6843 York N · Brooklyn Center, MN 55429

$175,900

2 bd · 3.5 ba · 2,119 sqft · Townhouse public records · 35 Days on market

Built 1972 2,178 sqft lot $83/sqft · 20% below area Est $221k · 20% under $300/mo HOA · 12% of rent

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Why this score? — see what drove the B 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 +26.3/30.0
• ARV discount +15.0/15.0
• 1% rule +9.1/10.0
• DSCR +8.9/10.0
• Schools +4.2/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

FIXER UPPER IN PRIME BCENTER LOCATION ACROSS FROM PALMER LK WILDLIFE AREA GREAT WALKING TRAILS & PARKS 'HOME IN "AS IS" CONDITION ALL PA'S NEED 'AS IS"ADDENDUMS' ATTACHED AGENT TO VERIFY ALL MEASUREMENTS' * * * * NOTE FRIENDLY DOG - DANDY DON'T LET DOG OUT!! * * LISTING AGENT RELATED TO SELLER

Key facts

• $300 HOA
• 2 garage spots
• Built 1972

Property features AI

Finance

• Financial info: Conventional financing common
• HOA & community: Has HOA (monthly fee $300); HOA covers lawn care, grounds maintenance, professional management, and snow removal; Association lists no additional amenities

Exterior

• Parking: Attached tuckunder garage; Off-site parking available; 2 garage spaces (24x20 garage; 7' high door, 16' wide door)
• Utilities: City water connected; City sewer connected; 100 amp electric service; Electric and natural gas fuel sources
• Home design: Attached residential property; Two levels
• Construction: Block construction; Asphalt roof (age over 8 years); Block foundation
• Exterior features: Deck, patio, and side porch; Partial wood fencing; Corner lot; Public transit within ~6 blocks; Private maintained road

Interior

• Kitchen: Refrigerator
• Bedrooms: 2 bedrooms (one on upper level, one on upper level listed as Bedroom 2)
• Bathrooms: Full primary bath; Three-quarter bath in basement; Half bath on main floor
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Electric fireplace with electric log in living room; Partially finished full basement with block foundation; Kitchen/dining room layout; Ethernet wired
• Laundry & utility: Dryer; Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/3.5-bath townhouse listed at $176k.

Deal economics

• At list price, monthly cash flow is $452 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $176k).
• Recommended offer: $171k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.4% vs local median 5.0% in Brooklyn Center — 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 73/100 on livability (#253 in MN) — a middle-class / working-renter tenant base. Strengths: commute A+, housing A+, cost of living A-; Watch: schools D+, crime F, amenities F.
• Osseo Public School District (suburban): math 42% / reading 51% proficiency, ranked #129 of 301 in MN (top 43%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 87 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $49k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($171k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts 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 $70k; list at $176k implies a 150% gain — meaningful room to come down on a strong offer.

Recommended offer $170,623 (3.0% below list)

Questions for the listing agent

1. It's been on market 35 days. Have you received any prior offers? Is the seller open to a 3% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 1.41% ✓
• Cap rate: 9.38%
• Cash-on-cash: 11.01%
• DSCR: 1.49
• GRM: 5.9

CMA / ARV

• ARV (median comp): $220,617
• List price: $175,900
• Delta: -20.27%
• 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: 0.3%
• Equity multiple: 1.01×
• Total profit: $505
• Equity at exit: $26,227

10-year hold

• IRR: 10.0%
• Equity multiple: 1.78×
• Total profit: $38,403
• Equity at exit: $15,209

Cash invested: $49,252 (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 55429

• Active inventory: 87
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $2,487 medium
• Mortgage (P&I): −$922
• Tax from tax record: −$217 /mo · $2,605/yr
• Insurance: −$73
• HOA: −$300
• Vacancy / Maint / Mgmt: −$522
• Net cashflow: $452

