Dakota Plan · Rosemount, MN 55068

$553,990

4 bd · 2.5 ba · 2,679 sqft · SingleFamily · 169 Days on market

Good condition 3-car garage

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Why this score? — see what drove the F 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 +7.5/15.0
• Schools +5.6/10.0
• Livability +4.5/5.0
• Rent growth +4.0/5.0
• Condition / age +4.0/5.0
• Cash flow +1.1/30.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks

The Dakota's striking two-story design is perfect for growing families or avid entertainers. Step into an open foyer and flexible room-ideal for a home office or guest space. The kitchen overlooks a cozy café and flows into the gathering room, creating a warm, seamless space for everyday living and unforgettable gatherings.

Key facts

• Gathering room
• Flexible room
• Two story design

Tags

• TWO STORY DESIGN
• OPEN FOYER
• FLEXIBLE ROOM
• GATHERING ROOM

🏗️ New construction. The $553,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $773,635.

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $554k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-3k ($-38k/yr) — negative.
• To cash-flow at today's rent, offer at most $314k (43.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $275k (50.4% below list).
• Recommended offer: $275k (50.4% below list) — sets the bar for 1% rule.
• Cap rate 1.4% vs local median 3.6% in Rosemount — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

Location & tenants

• Location reads 89/100 on livability (#5 in MN, #148 nationally) — a professional / high-income tenant draw. Strengths: crime A+, commute A+, employment A+; Watch: amenities D, cost of living D.
• Rosemount-Apple Valley-Eagan (suburban): math 50% / reading 58% proficiency, ranked #58 of 301 in MN (top 19%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 18% free/reduced lunch — higher-income household profile.
• Zoned schools: Rosemount Elementary (math 57% / reading 51%, grade C, #352 of 857 statewide, top 41%, 775 students, 27% FRL); Rosemount Middle (math 48% / reading 58%, grade C+, #53 of 258 statewide, top 22%, 1,205 students, 20% FRL); Rosemount Senior High (math 54% / reading 67%, grade C+, #43 of 471 statewide, top 9%, 2,425 students, 21% FRL).
• Market conditions: Rents rising fast (+6.0%/yr); 749 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals lingering (median 76d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% of comp listings sitting > 30 days — soft ceiling on asking rent; high-income renter base; 2,134 units permitted in Dakota County in 2024 (898 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $5k of loan paydown is wiped out by about $23k of value loss. Plan a longer hold.
• Dakota County population projected at +11% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 169 days — a 12% lower offer ($488k) is reasonable based on typical stale-listing flexibility.

Recommended offer $275,037 (50.4% 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 169 days. Have you received any prior offers? Is the seller open to a 50% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.36% ✗
• Cap rate: 1.37%
• Cash-on-cash: -17.58%
• DSCR: 0.22
• GRM: 23.4

CMA / ARV

• ARV (median comp): $773,635
• List price: $553,990
• Delta: -28.39%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
14940 Appian Way	0.07mi	5/3.0 (+1)	3,008 (+12%)	32mo	$664,600	$221	49
14894 Artaine Trl	0.21mi	4/3.0	3,140 (+17%)	27mo	$765,288	$244	43
1612 Upper 143rd St E	1.35mi	4/3.0	2,692 (+0%)	37mo	$544,990	$202	42
13321 Cadogan Way	1.92mi	4/3.0	2,301 (-14%)	17mo	$630,000	$274	25
14241 Aspen Ave	1.05mi	4/2.5	1,995 (-26%)	30mo	$396,627	$199	20
13620 Carrakay Way	1.11mi	4/3.0	1,988 (-26%)	51mo	$486,805	$245	18
12501 Arklow Ct	2.12mi	4/4.0	3,300 (+23%)	54mo	$603,305	$183	14
12740 Ardmore Ct	1.94mi	4/4.0	3,120 (+16%)	58mo	$643,855	$206	14
14301 Alder Way	1.15mi	5/4.0 (+1)	3,317 (+24%)	49mo	$599,990	$181	9

