7821 Rimbley Rd · Woodbury, MN 55125

$269,900

2 bd · 2.0 ba · 1,700 sqft · SingleFamily public records · 4 Days on market

Built 1977 9,583 sqft lot $159/sqft · 38% below area Est $432k · 38% under

---

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).

• Cash flow +15.6/30.0
• ARV discount +15.0/15.0
• Schools +5.2/10.0
• DSCR +4.8/10.0
• Livability +4.5/5.0
• 1% rule +4.1/10.0
• Rent growth +3.4/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Nice move-in ready 4 bed 2 bath home on a double lot which backs up to a park! Brand new roof and newer furnace. Kitchen with newer countertops, stainless-steel appliances and tiled backsplash. 2 FULL baths including a whirlpool tub! Large deck overlooks the park which has a playground, tennis & basketball courts. Sought after Woodbury schools: Royal Oaks Elementary, Woodbury Middle & High. Don't miss it!

Key facts

• 9,583 sq ft lot
• Garage
• Built 1977

Property features AI

Exterior

• Parking: Detached or attached garage with garage door opener; 1-car garage (approx. 11 x 20, 7' door height)
• Utilities: City water (connected); City sewer (connected); Natural gas; Electric with circuit breakers
• Home design: Residential split entry (bi-level) home; Multiple levels
• Construction: Block foundation; Asphalt pitched roof (over 8 years old)
• Exterior features: Vinyl and wood exterior; Awning(s) and deck; Full chain link fence; Storage shed; Corner lot with light tree coverage; Public street frontage and public road maintenance

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Range; Refrigerator; Stainless steel appliances; Kitchen has an eat-in area
• Bedrooms: 4 bedrooms (mix of upper and lower levels)
• Bathrooms: One full bath on the main floor; One 3/4 bath in the basement
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Ceiling fan(s); Kitchen window; Main floor primary bedroom; Finished basement with egress window(s); Wood burning fireplace
• Laundry & utility: Washer and dryer included; Laundry located in the basement; Gas water heater; Water softener (owned); Humidifier

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $270k.

Deal economics

• At list price, monthly cash flow is $113 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $245k (9.0% below list).
• Recommended offer: $245k (9.0% below list) — sets the bar for 1% rule.
• Cap rate 6.8% vs local median 3.5% in Woodbury — 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 (#6 in MN, #153 nationally) — a professional / high-income tenant draw. Strengths: schools A+, crime A+, commute A+; Watch: cost of living F.
• South Washington County School District (suburban): math 52% / reading 61% proficiency, ranked #40 of 301 in MN (top 13%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 14% free/reduced lunch — higher-income household profile.
• Market conditions: Rents rising (+3.6%/yr); 150 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals leasing fast (median 11d on market — plan ~1-2 weeks tenant-placement turnaround); high-income renter base; 1,405 units permitted in Washington County in 2024 (121 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 $8k of value loss. Plan a longer hold.
• Washington County population projected at +16% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 22y 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 $245,494 (9.0% below list)

Questions for the listing agent

1. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 0.91% ✗
• Cap rate: 6.80%
• Cash-on-cash: 1.80%
• DSCR: 1.08
• GRM: 9.2

CMA / ARV

• ARV (median comp): $431,878
• List price: $269,900
• Delta: -37.51%
• Verdict: UNDERPRICED
• Comps: 4 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.65% rent growth · sell at horizon

5-year hold

• IRR: -12.7%
• Equity multiple: 0.54×
• Total profit: $-34,884
• Equity at exit: $40,243

10-year hold

• IRR: -2.7%
• Equity multiple: 0.81×
• Total profit: $-14,305
• Equity at exit: $23,336

Cash invested: $75,572 (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 55125

• Rents YoY: 3.6%
• Active inventory: 150
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $2,455 high
• Mortgage (P&I): −$1,415
• Tax from tax record: −$298 /mo · $3,578/yr
• Insurance: −$112
• HOA: −$0
• Vacancy / Maint / Mgmt: −$516
• Net cashflow: $113

