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13733 Victoria Meadows Ct
D Composite 40.49
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).

  • ARV discount +10.0/15.0
  • Cash flow +7.0/30.0
  • Schools +5.9/10.0
  • Condition / age +4.8/5.0
  • Livability +4.5/5.0
  • Rent growth +4.0/5.0
  • 1% rule +3.1/10.0
  • DSCR +1.2/10.0
  • Appreciation +0.0/10.0

$329,990

13733 Victoria Meadows Ct · Rosemount, MN 55068
3 bd · 3.0 ba · 1,665 sqft · Townhouse · 56 Days on market
Built 2026 Excellent condition 1,742 sqft lot 2-car garage $198/sqft · 6% below area Est $350k · 6% under $306/mo HOA · 11% of rent

🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence

Listing remarks MLS

Experience townhome life in the Finley, a two-level, three-bedroom new townhome plan offered at Ardan Place in Rosemount, Minnesota. The townhomes have a charming and modern exterior in multiple color packages to keep the curb appeal a positive experience in the community. Irrigation is included to help keep your grass green all summer long. This beautiful home has views of a pond and walking trail. This plan opens with a roomy foyer, and transitions to the open-concept main level which integrates the kitchen and living room. The Finley's kitchen features quartz countertops, and stainless-steel appliances. The outdoors is easily accessible on the kitchen-adjacent concrete patio. Three bedrooms are on the upper level and a roomy upper loft for expanded living space. In the bedroom suite, homeowners can enjoy a walk-in closet and quartz double vanity. A second bathroom is positioned conveniently by the other two bedrooms. All D. R. Horton homes include designer inspired interior packages and come with the America's Smart Home industry-leading suite of smart home products such as a Qolsys IQ Panel, Kwikset smart locks, smart switches, video doorbell and more! * Images are representational only and will vary from the homes as built. Images are of model home and may include custom design features not available in other homes.

Key facts

  • Beautiful pond
  • Luxury primary suite
  • Private dog park

Tags

OPEN-CONCEPT LAYOUTLUXURY PRIMARY SUITEPRIVATE DOG PARKWALKING TRAILSBEAUTIFUL PONDDESIRABLE SCHOOL DISTRICT

Neighborhood map

Property Rental comp Retail Costco Walmart Transit Schools Stadiums Fortune 500 · Circle radius: 6.0 mi
Loading POIs…

What this means for you Summary

Snapshot

  • This is a 3-bed/3.0-bath townhouse listed at $330k. Condition is rated excellent.

Deal economics

  • At list price, monthly cash flow is $-480 ($-6k/yr) — negative.
  • To cash-flow at today's rent, offer at most $261k (21.0% below list).
  • To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $267k (19.2% below list).
  • Recommended offer: $261k (21.0% below list) — sets the bar for cash-flow.
  • Cap rate 4.5% vs local median 3.4% in Rosemount — 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 (#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: Red Pine Elementary (math 67% / reading 60%, grade B, #162 of 857 statewide, top 19%, 728 students, 20% 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) — zoned schools at 20% FRL track the district average.
  • Market conditions: Rents rising fast (+6.0%/yr); 667 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals lingering (median 41d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 58% 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 $2k of loan paydown is wiped out by about $10k 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 56 days — a 3% lower offer ($320k) is reasonable based on typical stale-listing flexibility.
  • 5 sale attempts; this cycle's ask has dropped $28k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
Recommended offer $260,588 (21.0% 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 56 days. Have you received any prior offers? Is the seller open to a 21% concession, seller financing, or rate buy-down credit?
  3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
  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
0.81%
Cap rate
4.55%
Cash-on-cash
-6.23%
DSCR
0.72
GRM
10.3

CMA / ARV

ARV (median comp)
$349,714
List price
$329,990
Delta
-5.64%
Verdict
FAIR
Comps
6 within 2.0 mi
Show comp detail 8 sales within ~0.75 mi
Address Dist Beds/Ba Sqft Sold Price $/sf Match
1003 130th Ct E 0.88mi 3/2.5 1,667 (+0%) 3mo $369,990 $222 60
13620 Carrakay Way 0.21mi 4/3.0 (+1) 1,988 (+19%) 49mo $486,805 $245 40
14101 Aberdeen Way 0.74mi 3/3.0 1,757 (+6%) 27mo $320,000 $182 36
1281 142nd St E 0.81mi 3/3.0 1,769 (+6%) 48mo $355,250 $201 35
13480 Brick Path #804 1.18mi 3/3.0 1,945 (+17%) 59mo $275,000 $141 20
13419 Bronze Pkwy 1.37mi 3/3.0 2,100 (+26%) 59mo $374,000 $178 20
2595 136th St W 1.16mi 2/2.0 (-1) 1,280 (-23%) 19mo $243,000 $190 15
14241 Aspen Ave 0.86mi 4/2.5 (+1) 1,995 (+20%) 28mo $396,627 $199 13