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 6.02% rent growth · sell at horizon

5-year hold

• IRR: -48.5%
• Equity multiple: -0.47×
• Total profit: $-318,841
• Equity at exit: $115,352

10-year hold

• IRR: -75.1%
• Equity multiple: -1.31×
• Total profit: $-500,155
• Equity at exit: $66,890

Cash invested: $216,618 (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 →

Active competition Active MLS

• For sale now: 73 active · 57 under contract
• Median asking: $533,990 ($210/sqft)
• Median days on market: 60 d
• This list price: 59% of active listings are priced below it
• ARV vs active asking: +37.7% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 55068

• Home prices YoY: -30.8%
• Rents YoY: 6.0%
• Active inventory: 749
• Price-to-rent: 16.8×

Monthly cashflow live

• Estimated rent: $2,750 high
• Mortgage (P&I): −$4,057
• Tax est. 1.5%: −$967 /mo · $11,605/yr
• Insurance: −$322
• HOA: −$0
• Vacancy / Maint / Mgmt: −$578
• Net cashflow: $-3,174

Break-even live

Break-even rent $6,768

Max offer price $314,406

Occupancy floor —

Sensitivity live

Price	-10% $-2,639	-5% $-2,906	+0% $-3,174	+5% $-3,441	+10% $-3,708
Rent	-10% $-3,391	-5% $-3,282	+0% $-3,174	+5% $-3,065	+10% $-2,956
Rate	-1.0pp $-2,784	-0.5pp $-2,977	base $-3,174	+0.5pp $-3,374	+1.0pp $-3,578

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: $193,409
• Closing costs: $23,209
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
15011 Ahena Curv Rosemount, MN	3.0	3.0	1782	$2,395	$1.34	3d	1	0.60mi
14947 Adare Way Rosemount, MN	3.0	3.0	1800	$2,545	$1.41	165d	1	0.61mi
14947 Adare Way Rosemount, MN	3.0	3.0	1800	$2,545	$1.41	1d	1	0.61mi
14854 Ardee Pl Rosemount, MN	3.0	2.5	1782	$2,590	$1.45	107d	1	0.62mi
15008 Ahena Curv Rosemount, MN	3.0	3.0	1782	$2,400	$1.35	75d	1	0.62mi
14935 Adare Way Rosemount, MN	3.0	2.5	1800	$2,350	$1.31	10d	1	0.63mi
15011 Audrey Ave Rosemount, MN	3.0	3.0	1782	$2,300	$1.29	75d	1	0.66mi
14990 Adare Way Rosemount, MN	3.0	3.0	1800	$2,650	$1.47	158d	1	0.68mi
13721 Kaylemore Trl Unit 13721 Rosemount, MN	4.0	3.0	1800	$2,949	$1.64	139d	1	0.91mi
13721 Kaylemore Trl Unit 13721 Rosemount, MN	4.0	3.0	1800	$2,949	$1.64	165d	1	0.91mi
1211 142nd St E Rosemount, MN	3.0	2.5	1770	$1,200	$0.68	145d	1	0.99mi
14160 Addison Trl Rosemount, MN	4.0	3.5	2520	$2,795	$1.11	155d	1	1.01mi
14304 Allerton Way Rosemount, MN	3.0	3.0	2822	$2,895	$1.03	0d	1	1.30mi
14661 Angelou WAY Rosemount, MN	2.0–4.0	1.5–3.5	2436	$3,900	$1.60	0d	171	1.33mi
14485 Allerton Way Rosemount, MN	3.0	3.0	1777	$2,500	$1.41	72d	1	1.44mi

Property features AI

Finance

• Financial info: List price available

Exterior

• Parking: 3 total parking spaces3-car garage
• Home design: Dakota planLocated at 1546 149th St, Rosemount, MN 55068
• Construction: New construction (plan name: Dakota)
• Exterior features: Property listed as new construction (Plan)

