7510 Cahill Rd Unit 119B · Edina, MN 55439

$159,999

2 bd · 2.0 ba · 1,250 sqft · Condo public records · 279 Days on market

Built 1972 $128/sqft · 33% below area Est $238k · 33% under · waterfront $944/mo HOA · 36% 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).

• ARV discount +15.0/15.0
• Cash flow +14.3/30.0
• 1% rule +10.0/10.0
• Schools +6.6/10.0
• DSCR +4.3/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Edina! This 2 bedroom, 2 bathroom unit is located on the main level and looks out to the court yard area with a a nice view of the outdoor pool and greenery. Owner has installed a brand new range and dishwasher that have never been used. This unit has two underground, heated garage spaces #24 & #25, located next to the stairway for quick access to the unit! Owner has installed a storage unit in front of each parking space. There is also a separate smaller storage unit located just down from the unit. The complex has an outdoor and indoor pool and hot tub, tennis and pickleball courts, and garden area. There is a party room, game room, library, exercise, and workshop rooms. The location is close to MSP International Airport, Edina shopping and local restaurants.

Key facts

• Outdoor pool
• Hot tub
• Pickleball courts

Tags

• OUTDOOR POOL
• INDOOR POOL
• HOT TUB
• TENNIS COURTS
• PICKLEBALL COURTS
• GARDEN AREA

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $160k.

Deal economics

• At list price, monthly cash flow is $28 ($336/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $160k).
• Recommended offer: $141k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.5% vs local median 1.7% in Edina — 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 80/100 on livability (#82 in MN, #1,926 nationally) — a professional / high-income tenant draw. Strengths: crime A+, commute A+, employment A+; Watch: amenities F, cost of living F.
• Edina Public School District (suburban): math 69% / reading 75% proficiency, ranked #5 of 301 in MN (top 2%) — strong family-tenant draw, lease renewals of 3-5y typical; only 7% free/reduced lunch — higher-income household profile.
• Zoned schools: Normandale Elementary (math 76% / reading 79%, grade A, #21 of 857 statewide, top 3%, 657 students, 7% FRL); Valley View Middle (math 69% / reading 79%, grade A, #5 of 258 statewide, top 2%, 973 students, 19% FRL); Edina Senior High (math 57% / reading 76%, grade B, #21 of 471 statewide, top 5%, 2,720 students, 20% FRL).
• Market conditions: 72 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals leasing fast (median 0d on market — plan ~1-2 weeks tenant-placement turnaround); 4,651 units permitted in Hennepin County in 2024 (2,443 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.
• Hennepin County population projected at +30% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 279 days — a 12% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 17y ago; this cycle's ask has dropped $25k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $125k; 28% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 36% of rent.

Recommended offer $140,799 (12.0% below list)

Questions for the listing agent

1. It's been on market 279 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. 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?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
9. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
10. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
11. 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.
12. 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.
13. 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: 1.62% ✓
• Cap rate: 6.50%
• Cash-on-cash: 0.75%
• DSCR: 1.03
• GRM: 5.2

CMA / ARV

• ARV (median comp): $237,587
• List price: $159,999
• Delta: -32.66%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -14.6%
• Equity multiple: 0.47×
• Total profit: $-23,543
• Equity at exit: $23,856

10-year hold

• IRR: -5.3%
• Equity multiple: 0.65×
• Total profit: $-15,770
• Equity at exit: $13,834

Cash invested: $44,800 (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 55439

• Active inventory: 72
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $2,588 high
• Mortgage (P&I): −$839
• Tax from tax record: −$167 /mo · $2,006/yr
• Insurance: −$67
• HOA: −$944
• Vacancy / Maint / Mgmt: −$544
• Net cashflow: $28

Break-even live

Break-even rent $2,553

Max offer price $159,999

Occupancy floor 94%

Sensitivity live

Price	-10% $119	-5% $73	+0% $28	+5% $-17	+10% $-63
Rent	-10% $-176	-5% $-74	+0% $28	+5% $130	+10% $233
Rate	-1.0pp $109	-0.5pp $69	base $28	+0.5pp $-13	+1.0pp $-56

