822 Woodgate Dr · Vadnais Heights, MN 55127

$175,000

2 bd · 2.0 ba · 1,025 sqft · Townhouse · 28 Days on market

Built 1981 Fair condition $275/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 +16.4/30.0
• ARV discount +7.5/15.0
• 1% rule +6.5/10.0
• DSCR +5.1/10.0
• Schools +4.6/10.0
• Livability +3.6/5.0
• Rent growth +2.6/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home to this cozy 2 bedroom 2 bathroom townhome perfectly situated close to 35E ramps for easy commutes, shopping, restaurants, city parks and schools! Fresh updates include: newly painted cabinets, brand new carpet and updated doors and hardware in the upper level and newly wrapped island, new bathroom faucet, ceiling fan on the main level! Don’t miss out on your chance for a great property! Other recent HOA projects that have already been paid for in 2023, 2024 and 2025 include:  New gutters throughout the property New shingles on roof 2 new vents in roof added (per housing block) to increase attic ventilation New paint on all wooden trim around garages, patios and front door New window / garage door metal trim wraps to prevent water retention and rotting of trim Repairs to main line drainage system to prevent back-ups during heavy storms Power jacking on front concrete steps to push water away from units 2025 New Clothes Dryer 2024 New Paint throughout New Toilet (Main Bath) New Water Heater New Blinds New Garbage Disposal New Washing Machine New Stove/Oven 2023 New Dishwasher 2022 New Furnace

Key facts

• $275 HOA
• Garage
• Built 1981

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath townhouse listed at $175k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $100 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $175k).
• Recommended offer: $172k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.0% vs local median 4.0% in Vadnais Heights — 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 72/100 on livability (#280 in MN) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, crime A-; Watch: amenities F, commute 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.
• Market conditions: Rents flat; 135 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 1,202 units permitted in Ramsey County in 2024 (880 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Ramsey County population projected at +27% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($172k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 23y 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 $126k; 39% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $172,375 (1.5% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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. 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?
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 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: 1.15% ✓
• Cap rate: 6.98%
• Cash-on-cash: 2.46%
• DSCR: 1.11
• GRM: 7.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.54% rent growth · sell at horizon

5-year hold

• IRR: -15.7%
• Equity multiple: 0.46×
• Total profit: $-26,617
• Equity at exit: $26,093

10-year hold

• IRR: -13.3%
• Equity multiple: 0.33×
• Total profit: $-33,072
• Equity at exit: $15,131

Cash invested: $49,000 (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 55127

• Rents YoY: 0.5%
• Active inventory: 135
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $2,006 high
• Mortgage (P&I): −$918
• Tax est. 1.5%: −$219 /mo · $2,625/yr
• Insurance: −$73
• HOA: −$275
• Vacancy / Maint / Mgmt: −$421
• Net cashflow: $100

Break-even live

Break-even rent $1,879

Max offer price $175,000

Occupancy floor 90%

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3334 Arcade St S Saint Paul, MN	2.0	2.0	1255	$2,100	$1.67	17d	1	0.09mi
826 Greta Ln Saint Paul, MN	2.0	2.0	1255	$2,100	$1.67	4d	1	0.09mi
Parkside Village (Arcade, Bella, Berwood, Greta) Vadnais Heights, MN	2.0	2.0	1255	$2,100	$1.67	4d	1	0.21mi
631 Liberty Way Saint Paul, MN	2.0	2.0	1471	$2,895	$1.97	14d	1	0.41mi
2955 Arcade St Saint Paul, MN	2.0	1.5	1122	$2,000	$1.78	24d	1	0.75mi
1255 County Road D Cir St Paul, MN	3.0	2.0	1205	$1,650	$1.37	23d	1	0.95mi
396 Labore Rd Saint Paul, MN	3.0	1.0–1.5	775	$1,562	$2.02	12d	25	1.29mi

HOA detail

• Monthly dues: $275 · $3,300/yr
• Likely covers: watertrash

Listing history 14 events

1. 2026-05-13
   status Pending 1138-char remark

   Show marketing remark (1138 chars)