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
-23.1%
Equity multiple
0.18×
Total profit
$-75,443
Equity at exit
$49,203
10-year hold
IRR
-10.5%
Equity multiple
0.27×
Total profit
$-67,650
Equity at exit
$28,532

Cash invested: $92,397 (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.
Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

For sale now
45 active · 33 under contract
Months of supply
270.0 mo (0%/mo absorbed)
Median asking
$356,990 ($203/sqft)
Median days on market
56 d
This list price
7% of active listings are priced below it
ARV vs active asking
+3.6% vs 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
667
Price-to-rent
10.3×

Monthly cashflow live

Estimated rent
$2,667 high interval (Pro) →
Mortgage (P&I)
$1,731
Tax est. 1.5%
$412 /mo · $4,950/yr
Insurance
$137
HOA
$306
Vacancy / Maint / Mgmt
$560
Net cashflow
$-480

Break-even live

Break-even rent $3,274
Max offer price $260,588
Occupancy floor

Sensitivity live

Price -10% $-252 -5% $-366 +0% $-480 +5% $-594 +10% $-708
Rent -10% $-690 -5% $-585 +0% $-480 +5% $-374 +10% $-269
Rate -1.0pp $-313 -0.5pp $-396 base $-480 +0.5pp $-565 +1.0pp $-652

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
$82,498
Closing costs
$9,900
Reserves months
Total cash needed

Loan-product check · same deal, 3 products live

Conventional

25% down · 7.5% · 30yr

Cash invested
Monthly P&I
Monthly cashflow
DSCR
Eligible?

Personal DTI + credit; lowest rate.

DSCR

20% down · 8.5% · 30yr

Cash invested
Monthly P&I
Monthly cashflow
DSCR
Eligible?

No personal income docs; deal must DSCR.

Hard money

10% down · 12.0% · 12mo

Cash invested
Monthly P&I
Monthly cashflow
DSCR
Eligible?

Short-term bridge; refi at stabilization.

Rent comps 19 comps

AddressBedsBaths SqftRent$/sqft DOM Units Dist
13721 Kaylemore Trl Unit 13721 Rosemount, MN 4.0 3.0 1800 $2,949 $1.64 94d 1 0.04mi
13721 Kaylemore Trl Unit 13721 Rosemount, MN 4.0 3.0 1800 $2,949 $1.64 120d 1 0.04mi
13652 Kaylemore Trl Rosemount, MN 3.0 2.5 1665 $2,599 $1.56 79d 1 0.09mi
14215 Adalyn Ave Rosemount, MN 3.0 1.0–2.0 948 $2,850 $3.00 0d 82 0.70mi
14211 Akron Ave Rosemount, MN 3.0 1.0–2.0 1014 $2,685 $2.65 0d 23 0.72mi
1211 142nd St E Rosemount, MN 3.0 2.5 1770 $1,200 $0.68 100d 1 0.74mi
14291 Banyan Ln Rosemount, MN 2.0 1.5 1595 $1,875 $1.18 42d 1 0.90mi
14291 Banyan Ln Rosemount, MN 2.0 1.5 1595 $1,595 $1.00 87d 1 0.90mi
14291 Banyan Ln Rosemount, MN 2.0 1.5 1595 $1,875 $1.18 10d 1 0.90mi
14349 Banyan Ln Rosemount, MN 3.0 2.5 1606 $2,299 $1.43 40d 1 1.02mi
1003 148th St W Rosemount, MN 1.0–3.0 1.0–2.0 1264 $2,445 $1.93 0d 28 1.04mi
14854 Ardee Pl Rosemount, MN 3.0 2.5 1782 $2,590 $1.45 62d 1 1.15mi
14947 Adare Way Rosemount, MN 3.0 3.0 1800 $2,545 $1.41 120d 1 1.17mi
15008 Ahena Curv Rosemount, MN 3.0 3.0 1782 $2,400 $1.35 30d 1 1.22mi
14990 Adare Way Rosemount, MN 3.0 3.0 1800 $2,650 $1.47 113d 1 1.22mi
15011 Audrey Ave Rosemount, MN 3.0 3.0 1782 $2,300 $1.29 29d 1 1.23mi
14436 Allerton Way Unit 14436 Rosemount, MN 3.0 2.5 1719 $2,495 $1.45 0d 1 1.28mi
14436 Allerton Way Unit 14436 Rosemount, MN 3.0 2.5 1719 $2,495 $1.45 3d 1 1.28mi
14485 Allerton Way Rosemount, MN 3.0 3.0 1777 $2,500 $1.41 27d 1 1.34mi