Interior

• Kitchen: Plan includes a designated kitchen area (Dakota plan)
• Bedrooms: 4 bedrooms
• Bathrooms: 2 full bathrooms and 1 half bathroom
• Interior features: Open living area of approximately 2679 total finished square feet

Listing history 50 events

1. 2026-11-08
   days on market $553,990 Active 169 DOM
2. 2026-11-07
   days on market $553,990 Active 168 DOM
3. 2026-11-06
   days on market $553,990 Active 167 DOM
4. 2026-11-05
   days on market $553,990 Active 166 DOM
5. 2026-11-04
   days on market $553,990 Active 165 DOM
6. 2026-11-02
   days on market $553,990 Active 163 DOM
7. 2026-11-01
   days on market $553,990 Active 162 DOM
8. 2026-10-31
   days on market $553,990 Active 161 DOM
9. 2026-10-30
   days on market $553,990 Active 160 DOM
10. 2026-10-29
    days on market $553,990 Active 159 DOM
11. 2026-10-28
    days on market $553,990 Active 158 DOM
12. 2026-10-27
    days on market $553,990 Active 157 DOM
13. 2026-10-26
    days on market $553,990 Active 156 DOM
14. 2026-10-25
    days on market $553,990 Active 155 DOM
15. 2026-10-24
    days on market $553,990 Active 154 DOM
16. 2026-10-23
    days on market $553,990 Active 153 DOM
17. 2026-10-22
    days on market $553,990 Active 152 DOM
18. 2026-10-21
    days on market $553,990 Active 151 DOM
19. 2026-10-20
    days on market $553,990 Active 150 DOM
20. 2026-10-19
    days on market $553,990 Active 149 DOM
21. 2026-10-18
    days on market $553,990 Active 148 DOM
22. 2026-10-17
    days on market $553,990 Active 147 DOM
23. 2026-10-16
    days on market $553,990 Active 146 DOM
24. 2026-10-15
    days on market $553,990 Active 145 DOM
25. 2026-10-14
    days on market $553,990 Active 144 DOM
26. 2026-10-13
    days on market $553,990 Active 143 DOM
27. 2026-10-12
    days on market $553,990 Active 142 DOM
28. 2026-10-11
    days on market $553,990 Active 141 DOM
29. 2026-10-10
    days on market $553,990 Active 140 DOM
30. 2026-10-09
    days on market $553,990 Active 139 DOM
31. 2026-10-08
    days on market $553,990 Active 138 DOM
32. 2026-10-07
    days on market $553,990 Active 137 DOM
33. 2026-10-06
    days on market $553,990 Active 136 DOM
34. 2026-10-05
    days on market $553,990 Active 135 DOM
35. 2026-10-04
    days on market $553,990 Active 134 DOM
36. 2026-10-04
    days on market $553,990 Active 133 DOM
37. 2026-10-02
    days on market $553,990 Active 132 DOM
38. 2026-10-01
    days on market $553,990 Active 131 DOM
39. 2026-09-30
    days on market $553,990 Active 130 DOM
40. 2026-09-29
    days on market $553,990 Active 129 DOM
41. 2026-09-28
    days on market $553,990 Active 128 DOM
42. 2026-09-27
    days on market $553,990 Active 127 DOM
43. 2026-09-25
    days on market $553,990 Active 125 DOM
44. 2026-09-24
    days on market $553,990 Active 124 DOM
45. 2026-09-23
    days on market $553,990 Active 123 DOM
46. 2026-09-22
    days on market $553,990 Active 122 DOM
47. 2026-09-21
    days on market $553,990 Active 121 DOM
48. 2026-09-20
    days on market $553,990 Active 120 DOM
49. 2026-09-19
    days on market $553,990 Active 119 DOM
50. 2026-09-18
    days on market $553,990 Active 118 DOM