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6701 W 78th St Edina, MN	3.0	2.0	952	$2,678	$2.81	0d	165	0.40mi
5800 American Blvd W Minneapolis, MN	2.0	1.0–2.5	915	$4,650	$5.08	0d	20	0.62mi
5515 Oak Glen Rd Minneapolis, MN	2.0	2.0	1100	$1,850	$1.68	45d	1	0.63mi
5400 W 70th St Minneapolis, MN	2.0	1.5	936	$1,499	$1.60	6d	2	0.80mi
8101 Normandale Lake Blvd Minneapolis, MN	2.0	1.0–2.0	918	$2,884	$3.14	0d	21	0.80mi
4660 77th St W Minneapolis, MN	1.0–2.0	1.0–2.0	723	$2,599	$3.59	0d	35	1.09mi
5100 W 82nd St Minneapolis, MN	2.0	1.0–2.0	870	$2,360	$2.71	0d	15	1.15mi
4620 77th St W Minneapolis, MN	1.0–2.0	1.0–2.0	856	$3,199	$3.74	0d	30	1.19mi
8200 Stanley Rd Minneapolis, MN	1.0–2.0	1.0	790	$1,437	$1.82	4d	6	1.20mi
4480 Parklawn Ave Minneapolis, MN	1.0–3.0	1.0–2.0	950	$1,825	$1.92	3d	4	1.40mi

HOA detail condo

• Monthly dues: $944 · $11,328/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 23 events

1. 2026-06-21
   days on market $159,999 Active 279 DOM
2. 2026-06-18
   days on market $159,999 Active 276 DOM
3. 2026-06-17
   days on market $159,999 Active 275 DOM
4. 2026-06-16
   days on market $159,999 Active 274 DOM
5. 2026-06-15
   days on market $159,999 Active 273 DOM
6. 2026-06-13
   days on market $159,999 Active 271 DOM
7. 2026-06-13
   days on market $159,999 Active 270 DOM
8. 2026-06-09
   days on market $159,999 Active 267 DOM
9. 2026-06-08
   days on market $159,999 Active 266 DOM
10. 2026-06-07
    days on market $159,999 Active 265 DOM
11. 2026-06-04
    days on market $159,999 Active 262 DOM
12. 2026-06-03
    days on market $159,999 Active 261 DOM
13. 2026-06-02
    days on market $159,999 Active 260 DOM
14. 2026-06-01
    days on market $159,999 Active 259 DOM
15. 2026-05-31
    days on market $159,999 Active 258 DOM
16. 2026-04-30
    price $159,999 783-char remark

    Show marketing remark (783 chars)

    Edina! This 2 bedroom, 2 bathroom unit is located on the main level and looks out to the court yard area with a a nice view of the outdoor pool and greenery. Owner has installed a brand new range and dishwasher that have never been used. This unit has two underground, heated garage spaces #24 & #25, located next to the stairway for quick access to the unit! Owner has installed a storage unit in front of each parking space. There is also a separate smaller storage unit located just down from the unit. The complex has an outdoor and indoor pool and hot tub, tennis and pickleball courts, and garden area. There is a party room, game room, library, exercise, and workshop rooms. The location is close to MSP International Airport, Edina shopping and local restaurants.

17. 2025-10-25
    price $169,999 783-char remark

    Show marketing remark (783 chars)

    Edina! This 2 bedroom, 2 bathroom unit is located on the main level and looks out to the court yard area with a a nice view of the outdoor pool and greenery. Owner has installed a brand new range and dishwasher that have never been used. This unit has two underground, heated garage spaces #24 & #25, located next to the stairway for quick access to the unit! Owner has installed a storage unit in front of each parking space. There is also a separate smaller storage unit located just down from the unit. The complex has an outdoor and indoor pool and hot tub, tennis and pickleball courts, and garden area. There is a party room, game room, library, exercise, and workshop rooms. The location is close to MSP International Airport, Edina shopping and local restaurants.

18. 2025-10-04
    price $180,000 783-char remark

    Show marketing remark (783 chars)

    Edina! This 2 bedroom, 2 bathroom unit is located on the main level and looks out to the court yard area with a a nice view of the outdoor pool and greenery. Owner has installed a brand new range and dishwasher that have never been used. This unit has two underground, heated garage spaces #24 & #25, located next to the stairway for quick access to the unit! Owner has installed a storage unit in front of each parking space. There is also a separate smaller storage unit located just down from the unit. The complex has an outdoor and indoor pool and hot tub, tennis and pickleball courts, and garden area. There is a party room, game room, library, exercise, and workshop rooms. The location is close to MSP International Airport, Edina shopping and local restaurants.

19. 2025-09-15
    listed $185,000 Active 783-char remark

    Show marketing remark (783 chars)

    Edina! This 2 bedroom, 2 bathroom unit is located on the main level and looks out to the court yard area with a a nice view of the outdoor pool and greenery. Owner has installed a brand new range and dishwasher that have never been used. This unit has two underground, heated garage spaces #24 & #25, located next to the stairway for quick access to the unit! Owner has installed a storage unit in front of each parking space. There is also a separate smaller storage unit located just down from the unit. The complex has an outdoor and indoor pool and hot tub, tennis and pickleball courts, and garden area. There is a party room, game room, library, exercise, and workshop rooms. The location is close to MSP International Airport, Edina shopping and local restaurants.

