11184 69th St NE · Albertville, MN 55301

$289,900

3 bd · 3.0 ba · 1,726 sqft · Townhouse public records · 12 Days on market

Built 2017 1,742 sqft lot $300/mo HOA · 11% 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 +11.2/30.0
• ARV discount +7.5/15.0
• Schools +5.2/10.0
• 1% rule +4.3/10.0
• Livability +3.8/5.0
• DSCR +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to maintenance free living in the popular and charming Towne Lakes community! This immaculate townhome was built in 2018 but has been lived in for less than 2 years! Enjoy hardwood floors throughout the main floor, cozy family room fireplace, granite countertops in the kitchen & all baths, a main floor powder room and TWO more bathrooms upstairs (including a master suite; all baths have tile floors)! Not only is this home amazing, so are the amenities of Towne Lakes: pool, tennis courts, playground, newly renovated clubhouse, dog park, shared dock on School Lake & more.

Key facts

• $300 HOA
• 2 garage spots
• Pool

Property features AI

Finance

• Other: Shared heated below-ground pool
• HOA & community: HOA: Acuity Group; Monthly association fee ($300) covering hazard insurance, lawn care, professional management, shared amenities, snow removal; Association amenities include in-ground sprinkler system and porch

Exterior

• Parking: Attached insulated garage with automatic door opener; 2-car garage (20x22) with 7' high door
• Utilities: City water connected; City sewer connected; Natural gas
• Home design: Residential attached property; Two levels; Main entry level present; Level topography
• Construction: Block foundation; Asphalt pitched roof (age 8 years or less)
• Exterior features: Stone and other exterior finishes; Patio; Porch; Tree coverage - light; Zero lot line

Interior

• Kitchen: Range; Microwave; Refrigerator; Freezer; Kitchen window
• Bedrooms: 3 bedrooms (primary suite with private 3/4 bath); Two additional bedrooms on upper level; Loft on upper level (10x17)
• Flooring: Hardwood floors; Tile floors
• Bathrooms: Primary 3/4 bathroom; Upper level full bathroom; Main floor half bath
• Heating & cooling: Forced air heating; Fireplace heating; Central air conditioning; Electric fireplace (living room)
• Interior features: Ceiling fans; Hardwood floors; Indoor sprinkler system; Kitchen window; Primary bedroom walk-in closet; Patio; Porch; Tile floors; Door lever handles
• Laundry & utility: Washer; Dryer; 2nd floor laundry

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath townhouse listed at $290k.

Deal economics

• At list price, monthly cash flow is $-112 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $270k (6.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $270k (7.0% below list).
• Recommended offer: $270k (7.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 75/100 on livability (#206 in MN, #4,356 nationally) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, crime A-; Watch: amenities D, commute F.
• Independent School District 728 (suburban): math 56% / reading 60% proficiency, ranked #37 of 301 in MN (top 12%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 14% free/reduced lunch — higher-income household profile.
• Zoned schools: Rogers Elementary (math 69% / reading 70%, grade A-, #74 of 857 statewide, top 10%, 627 students, 12% FRL); Rogers Middle School (math 61% / reading 63%, grade B+, #19 of 258 statewide, top 8%, 979 students, 16% FRL); Rogers Senior High (math 66% / reading 64%, grade B, #28 of 471 statewide, top 6%, 1,740 students, 18% FRL) — zoned schools at 15% FRL track the district average.
• Market conditions: 143 active listings in the ZIP; 2 comparable units currently listed for rent nearby; high-income renter base; 1,260 units permitted in Wright County in 2024 (180 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 $9k of value loss. Plan a longer hold.
• Wright County population projected at +9% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 8 sale attempts since 8y 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.

Recommended offer $269,731 (7.0% 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. 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. 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. 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?
6. 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.
7. 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.
8. 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: 0.93% ✗
• Cap rate: 5.83%
• Cash-on-cash: -1.65%
• DSCR: 0.93
• GRM: 9.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -18.9%
• Equity multiple: 0.34×
• Total profit: $-53,912
• Equity at exit: $43,225

10-year hold

• IRR: -11.3%
• Equity multiple: 0.32×
• Total profit: $-55,356
• Equity at exit: $25,065

Cash invested: $81,172 (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 55301

• Home prices YoY: -14.2%
• Active inventory: 143
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $2,697 medium
• Mortgage (P&I): −$1,520
• Tax from tax record: −$302 /mo · $3,620/yr
• Insurance: −$121
• HOA: −$300
• Vacancy / Maint / Mgmt: −$566
• Net cashflow: $-112

Break-even live

Break-even rent $2,839

Max offer price $270,141

Occupancy floor 99%

Sensitivity live

Price	-10% $52	-5% $-30	+0% $-112	+5% $-194	+10% $-276
Rent	-10% $-325	-5% $-218	+0% $-112	+5% $-5	+10% $101
Rate	-1.0pp $34	-0.5pp $-38	base $-112	+0.5pp $-187	+1.0pp $-263