   Welcome home to this cozy 2 bedroom 2 bathroom townhome perfectly situated close to 35E ramps for easy commutes, shopping, restaurants, city parks and schools! Fresh updates include: newly painted cabinets, brand new carpet and updated doors and hardware in the upper level and newly wrapped island, new bathroom faucet, ceiling fan on the main level! Don’t miss out on your chance for a great property! Other recent HOA projects that have already been paid for in 2023, 2024 and 2025 include:  New gutters throughout the property New shingles on roof 2 new vents in roof added (per housing block) to increase attic ventilation New paint on all wooden trim around garages, patios and front door New window / garage door metal trim wraps to prevent water retention and rotting of trim Repairs to main line drainage system to prevent back-ups during heavy storms Power jacking on front concrete steps to push water away from units 2025 New Clothes Dryer 2024 New Paint throughout New Toilet (Main Bath) New Water Heater New Blinds New Garbage Disposal New Washing Machine New Stove/Oven 2023 New Dishwasher 2022 New Furnace

2. 2026-05-10
   historical Contingent - Inspection 1138-char remark

   Show marketing remark (1138 chars)

   Welcome home to this cozy 2 bedroom 2 bathroom townhome perfectly situated close to 35E ramps for easy commutes, shopping, restaurants, city parks and schools! Fresh updates include: newly painted cabinets, brand new carpet and updated doors and hardware in the upper level and newly wrapped island, new bathroom faucet, ceiling fan on the main level! Don’t miss out on your chance for a great property! Other recent HOA projects that have already been paid for in 2023, 2024 and 2025 include:  New gutters throughout the property New shingles on roof 2 new vents in roof added (per housing block) to increase attic ventilation New paint on all wooden trim around garages, patios and front door New window / garage door metal trim wraps to prevent water retention and rotting of trim Repairs to main line drainage system to prevent back-ups during heavy storms Power jacking on front concrete steps to push water away from units 2025 New Clothes Dryer 2024 New Paint throughout New Toilet (Main Bath) New Water Heater New Blinds New Garbage Disposal New Washing Machine New Stove/Oven 2023 New Dishwasher 2022 New Furnace

3. 2026-05-02
   price $175,000 1138-char remark

   Show marketing remark (1138 chars)

   Welcome home to this cozy 2 bedroom 2 bathroom townhome perfectly situated close to 35E ramps for easy commutes, shopping, restaurants, city parks and schools! Fresh updates include: newly painted cabinets, brand new carpet and updated doors and hardware in the upper level and newly wrapped island, new bathroom faucet, ceiling fan on the main level! Don’t miss out on your chance for a great property! Other recent HOA projects that have already been paid for in 2023, 2024 and 2025 include:  New gutters throughout the property New shingles on roof 2 new vents in roof added (per housing block) to increase attic ventilation New paint on all wooden trim around garages, patios and front door New window / garage door metal trim wraps to prevent water retention and rotting of trim Repairs to main line drainage system to prevent back-ups during heavy storms Power jacking on front concrete steps to push water away from units 2025 New Clothes Dryer 2024 New Paint throughout New Toilet (Main Bath) New Water Heater New Blinds New Garbage Disposal New Washing Machine New Stove/Oven 2023 New Dishwasher 2022 New Furnace

4. 2026-05-01
   status Active 1138-char remark

   Show marketing remark (1138 chars)

   Welcome home to this cozy 2 bedroom 2 bathroom townhome perfectly situated close to 35E ramps for easy commutes, shopping, restaurants, city parks and schools! Fresh updates include: newly painted cabinets, brand new carpet and updated doors and hardware in the upper level and newly wrapped island, new bathroom faucet, ceiling fan on the main level! Don’t miss out on your chance for a great property! Other recent HOA projects that have already been paid for in 2023, 2024 and 2025 include:  New gutters throughout the property New shingles on roof 2 new vents in roof added (per housing block) to increase attic ventilation New paint on all wooden trim around garages, patios and front door New window / garage door metal trim wraps to prevent water retention and rotting of trim Repairs to main line drainage system to prevent back-ups during heavy storms Power jacking on front concrete steps to push water away from units 2025 New Clothes Dryer 2024 New Paint throughout New Toilet (Main Bath) New Water Heater New Blinds New Garbage Disposal New Washing Machine New Stove/Oven 2023 New Dishwasher 2022 New Furnace

5. 2026-04-29
   historical 1138-char remark

   Show marketing remark (1138 chars)

