1770 Donegal Dr #8 · Woodbury, MN 55125

$210,000

2 bd · 1.0 ba · 1,080 sqft · Condo public records · 20 Days on market

Built 1992 $194/sqft · 22% below area Est $273k · 23% under $260/mo HOA · 11% 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 +16.7/30.0
• ARV discount +15.0/15.0
• 1% rule +5.9/10.0
• DSCR +5.2/10.0
• Schools +5.2/10.0
• Livability +4.5/5.0
• Rent growth +3.4/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

MOVE IN COND. PRO. PAINT AND TEXTURED WALLS. NEW CARPET AND LAMINATE FLOOR IN KITCH. NEW KITCH. APPL. GAS FRPL. IN LIVING ROOM, 2 BEDROOMS UP WITH MASTER WALK-IN CLOSET. GREAT LOCATION. Needs new furnace and AC unit.

Key facts

• $260 HOA
• Garage
• Built 1992

Property features AI

Finance

• Other: Lot size approximately 0.727 acres
• HOA & community: HOA: Advantage Townhome Management; Monthly HOA fee $260; HOA covers hazard insurance, lawn care, grounds maintenance, professional management, and snow removal

Exterior

• Parking: Attached tuck-under garage (1 car, 21x10)
• Utilities: City water (connected); City sewer (connected); Natural gas; Electric: circuit breakers, 100 amp service
• Home design: Residential attached property (townhome); Two levels; Slab foundation; Accessibility: no external stairs
• Construction: Frame construction; Slab foundation
• Exterior features: Patio; Vinyl exterior; No fencing

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Range; Refrigerator; Stainless steel appliances; Breakfast bar
• Bedrooms: 2 bedrooms (both on upper level); Primary bedroom with walk-in closet
• Bathrooms: 1 full bathroom (upper level)
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Main floor laundry; Breakfast bar / Living-Dining room layout; Gas fireplace in living room (1)
• Laundry & utility: Washer and dryer included; Gas water heater; Water softener (owned); Main level laundry; 5x5 utility room

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $210k.

Deal economics

• At list price, monthly cash flow is $133 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $210k).
• Recommended offer: $207k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.1% vs local median 3.5% 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: schools A+, crime A+, commute 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.
• Market conditions: Rents rising (+3.6%/yr); 150 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals leasing fast (median 2d 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 $1k of loan paydown is wiped out by about $6k 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

• It's been on market 20 days — a 2% lower offer ($207k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 31y 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 $133k; list at $210k implies a 58% gain — meaningful room to come down on a strong offer.

Recommended offer $206,850 (1.5% below list)

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 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. 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: 1.09% ✓
• Cap rate: 7.05%
• Cash-on-cash: 2.71%
• DSCR: 1.12
• GRM: 7.7

CMA / ARV

• ARV (median comp): $272,896
• List price: $210,000
• Delta: -23.05%
• Verdict: UNDERPRICED
• Comps: 3 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -11.1%
• Equity multiple: 0.59×
• Total profit: $-23,913
• Equity at exit: $31,312

10-year hold

• IRR: -0.7%
• Equity multiple: 0.95×
• Total profit: $-3,007
• Equity at exit: $18,157

Cash invested: $58,800 (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: 150
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $2,285 high
• Mortgage (P&I): −$1,101
• Tax from tax record: −$224 /mo · $2,684/yr
• Insurance: −$88
• HOA: −$260
• Vacancy / Maint / Mgmt: −$480
• Net cashflow: $133

Break-even live

Break-even rent $2,117

Max offer price $210,000

Occupancy floor 89%

Sensitivity live

Price	-10% $251	-5% $192	+0% $133	+5% $73	+10% $14
Rent	-10% $-48	-5% $42	+0% $133	+5% $223	+10% $313
Rate	-1.0pp $238	-0.5pp $186	base $133	+0.5pp $78	+1.0pp $23

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: $52,500
• Closing costs: $6,300
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2150 Vining Dr Saint Paul, MN	1.0–3.0	1.0–2.5	1337	$2,425	$1.81	2d	25	0.43mi
8630 Summer Wind Alcove Saint Paul, MN	2.0	1.0–1.5	1060	$2,264	$2.14	2d	18	1.05mi
8632 Savanna Oaks Bay Unit C Saint Paul, MN	3.0	2.0	1300	$2,695	$2.07	15d	1	1.25mi
7260 Guider Dr Saint Paul, MN	1.0–2.0	1.0	935	$1,779	$1.90	44d	1	1.35mi
9000 City Place Blvd Saint Paul, MN	3.0	1.0–2.5	1194	$3,058	$2.56	2d	34	1.37mi
7255 Guider Dr Woodbury, MN	1.0–2.0	1.0–2.0	1010	$2,557	$2.53	2d	17	1.44mi

HOA detail condo

• Monthly dues: $260 · $3,120/yr
• Likely covers: gas
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 28 events

1. 2026-05-07
   price $210,000
2. 2026-04-30
   price $215,000
3. 2026-04-24
   listed $220,000 Active
4. 2026-04-23
   historical
5. 2026-04-03
   soldstatus $133,000
6. 2007-11-20
   soldstatus $123,500
7. 2007-09-06
   soldstatus $123,500 219-char remark

   Show marketing remark (219 chars)

   MOVE IN COND. PRO. PAINT AND TEXTURED WALLS. NEW CARPET AND LAMINATE FLOOR IN KITCH. NEW KITCH. APPL. GAS FRPL. IN LIVING ROOM, 2 BEDROOMS UP WITH MASTER WALK-IN CLOSET. GREAT LOCATION. Needs new furnace and AC unit.