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

Taxation est. · year 1

• Rental income: $33,004
• − Mortgage interest: −$43,336
• − Property taxes: −$11,605
• − Insurance: −$3,868
• − Repairs & maintenance: −$2,640
• − Management: −$2,640
• − Depreciation: −$22,506
• Taxable loss: −$53,590
• Est. tax savings @ 24.0%: +$12,862
• After-tax cash flow: $-25,222/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 · 30 photos

Good 80/100 None rehab

This Dakota home in Rosemount, MN is in good condition with a modern kitchen and bathrooms, and a well-maintained exterior. It's move-in ready and would benefit from fresh paint and gutter cleaning to enhance its curb appeal and rental value.

Value-add opportunities

• Resale Paint exterior siding — Fresh paint can enhance curb appeal and property value. ↑
• Rental Clean gutters — Clean gutters improve drainage and reduce maintenance costs for tenants. ↑

D Composite school gradezoned avg 56/100

Zoned Schools

Elementary Rosemount Elementary C MN #352/857 Nat'l #10,700/41,679 Middle Rosemount Middle C+ MN #53/258 Nat'l #2,873/14,009 High Rosemount Senior High C+ MN #43/471 Nat'l #3,495/17,239

Schools (NCES district)

• District: Rosemount-Apple Valley-Eagan
• NCES district ID: 2732390
• Math proficiency: 50% ▼ -14.00%
• Reading proficiency: 58% ▼ -7.00%
• Median HH income: $85,559
• Composite: 49.48/100
• National rank: #2000
• State rank: #58 of 301 in MN

A Composite livability gradescore 89/100

Livability — Rosemount

• Score: 89/100
• State rank: #5
• US rank: #148

Category grades

Amenities D Commute A+ Cost of living D 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: Rosemount, MN
• County: Dakota County · 450,671 people
• City population: 33,119
• Metro: Minneapolis-St. Paul-Bloomington, MN-WI
• Population (ZIP): 33,119
• Household income: $127,798
• Rent vs Own: 12.9% rent · 87.1% own
• Severe rent burden: 13% of renters

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Population outlook (Dakota County) Hauer SSP2

• Today (2025): 450,671 people
• By 2030: 465,068 · +3.2%
• By 2040: 486,770 · +8.0%
• By 2050: 498,743 · +10.7%
• By 2075: 533,865 · +18.5%
• By 2100: 550,133 · +22.1%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (81%)
• Race & ethnicity: White 81% Two or more races 7% Asian 5% Black 4% Hispanic / Latino 4%
• Languages at home: 92% English-only · Spanish 2% Tagalog/Filipino 1% Other Asian/Pacific 1%

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Political lean MEDSL · Dakota

• 2024 margin: D (+12.9) · D 55.4% · R 42.5% · Other 2.1%
• 2008→2024 swing: +7.4pp toward D · 2008: 5.5pp · 2024: 12.9pp
• All cycles: 2024: D+12.9 2020: D+13.9 2016: D+4.7 2012: D+2.9 2008: D+5.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -99.45%
• Current HPI: 223.9769
• Rent YoY: ▲ 6.02%
• Metro: Minneapolis-St. Paul-Bloomington, MN-WI
• State GDP YoY: ▲ 2.41%
• F500 in state: 34

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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

Property features AI

Finance

• Financial info: List price available

Exterior

• Parking: 3 total parking spaces3-car garage
• Home design: Dakota planLocated at 1546 149th St, Rosemount, MN 55068
• Construction: New construction (plan name: Dakota)
• Exterior features: Property listed as new construction (Plan)

Interior

• Kitchen: Plan includes a designated kitchen area (Dakota plan)
• Bedrooms: 4 bedrooms
• Bathrooms: 2 full bathrooms and 1 half bathroom
• Interior features: Open living area of approximately 2679 total finished square feet