Break-even live

Break-even rent $2,311

Max offer price $269,900

Occupancy floor 90%

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: $67,475
• Closing costs: $8,097
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8868 Meridian Way Woodbury, MN	3.0	3.5	1868	$3,032	$1.62	1d	2	0.20mi
2150 Vining Dr Saint Paul, MN	1.0–3.0	1.0–2.5	1337	$2,425	$1.81	1d	25	0.90mi
7260 Guider Dr Saint Paul, MN	1.0–2.0	1.0	935	$1,779	$1.90	43d	1	0.96mi
7255 Guider Dr Woodbury, MN	1.0–2.0	1.0–2.0	1010	$2,557	$2.53	1d	17	1.01mi
2497 Copper Cliff Trl Saint Paul, MN	3.0	1.0	1150	$2,095	$1.82	24d	1	1.12mi
8632 Savanna Oaks Bay Unit C Saint Paul, MN	3.0	2.0	1300	$2,695	$2.07	14d	1	1.13mi
3183 Juniper Ln Unit C Saint Paul, MN	2.0	2.0	1650	$2,199	$1.33	11d	1	1.35mi

Listing history 18 events

1. 2026-05-04
   status Pending 684-char remark
2. 2026-05-01
   listed $269,900 Active 684-char remark
3. 2026-04-25
   historical $269,900 684-char remark
4. 2018-09-04
   soldstatus $229,000
5. 2018-08-30
   soldstatus $229,000 Sold 416-char remark

   Show marketing remark (416 chars)

   Nice move-in ready 4 bed 2 bath home on a double lot which backs up to a park! Brand new roof and newer furnace. Kitchen with newer countertops, stainless-steel appliances and tiled backsplash. 2 FULL baths including a whirlpool tub! Large deck overlooks the park which has a playground, tennis & basketball courts. Sought after Woodbury schools: Royal Oaks Elementary, Woodbury Middle & High. Don't miss it!

6. 2018-08-18
   status Pending 416-char remark

   Show marketing remark (416 chars)

   Nice move-in ready 4 bed 2 bath home on a double lot which backs up to a park! Brand new roof and newer furnace. Kitchen with newer countertops, stainless-steel appliances and tiled backsplash. 2 FULL baths including a whirlpool tub! Large deck overlooks the park which has a playground, tennis & basketball courts. Sought after Woodbury schools: Royal Oaks Elementary, Woodbury Middle & High. Don't miss it!

7. 2018-08-06
   historical Contingent - Inspection 416-char remark

   Show marketing remark (416 chars)

   Nice move-in ready 4 bed 2 bath home on a double lot which backs up to a park! Brand new roof and newer furnace. Kitchen with newer countertops, stainless-steel appliances and tiled backsplash. 2 FULL baths including a whirlpool tub! Large deck overlooks the park which has a playground, tennis & basketball courts. Sought after Woodbury schools: Royal Oaks Elementary, Woodbury Middle & High. Don't miss it!

8. 2018-07-20
   price $224,900 416-char remark

   Show marketing remark (416 chars)

   Nice move-in ready 4 bed 2 bath home on a double lot which backs up to a park! Brand new roof and newer furnace. Kitchen with newer countertops, stainless-steel appliances and tiled backsplash. 2 FULL baths including a whirlpool tub! Large deck overlooks the park which has a playground, tennis & basketball courts. Sought after Woodbury schools: Royal Oaks Elementary, Woodbury Middle & High. Don't miss it!

9. 2018-07-03
   price $229,900 416-char remark

   Show marketing remark (416 chars)

   Nice move-in ready 4 bed 2 bath home on a double lot which backs up to a park! Brand new roof and newer furnace. Kitchen with newer countertops, stainless-steel appliances and tiled backsplash. 2 FULL baths including a whirlpool tub! Large deck overlooks the park which has a playground, tennis & basketball courts. Sought after Woodbury schools: Royal Oaks Elementary, Woodbury Middle & High. Don't miss it!

10. 2018-06-10
    price $234,900 416-char remark

    Show marketing remark (416 chars)

    Nice move-in ready 4 bed 2 bath home on a double lot which backs up to a park! Brand new roof and newer furnace. Kitchen with newer countertops, stainless-steel appliances and tiled backsplash. 2 FULL baths including a whirlpool tub! Large deck overlooks the park which has a playground, tennis & basketball courts. Sought after Woodbury schools: Royal Oaks Elementary, Woodbury Middle & High. Don't miss it!

11. 2018-06-01
    listed $239,900 Active 416-char remark

    Show marketing remark (416 chars)

    Nice move-in ready 4 bed 2 bath home on a double lot which backs up to a park! Brand new roof and newer furnace. Kitchen with newer countertops, stainless-steel appliances and tiled backsplash. 2 FULL baths including a whirlpool tub! Large deck overlooks the park which has a playground, tennis & basketball courts. Sought after Woodbury schools: Royal Oaks Elementary, Woodbury Middle & High. Don't miss it!