8. 2007-08-21
   historical 219-char remark

   Show marketing remark (219 chars)

   MOVE IN COND. PRO. PAINT AND TEXTURED WALLS. NEW CARPET AND LAMINATE FLOOR IN KITCH. NEW KITCH. APPL. GAS FRPL. IN LIVING ROOM, 2 BEDROOMS UP WITH MASTER WALK-IN CLOSET. GREAT LOCATION. Needs new furnace and AC unit.

9. 2007-06-20
   listed $121,000 219-char remark

   Show marketing remark (219 chars)

   MOVE IN COND. PRO. PAINT AND TEXTURED WALLS. NEW CARPET AND LAMINATE FLOOR IN KITCH. NEW KITCH. APPL. GAS FRPL. IN LIVING ROOM, 2 BEDROOMS UP WITH MASTER WALK-IN CLOSET. GREAT LOCATION. Needs new furnace and AC unit.

10. 2007-06-12
    historical
11. 2007-03-08
    listed $133,000
12. 2007-01-10
    historical
13. 2006-10-10
    listed $139,900
14. 2006-10-09
    historical
15. 2005-12-20
    listed $144,900
16. 2005-12-02
    historical
17. 2005-10-28
    listed $139,900
18. 2005-10-26
    historical
19. 2005-07-20
    listed $143,500
20. 2005-03-10
    soldstatus $125,000
21. 2004-03-17
    soldstatus $125,000
22. 1998-03-16
    soldstatus $79,500
23. 1997-11-25
    soldstatus $79,500
24. 1996-06-20
    soldstatus $71,900
25. 1995-07-14
    soldstatus $67,900
26. 1995-05-26
    historical
27. 1995-05-25
    soldstatus $67,900
28. 1995-02-27
    listed $67,900

ⓘ 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: $2,684 · $224/mo
• Projected year-2 tax: $2,684 · $224/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $27,417
• − Mortgage interest: −$11,763
• − Property taxes: −$2,684
• − Insurance: −$1,050
• − Repairs & maintenance: −$2,193
• − Management: −$2,193
• − HOA: −$3,120
• − Depreciation: −$6,109
• Taxable loss: −$1,696
• Est. tax savings @ 24.0%: +$407
• After-tax cash flow: $1,998/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

+209.3% since first listed

29 events — show timeline

• 2026-05-26 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2026-05-07 Price Changed $210,000 NORTHSTARMLS as Distributed by MLS Grid
• 2026-04-30 Price Changed $215,000 NORTHSTARMLS as Distributed by MLS Grid
• 2026-04-24 Listed $220,000 NORTHSTARMLS as Distributed by MLS Grid
• 2026-04-23 Coming Soon $220,000 NORTHSTARMLS as Distributed by MLS Grid
• 2026-04-03 Sold (Public Records) $133,000 Public Records
• 2007-11-20 Sold (Public Records) $123,500 Public Records
• 2007-09-06 Sold (MLS) $123,500 NORTHSTARMLS as Distributed by MLS Grid
• 2007-08-21 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2007-06-20 Listed $121,000 NORTHSTARMLS as Distributed by MLS Grid
• 2007-06-12 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2007-03-08 Listed $133,000 NORTHSTARMLS as Distributed by MLS Grid
• 2007-01-10 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2006-10-10 Listed $139,900 NORTHSTARMLS as Distributed by MLS Grid
• 2006-10-09 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2005-12-20 Listed $144,900 NORTHSTARMLS as Distributed by MLS Grid
• 2005-12-02 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2005-10-28 Listed $139,900 NORTHSTARMLS as Distributed by MLS Grid
• 2005-10-26 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2005-07-20 Listed $143,500 NORTHSTARMLS as Distributed by MLS Grid
• 2005-03-10 Sold (Public Records) $125,000 Public Records
• 2004-03-17 Sold (Public Records) $125,000 Public Records
• 1998-03-16 Sold (Public Records) $79,500 Public Records
• 1997-11-25 Sold (Public Records) $79,500 Public Records
• 1996-06-20 Sold (Public Records) $71,900 Public Records
• 1995-07-14 Sold (MLS) $67,900 NORTHSTARMLS as Distributed by MLS Grid
• 1995-05-26 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 1995-05-25 Sold (Public Records) $67,900 Public Records
• 1995-02-27 Listed $67,900 NORTHSTARMLS as Distributed by MLS Grid

Property tax history

+4.9%/yr

Latest (2025): $2,684 · +5.3% YoY. Source: county tax records.