Property features AI

Finance

Other
Part of a multi-unit community (units available/sold data for development)
HOA & community
Has HOA (New Concepts / Builders Association of the Twin Cities)Monthly association feeAssociation amenities include in-ground sprinkler system and shared amenitiesHOA fee covers hazard insurance, lawn care, grounds maintenance, parking, professional management, shared amenities and snow removal

Exterior

Parking
Attached insulated garage with garage door opener2-car garage (22 x 20, 7' door height, 16' door width)
Utilities
City water connectedCity sewer connectedNatural gas fuel200+ amp electrical service with circuit breakers
Home design
Attached residential propertyTwo levelsNew developmentSmart technologyNo external stairs
Construction
Concrete and frame constructionShingle/asphalt pitched roof (age 8 years or less)Slab foundationBuilt by D.R. Horton
Exterior features
PatioStone and vinyl exteriorIn-ground sprinkler systemSod includedUnderground utilitiesAssociation-maintained roadsCity street frontage with curbs, paved streets, street lights and storm sewer

Interior

Kitchen
RangeMicrowaveDishwasherDisposalStainless steel appliancesENERGY STAR qualified appliances
Bedrooms
3 bedrooms (primary suite plus two upper-level bedrooms)
Bathrooms
Primary 3/4 bath with double sink and walk-in showerUpper-level full bathroomMain floor half bath
Heating & cooling
Forced air heatingCentral air conditioning
Interior features
Air-to-air exchangerExhaust fanHumidifierPaneled doorsIndoor sprinklersPrimary bedroom with private bath and walk-in closetBathroom ensuite with double sinkWalk-in shower stall3 BR on one levelPrimary bedroom suiteKitchen window
Laundry & utility
Upper-level laundry room with washer and electric dryer hookupsWasher/dryer hookup includedElectric water heater

Listing history 50 events

  1. 2026-09-24
    days on market $329,990 Active 56 DOM
  2. 2026-09-23
    days on market $329,990 Active 55 DOM
  3. 2026-09-22
    days on market $329,990 Active 54 DOM
  4. 2026-09-21
    days on market $329,990 Active 53 DOM
  5. 2026-09-20
    days on market $329,990 Active 52 DOM
  6. 2026-09-19
    days on market $329,990 Active 51 DOM
  7. 2026-09-18
    days on market $329,990 Active 50 DOM
  8. 2026-09-17
    days on market $329,990 Active 49 DOM
  9. 2026-09-16
    days on market $329,990 Active 48 DOM
  10. 2026-09-15
    days on market $329,990 Active 47 DOM
  11. 2026-09-14
    pricedays on market $329,990 Active 46 DOM
  12. 2026-09-13
    days on market $335,000 Active 45 DOM
  13. 2026-09-12
    days on market $335,000 Active 44 DOM
  14. 2026-09-11
    days on market $335,000 Active 43 DOM
  15. 2026-09-05
    days on market $335,000 Active 37 DOM
  16. 2026-09-04
    days on market $335,000 Active 36 DOM
  17. 2026-09-03
    days on market $335,000 Active 35 DOM
  18. 2026-08-31
    days on market $335,000 Active 32 DOM
  19. 2026-08-30
    days on market $335,000 Active 31 DOM
  20. 2026-08-29
    days on market $335,000 Active 30 DOM
  21. 2026-08-28
    pricedays on market $335,000 Active 29 DOM
  22. 2026-08-27
    days on market $349,990 Active 28 DOM
  23. 2026-08-25
    days on market $349,990 Active 26 DOM
  24. 2026-08-24
    days on market $349,990 Active 25 DOM
  25. 2026-08-23
    days on market $349,990 Active 24 DOM
  26. 2026-08-22
    days on market $349,990 Active 23 DOM
  27. 2026-08-21
    days on market $349,990 Active 22 DOM
  28. 2026-08-20
    days on market $349,990 Active 21 DOM
  29. 2026-08-19
    days on market $349,990 Active 20 DOM
  30. 2026-08-18
    days on market $349,990 Active 19 DOM
  31. 2026-08-17
    days on market $349,990 Active 18 DOM
  32. 2026-08-16
    days on market $349,990 Active 17 DOM
  33. 2026-08-15
    days on market $349,990 Active 16 DOM
  34. 2026-08-14
    pricedays on market $349,990 Active 15 DOM
  35. 2026-08-13
    days on market $357,800 Active 14 DOM
  36. 2026-08-12
    days on market $357,800 Active 13 DOM
  37. 2026-08-11
    days on market $357,800 Active 12 DOM
  38. 2026-08-10
    days on market $357,800 Active 11 DOM
  39. 2026-08-09
    days on market $357,800 Active 10 DOM
  40. 2026-08-08
    days on market $357,800 Active 9 DOM
  41. 2026-08-06
    days on market $357,800 Active 7 DOM
  42. 2026-08-05
    days on market $357,800 Active 6 DOM
  43. 2026-08-04
    days on market $357,800 Active 5 DOM
  44. 2026-08-03
    days on market $357,800 Active 4 DOM
  45. 2026-07-30
    days on marketlisting id $357,800 Active 1 DOM
  46. 2026-07-30
    days on market $357,800 Active 7 DOM
  47. 2026-07-28
    listing id $357,800 Active 6 DOM
  48. 2026-07-26
    days on market $357,800 Active 6 DOM
  49. 2026-07-24
    days on market $357,800 Active 4 DOM
  50. 2026-07-23
    days on market $357,800 Active 3 DOM