20. 2009-05-28
    soldstatus $124,900 254-char remark

    Show marketing remark (254 chars)

    LOVELY LIGHT-FILLED FRESHLY PAINTED 1ST FLR UNIT OVERLOOKS BEAUTIFULLY LANDSCAPED COURTYARD W/POOL. LARGE MASTER, HUGE CLOSETS, AMPLE STORAGE, 2 PARKING SPACES IN HEATED GARAGE ARE COVENIENTLY LOCATED NEAR UNIT. SEE SUPPLEMENT FOR LONG LIST OF AMENITIES.

21. 2009-05-21
    historical 254-char remark

    Show marketing remark (254 chars)

    LOVELY LIGHT-FILLED FRESHLY PAINTED 1ST FLR UNIT OVERLOOKS BEAUTIFULLY LANDSCAPED COURTYARD W/POOL. LARGE MASTER, HUGE CLOSETS, AMPLE STORAGE, 2 PARKING SPACES IN HEATED GARAGE ARE COVENIENTLY LOCATED NEAR UNIT. SEE SUPPLEMENT FOR LONG LIST OF AMENITIES.

22. 2009-04-15
    listed $129,900 254-char remark

    Show marketing remark (254 chars)

    LOVELY LIGHT-FILLED FRESHLY PAINTED 1ST FLR UNIT OVERLOOKS BEAUTIFULLY LANDSCAPED COURTYARD W/POOL. LARGE MASTER, HUGE CLOSETS, AMPLE STORAGE, 2 PARKING SPACES IN HEATED GARAGE ARE COVENIENTLY LOCATED NEAR UNIT. SEE SUPPLEMENT FOR LONG LIST OF AMENITIES.

23. 1979-04-01
    soldstatus $62,250

ⓘ 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: $2,006 · $167/mo
• Projected year-2 tax: $2,006 · $167/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 ≥98°F today · 14 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $31,062
• − Mortgage interest: −$8,962
• − Property taxes: −$2,006
• − Insurance: −$800
• − Repairs & maintenance: −$2,485
• − Management: −$2,485
• − HOA: −$11,328
• − Depreciation: −$4,655
• Taxable loss: −$1,659
• Est. tax savings @ 24.0%: +$398
• After-tax cash flow: $734/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: Edina Public School District
• NCES district ID: 2711250
• Math proficiency: 69% ▼ -8.00%
• Reading proficiency: 75% ▼ -2.00%
• Median HH income: $100,093
• Composite: 65.8/100
• National rank: #456
• State rank: #5 of 301 in MN

Livability — Edina

• Score: 80/100
• State rank: #82
• US rank: #1926

Category grades

Amenities F Commute A+ Cost of living F 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: Edina, MN
• City population: 38,943
• Population (ZIP): 9,475

Population outlook (Hennepin County) Hauer SSP2

• Today (2025): 1,405,227 people
• By 2030: 1,492,650 · +6.2%
• By 2040: 1,660,157 · +18.1%
• By 2050: 1,823,498 · +29.8%
• By 2075: 2,221,283 · +58.1%
• By 2100: 2,509,976 · +78.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (76%)
• Race & ethnicity: White 76% Two or more races 10% Asian 10% Hispanic / Latino 3% Black 2%
• Common ancestry: Portuguese 12% Lithuanian 4% Romanian 3%
• Foreign-born: 9% · China, South Korea, Canada
• Languages at home: 85% English-only · Other Asian/Pacific 6% Chinese 3% Other Indo-European 2%

Political lean MEDSL · Hennepin

• 2024 margin: Solid D (+42.6) · D 70.2% · R 27.5% · Other 2.3%
• 2008→2024 swing: +14.0pp toward D · 2008: 28.6pp · 2024: 42.6pp
• All cycles: 2024: D+42.6 2020: D+43.2 2016: D+35.3 2012: D+27.1 2008: D+28.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -314.48%
• Current HPI: 226.9332
• Rent YoY: —
• Metro: —
• 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

+157.0% since first listed

8 events — show timeline

• 2026-04-30 Price Changed $159,999 NORTHSTARMLS as Distributed by MLS Grid
• 2025-10-25 Price Changed $169,999 NORTHSTARMLS as Distributed by MLS Grid
• 2025-10-04 Price Changed $180,000 NORTHSTARMLS as Distributed by MLS Grid
• 2025-09-15 Listed $185,000 NORTHSTARMLS as Distributed by MLS Grid
• 2009-05-28 Sold (MLS) $124,900 NORTHSTARMLS as Distributed by MLS Grid
• 2009-05-21 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2009-04-15 Listed $129,900 NORTHSTARMLS as Distributed by MLS Grid
• 1979-04-01 Sold (Public Records) $62,250 Public Records

Property tax history

+3.5%/yr

Latest (2025): $2,006 · -0.2% YoY. Source: county tax records.