Break-even live

Break-even rent $1,915

Max offer price $175,900

Occupancy floor 77%

Sensitivity live

Price	-10% $552	-5% $502	+0% $452	+5% $402	+10% $352
Rent	-10% $256	-5% $354	+0% $452	+5% $550	+10% $648
Rate	-1.0pp $541	-0.5pp $497	base $452	+0.5pp $406	+1.0pp $360

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: $43,975
• Closing costs: $5,277
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7212 Kyle Ave N Minneapolis, MN	3.0	2.0	1700	$2,400	$1.41	44d	1	0.90mi
7441 Major Ave N Minneapolis, MN	3.0	2.0	1800	$2,600	$1.44	16d	1	1.23mi

HOA detail

• Monthly dues: $300 · $3,600/yr

Listing history 18 events

1. 2026-06-13
   statusdays on market $175,900 Pending 35 DOM
2. 2026-06-09
   days on market $175,900 Active 33 DOM
3. 2026-06-08
   days on market $175,900 Active 32 DOM
4. 2026-06-07
   days on market $175,900 Active 31 DOM
5. 2026-06-04
   days on market $175,900 Active 28 DOM
6. 2026-06-03
   days on market $175,900 Active 27 DOM
7. 2026-06-02
   days on market $175,900 Active 26 DOM
8. 2026-06-01
   days on market $175,900 Active 25 DOM
9. 2026-05-31
   days on market $175,900 Active 24 DOM
10. 2026-05-06
    listed $175,900 Active 307-char remark
11. 2026-05-06
    historical
12. 2026-02-18
    status Active
13. 2026-02-16
    historical Contingent - Inspection
14. 2026-02-05
    price $175,900
15. 2026-02-05
    listed $179,900 Active
16. 2026-02-05
    historical
17. 2025-12-19
    listed $185,000 Active
18. 1990-03-08
    soldstatus $70,500

ⓘ 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: $2,605 · $217/mo
• Projected year-2 tax: $2,605 · $217/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 2/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥100°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: $29,846
• − Mortgage interest: −$9,853
• − Property taxes: −$2,605
• − Insurance: −$880
• − Repairs & maintenance: −$2,388
• − Management: −$2,388
• − HOA: −$3,600
• − Depreciation: −$5,117
• Taxable income: $3,015
• Est. tax owed @ 24.0%: −$724
• After-tax cash flow: $4,700/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: Osseo Public School District
• NCES district ID: 2725200
• Math proficiency: 42% ▼ -7.00%
• Reading proficiency: 51% ▼ -4.00%
• Median HH income: $76,168
• Composite: 42.35/100
• National rank: #3250
• State rank: #129 of 301 in MN

Livability — Brooklyn Center

• Score: 73/100
• State rank: #253
• US rank: #5422

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Brooklyn Center, MN
• City population: 22,749
• Population (ZIP): 27,570

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: Highly diverse neighborhood (Simpson 0.73)
• Race & ethnicity: Black 34% White 34% Asian 15% Hispanic / Latino 11% Two or more races 8% Native American 1%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Swiss 9% Portuguese 5% Romanian 2%
• Foreign-born: 24% · Canada, Vietnam
• Languages at home: 70% English-only · Spanish 10% Other Asian/Pacific 9% French/Haitian/Cajun 1%

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: ▼ -228.09%
• Current HPI: 266.119
• 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

+149.5% since first listed

10 events — show timeline

• 2026-06-11 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2026-05-06 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2026-05-06 Listed $175,900 NORTHSTARMLS as Distributed by MLS Grid
• 2026-02-18 Relisted — NORTHSTARMLS as Distributed by MLS Grid
• 2026-02-16 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2026-02-05 Price Changed $175,900 NORTHSTARMLS as Distributed by MLS Grid
• 2026-02-05 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2026-02-05 Listed $179,900 NORTHSTARMLS as Distributed by MLS Grid
• 2025-12-19 Listed $185,000 NORTHSTARMLS as Distributed by MLS Grid
• 1990-03-08 Sold (Public Records) $70,500 Public Records

Property tax history

+3.4%/yr

Latest (2025): $2,605 · -2.1% YoY. Source: county tax records.