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

Nearby sold comps map

Loading sold comps map…

Walkable amenities ~0.75 mi

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Taxation est. · year 1

Rental income
$32,003
− Mortgage interest
−$18,485
− Property taxes
−$4,950
− Insurance
−$1,650
− Repairs & maintenance
−$2,560
− Management
−$2,560
− HOA
−$3,672
− Depreciation
−$9,600
Taxable loss
−$11,474
combined federal + state — saved on this device
Est. tax savings @ 24.0%
+$2,754
After-tax cash flow
$-3,002/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 · 13 photos

Excellent 95/100 None rehab

This modern townhome is in excellent condition with no visible repairs needed. It offers a great layout and quality finishes, making it a strong candidate for both resale and rental markets.

Value-add opportunities

  • Both Landscaping and curb appeal improvements — Enhances the home's aesthetic and appeal
  • Both Add smart home features — Improves convenience and marketability
D Composite school gradezoned avg 59/100

Zoned Schools

Elementary Red Pine Elementary B MN #162/857 Nat'l #5,891/41,679 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

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%

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%
Common ancestry
Portuguese 14% Romanian 7% Lithuanian 3%
Foreign-born
7% · Canada, Vietnam, South Korea
Languages at home
92% English-only · Spanish 2% Tagalog/Filipino 1% Other Asian/Pacific 1%

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

Price history

+10.1% since first listed
12 events — show timeline
  • 2026-08-02 Price Changed $357,875 Zillow
  • 2026-07-30 Listed $357,800 NORTHSTARMLS as Distributed by MLS Grid
  • 2026-07-28 Listing Removed NORTHSTARMLS as Distributed by MLS Grid
  • 2026-07-27 Price Changed $357,800 NORTHSTARMLS as Distributed by MLS Grid
  • 2026-07-27 Price Changed $325,000 NORTHSTARMLS as Distributed by MLS Grid
  • 2026-07-22 Listed $357,800 Zillow
  • 2026-07-20 Listed $357,800 NORTHSTARMLS as Distributed by MLS Grid
  • 2026-07-14 Listing Removed NORTHSTARMLS as Distributed by MLS Grid
  • 2026-07-13 Price Changed $361,065 NORTHSTARMLS as Distributed by MLS Grid
  • 2026-06-29 Listed $325,000 NORTHSTARMLS as Distributed by MLS Grid
  • 2026-06-18 Listing Removed NORTHSTARMLS as Distributed by MLS Grid
  • 2026-06-05 Listed $325,000 NORTHSTARMLS as Distributed by MLS Grid

Cash-flow waterfall

monthly

Sold comps — $/sqft

last 12 mo · ≤1 mi

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