• Race & ethnicity: White 76% Asian 9% Hispanic / Latino 6% Black 6% Two or more races 5%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Portuguese 11% Romanian 5% Lithuanian 4%
• Foreign-born: 11% · Canada, China, South Korea
• Languages at home: 86% English-only · Spanish 5% Other Asian/Pacific 4% Chinese 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: ▼ -166.03%
• Current HPI: 241.9098
• Rent YoY: ▲ 3.65%
• 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

+2150.0% since first listed

29 events — show timeline

• 2026-06-12 Listed $225,000 NORTHSTARMLS as Distributed by MLS Grid
• 2023-09-19 Sold (Public Records) $229,000 Public Records
• 2023-09-15 Sold (MLS) $229,000 NORTHSTARMLS as Distributed by MLS Grid
• 2023-08-16 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2023-08-08 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2023-08-06 Listed $229,000 NORTHSTARMLS as Distributed by MLS Grid
• 2023-08-05 Coming Soon $229,000 NORTHSTARMLS as Distributed by MLS Grid
• 2017-05-05 Sold (MLS) $154,900 NORTHSTARMLS as Distributed by MLS Grid
• 2017-03-29 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2017-03-27 Listed $154,900 NORTHSTARMLS as Distributed by MLS Grid
• 2011-12-07 Sold (Public Records) $82,500 Public Records
• 2011-11-30 Sold (MLS) $82,500 NORTHSTARMLS as Distributed by MLS Grid
• 2011-09-12 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2011-02-14 Listed $84,900 NORTHSTARMLS as Distributed by MLS Grid
• 2005-10-05 Sold (Public Records) $157,400 Public Records
• 2005-08-11 Sold (MLS) $157,400 NORTHSTARMLS as Distributed by MLS Grid
• 2005-08-05 Sold (Public Records) $157,400 Public Records
• 2005-08-02 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2005-07-15 Listed $154,900 NORTHSTARMLS as Distributed by MLS Grid
• 2001-05-01 Sold (MLS) $130,000 NORTHSTARMLS as Distributed by MLS Grid
• 2001-04-30 Sold (Public Records) $127,000 Public Records
• 2001-02-25 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2001-01-30 Listed $131,000 NORTHSTARMLS as Distributed by MLS Grid
• 1999-07-28 Sold (Public Records) $103,000 Public Records
• 1999-06-29 Sold (MLS) $102,900 NORTHSTARMLS as Distributed by MLS Grid
• 1999-04-13 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 1999-03-26 Listed $99,900 NORTHSTARMLS as Distributed by MLS Grid
• 1998-06-01 Sold (Public Records) $90,400 Public Records
• 1997-02-14 Sold (Public Records) $10,000 Public Records

Property tax history

+4.9%/yr

Latest (2025): $2,722 · +7.2% YoY. Source: county tax records.