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: $72,475
• Closing costs: $8,697
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10740 County Road 37 NE Albertville, MN	2.0–3.0	1.0–2.0	1092	$1,740	$1.59	0d	4	0.76mi
7712 Lachman Ave NE Albertville, MN	3.0	2.0	1525	$2,259	$1.48	0d	1	0.80mi

HOA detail

• Monthly dues: $300 · $3,600/yr
• Likely covers: pool

Listing history 8 events

1. 2026-06-21
   days on market $289,900 Active 12 DOM
2. 2026-06-18
   days on market $289,900 Active 9 DOM
3. 2026-06-17
   days on market $289,900 Active 8 DOM
4. 2026-06-16
   days on market $289,900 Active 7 DOM
5. 2026-06-15
   days on market $289,900 Active 6 DOM
6. 2026-06-13
   days on market $289,900 Active 4 DOM
7. 2026-06-13
   days on market $289,900 Active 3 DOM
8. 2026-06-10
   listed $289,900 Active 1 DOM

ⓘ 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: $3,620 · $302/mo
• Projected year-2 tax: $3,620 · $302/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 · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥99°F today · 14 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $32,368
• − Mortgage interest: −$16,239
• − Property taxes: −$3,620
• − Insurance: −$1,450
• − Repairs & maintenance: −$2,589
• − Management: −$2,589
• − HOA: −$3,600
• − Depreciation: −$8,433
• Taxable loss: −$6,153
• Est. tax savings @ 24.0%: +$1,477
• After-tax cash flow: $135/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: Independent School District 728
• NCES district ID: 2711370
• Math proficiency: 56% ▼ -15.00%
• Reading proficiency: 60% ▼ -10.00%
• Median HH income: $82,336
• Composite: 52.5/100
• National rank: #1567
• State rank: #37 of 301 in MN

Livability — Albertville

• Score: 75/100
• State rank: #206
• US rank: #4356

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Albertville, MN
• County: Wright County · 79,164 people
• City population: 13,482
• Metro: Minneapolis-St. Paul-Bloomington, MN-WI
• Population (ZIP): 13,482
• Household income: $129,232
• Rent vs Own: 8.6% rent · 91.4% own
• Severe rent burden: 50.0

Population outlook (Wright County) Hauer SSP2

• Today (2025): 142,526 people
• By 2030: 146,915 · +3.1%
• By 2040: 153,625 · +7.8%
• By 2050: 155,416 · +9.0%
• By 2075: 150,352 · +5.5%
• By 2100: 130,631 · -8.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (85%)
• Race & ethnicity: White 85% Black 7% Two or more races 5% Asian 2%
• Common ancestry: Portuguese 10% Romanian 5% Lithuanian 4%
• Foreign-born: 7% · South Korea, China, Canada

Political lean MEDSL · Wright

• 2024 margin: Strong R (+29.4) · D 34.4% · R 63.8% · Other 1.8%
• 2008→2024 swing: -11.9pp toward R · 2008: -17.4pp · 2024: -29.4pp
• All cycles: 2024: R+29.4 2020: R+28.6 2016: R+33.2 2012: R+21.4 2008: R+17.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -38.52%
• Current HPI: 233.6299
• Rent YoY: —
• 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

-85.8% since first listed

27 events — show timeline

• 2026-06-09 Listed $289,900 NORTHSTARMLS as Distributed by MLS Grid
• 2026-04-25 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2026-04-25 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2026-03-25 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2026-02-28 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2026-02-17 Relisted — NORTHSTARMLS as Distributed by MLS Grid
• 2026-02-01 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2026-01-28 Relisted — NORTHSTARMLS as Distributed by MLS Grid
• 2026-01-22 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2025-12-01 Relisted — NORTHSTARMLS as Distributed by MLS Grid
• 2025-10-15 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2025-10-02 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2025-09-02 Relisted — NORTHSTARMLS as Distributed by MLS Grid
• 2025-08-02 Coming Soon — NORTHSTARMLS as Distributed by MLS Grid
• 2022-03-03 Sold (Public Records) $291,000 Public Records
• 2022-02-25 Sold (MLS) $291,000 NORTHSTARMLS as Distributed by MLS Grid
• 2022-02-02 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2022-01-16 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2022-01-15 Listed $289,900 NORTHSTARMLS as Distributed by MLS Grid
• 2022-01-12 Coming Soon $289,900 NORTHSTARMLS as Distributed by MLS Grid
• 2020-04-29 Sold (MLS) $253,000 NORTHSTARMLS as Distributed by MLS Grid
• 2020-03-19 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2020-02-06 Listed $258,000 NORTHSTARMLS as Distributed by MLS Grid
• 2019-11-29 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2018-11-29 Listed $258,800 NORTHSTARMLS as Distributed by MLS Grid
• 2010-12-10 Sold (Public Records) $300,000 Public Records
• 2008-01-30 Sold (Public Records) $2,041,086 Public Records

Property tax history

+32.4%/yr

Latest (2025): $3,620 · -2.8% YoY. Source: county tax records.