   Welcome home to this cozy 2 bedroom 2 bathroom townhome perfectly situated close to 35E ramps for easy commutes, shopping, restaurants, city parks and schools! Fresh updates include: newly painted cabinets, brand new carpet and updated doors and hardware in the upper level and newly wrapped island, new bathroom faucet, ceiling fan on the main level! Don’t miss out on your chance for a great property! Other recent HOA projects that have already been paid for in 2023, 2024 and 2025 include:  New gutters throughout the property New shingles on roof 2 new vents in roof added (per housing block) to increase attic ventilation New paint on all wooden trim around garages, patios and front door New window / garage door metal trim wraps to prevent water retention and rotting of trim Repairs to main line drainage system to prevent back-ups during heavy storms Power jacking on front concrete steps to push water away from units 2025 New Clothes Dryer 2024 New Paint throughout New Toilet (Main Bath) New Water Heater New Blinds New Garbage Disposal New Washing Machine New Stove/Oven 2023 New Dishwasher 2022 New Furnace

6. 2026-04-20
   price $177,900 1138-char remark

   Show marketing remark (1138 chars)

   Welcome home to this cozy 2 bedroom 2 bathroom townhome perfectly situated close to 35E ramps for easy commutes, shopping, restaurants, city parks and schools! Fresh updates include: newly painted cabinets, brand new carpet and updated doors and hardware in the upper level and newly wrapped island, new bathroom faucet, ceiling fan on the main level! Don’t miss out on your chance for a great property! Other recent HOA projects that have already been paid for in 2023, 2024 and 2025 include:  New gutters throughout the property New shingles on roof 2 new vents in roof added (per housing block) to increase attic ventilation New paint on all wooden trim around garages, patios and front door New window / garage door metal trim wraps to prevent water retention and rotting of trim Repairs to main line drainage system to prevent back-ups during heavy storms Power jacking on front concrete steps to push water away from units 2025 New Clothes Dryer 2024 New Paint throughout New Toilet (Main Bath) New Water Heater New Blinds New Garbage Disposal New Washing Machine New Stove/Oven 2023 New Dishwasher 2022 New Furnace

7. 2026-04-13
   listed $179,900 Active 1138-char remark

   Show marketing remark (1138 chars)

   Welcome home to this cozy 2 bedroom 2 bathroom townhome perfectly situated close to 35E ramps for easy commutes, shopping, restaurants, city parks and schools! Fresh updates include: newly painted cabinets, brand new carpet and updated doors and hardware in the upper level and newly wrapped island, new bathroom faucet, ceiling fan on the main level! Don’t miss out on your chance for a great property! Other recent HOA projects that have already been paid for in 2023, 2024 and 2025 include:  New gutters throughout the property New shingles on roof 2 new vents in roof added (per housing block) to increase attic ventilation New paint on all wooden trim around garages, patios and front door New window / garage door metal trim wraps to prevent water retention and rotting of trim Repairs to main line drainage system to prevent back-ups during heavy storms Power jacking on front concrete steps to push water away from units 2025 New Clothes Dryer 2024 New Paint throughout New Toilet (Main Bath) New Water Heater New Blinds New Garbage Disposal New Washing Machine New Stove/Oven 2023 New Dishwasher 2022 New Furnace

8. 2024-07-23
   historical $1,450
9. 2024-07-04
   listed $1,450
10. 2024-06-09
    historical $1,450
11. 2024-05-14
    listed $1,450
12. 2003-06-26
    soldstatus $126,000 154-char remark

    Show marketing remark (154 chars)

    GREAT FIRST HOME. MASTER BEDROOM HAS WALK IN CLOSET. 3 BLOCKS FROM PARK. NEWER CARPET & FURNACE. SLIDING GLASS DOOR OFF OF LIVING ROOM LEADS TO PATIO.

13. 2003-04-26
    historical 154-char remark

    Show marketing remark (154 chars)

    GREAT FIRST HOME. MASTER BEDROOM HAS WALK IN CLOSET. 3 BLOCKS FROM PARK. NEWER CARPET & FURNACE. SLIDING GLASS DOOR OFF OF LIVING ROOM LEADS TO PATIO.

14. 2003-04-24
    listed $128,900 154-char remark

    Show marketing remark (154 chars)

    GREAT FIRST HOME. MASTER BEDROOM HAS WALK IN CLOSET. 3 BLOCKS FROM PARK. NEWER CARPET & FURNACE. SLIDING GLASS DOOR OFF OF LIVING ROOM LEADS TO PATIO.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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: $24,071
• − Mortgage interest: −$9,803
• − Property taxes: −$2,625
• − Insurance: −$875
• − Repairs & maintenance: −$1,926
• − Management: −$1,926
• − HOA: −$3,300
• − Depreciation: −$5,091
• Taxable loss: −$1,474
• Est. tax savings @ 24.0%: +$354
• After-tax cash flow: $1,557/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.

Condition & rehab AI · 12 photos

Fair 45/100 Moderate rehab

This townhouse requires moderate repairs and maintenance, including painting and window replacement, to improve its condition and value.

Repairs flagged

• Major paint — visible discoloration on interior walls
• Moderate windows — some windows appear old and may need replacement

Value-add opportunities

• Resale paint interior walls — fresh paint enhances curb appeal and interior aesthetics
• Resale replace windows — new windows improve energy efficiency and curb appeal

Renovation cost estimate screening

Repair item	Severity	Est. cost
paint · visible discoloration on interior walls	Major	$15,000–50,000
windows · some windows appear old and may need replacement	Moderate	$3,000–15,000
Total estimated repair cost · 2 items		$18,000–65,000

Value-add ROI direction

• Resale paint interior walls — fresh paint enhances curb appeal and interior aesthetics ↑
• Resale replace windows — new windows improve energy efficiency and curb appeal ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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 — Vadnais Heights

• Score: 72/100
• State rank: #280
• US rank: #6090

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Vadnais Heights, MN
• County: Ramsey County · 542,837 people
• City population: 18,090
• Metro: Minneapolis-St. Paul-Bloomington, MN-WI
• Population (ZIP): 18,090
• Household income: $117,917
• Rent vs Own: 17.7% rent · 82.3% own
• Severe rent burden: 280.0

Population outlook (Ramsey County) Hauer SSP2

• Today (2025): 603,431 people
• By 2030: 636,459 · +5.5%
• By 2040: 700,596 · +16.1%
• By 2050: 765,819 · +26.9%
• By 2075: 929,297 · +54.0%
• By 2100: 1,053,924 · +74.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (78%)
• Race & ethnicity: White 78% Asian 8% Two or more races 7% Hispanic / Latino 7% Black 2%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Portuguese 8% Romanian 5% Scottish 4%
• Foreign-born: 9% · Canada, China, Guatemala
• Languages at home: 89% English-only · Other Asian/Pacific 4% Spanish 4% Other Indo-European 1%

Political lean MEDSL · Ramsey

• 2024 margin: Solid D (+43.3) · D 70.5% · R 27.2% · Other 2.3%
• 2008→2024 swing: +9.4pp toward D · 2008: 33.9pp · 2024: 43.3pp
• All cycles: 2024: D+43.3 2020: D+45.4 2016: D+39.4 2012: D+35.3 2008: D+33.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -267.17%
• Current HPI: 215.5757
• Rent YoY: ▲ 0.54%
• 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

+35.8% since first listed

14 events — show timeline

• 2026-05-13 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2026-05-10 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2026-05-02 Price Changed $175,000 NORTHSTARMLS as Distributed by MLS Grid
• 2026-05-01 Relisted — NORTHSTARMLS as Distributed by MLS Grid
• 2026-04-29 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2026-04-20 Price Changed $177,900 NORTHSTARMLS as Distributed by MLS Grid
• 2026-04-13 Listed $179,900 NORTHSTARMLS as Distributed by MLS Grid
• 2024-07-23 Rental Removed $1,450 BUILDIUM
• 2024-07-04 Listed for Rent $1,450 BUILDIUM
• 2024-06-09 Rental Removed $1,450 BUILDIUM
• 2024-05-14 Listed for Rent $1,450 BUILDIUM
• 2003-06-26 Sold (MLS) $126,000 NORTHSTARMLS as Distributed by MLS Grid
• 2003-04-26 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2003-04-24 Listed $128,900 NORTHSTARMLS as Distributed by MLS Grid