12. 2004-09-02
    soldstatus $194,965
13. 2004-06-29
    soldstatus $202,000

    Show marketing remark (275 chars)

    Just updated-new kit flr & paint! Sellers care & it shows. Perf. loc-dbl lot on pk w/tennis ct. Updates: furnace, siding, H20 heater, softnr, most applcs, roof & windows. Deck overlooks new patio area & pk. Newer storage shed. Fplc & whpl-best buy in Wby.

14. 2004-05-12
    historical

    Show marketing remark (275 chars)

    Just updated-new kit flr & paint! Sellers care & it shows. Perf. loc-dbl lot on pk w/tennis ct. Updates: furnace, siding, H20 heater, softnr, most applcs, roof & windows. Deck overlooks new patio area & pk. Newer storage shed. Fplc & whpl-best buy in Wby.

15. 2004-05-07
    listed $205,000

    Show marketing remark (275 chars)

    Just updated-new kit flr & paint! Sellers care & it shows. Perf. loc-dbl lot on pk w/tennis ct. Updates: furnace, siding, H20 heater, softnr, most applcs, roof & windows. Deck overlooks new patio area & pk. Newer storage shed. Fplc & whpl-best buy in Wby.

16. 2004-05-06
    historical
17. 2004-03-09
    listed $205,000
18. 1987-05-19
    soldstatus $67,000

ⓘ 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: $3,578 · $298/mo
• Projected year-2 tax: $3,578 · $298/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 ≥100°F today · 14 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,459
• − Mortgage interest: −$15,119
• − Property taxes: −$3,578
• − Insurance: −$1,350
• − Repairs & maintenance: −$2,357
• − Management: −$2,357
• − Depreciation: −$7,852
• Taxable loss: −$3,152
• Est. tax savings @ 24.0%: +$756
• After-tax cash flow: $2,117/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: South Washington County School District
• NCES district ID: 2733810
• Math proficiency: 52% ▼ -13.00%
• Reading proficiency: 61% ▼ -7.00%
• Median HH income: $88,285
• Composite: 51.8/100
• National rank: #1670
• State rank: #40 of 301 in MN

Livability — Woodbury

• Score: 89/100
• State rank: #6
• US rank: #153

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Woodbury, MN
• County: Washington County · 235,613 people
• City population: 78,305
• Metro: Minneapolis-St. Paul-Bloomington, MN-WI
• Population (ZIP): 44,185
• Household income: $119,260
• Rent vs Own: 22.4% rent · 77.6% own
• Severe rent burden: 946.0

Population outlook (Washington County) Hauer SSP2

• Today (2025): 278,554 people
• By 2030: 290,465 · +4.3%
• By 2040: 310,014 · +11.3%
• By 2050: 324,118 · +16.4%
• By 2075: 362,697 · +30.2%
• By 2100: 381,491 · +37.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (76%)
• Race & ethnicity: White 76% Asian 9% Hispanic / Latino 6% Black 6% Two or more races 5%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Portuguese 11% Romanian 5% Lithuanian 4%
• Foreign-born: 11% · Canada, China, South Korea
• Languages at home: 86% English-only · Spanish 5% Other Asian/Pacific 4% Chinese 1%

Political lean MEDSL · Washington

• 2024 margin: Lean D (+8.9) · D 53.5% · R 44.6% · Other 1.9%
• 2008→2024 swing: +4.6pp toward D · 2008: 4.3pp · 2024: 8.9pp
• All cycles: 2024: D+8.9 2020: D+9.2 2016: D+1.9 2012: D+0.8 2008: D+4.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -166.03%
• Current HPI: 241.9098
• Rent YoY: ▲ 3.65%
• 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

+355.2% since first listed

19 events — show timeline

• 2026-06-18 Sold (MLS) $305,000 NORTHSTARMLS as Distributed by MLS Grid
• 2026-05-04 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2026-05-01 Listed $269,900 NORTHSTARMLS as Distributed by MLS Grid
• 2026-04-25 Coming Soon $269,900 NORTHSTARMLS as Distributed by MLS Grid
• 2018-09-04 Sold (Public Records) $229,000 Public Records
• 2018-08-30 Sold (MLS) $229,000 NORTHSTARMLS as Distributed by MLS Grid
• 2018-08-18 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2018-08-06 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2018-07-20 Price Changed $224,900 NORTHSTARMLS as Distributed by MLS Grid
• 2018-07-03 Price Changed $229,900 NORTHSTARMLS as Distributed by MLS Grid
• 2018-06-10 Price Changed $234,900 NORTHSTARMLS as Distributed by MLS Grid
• 2018-06-01 Listed $239,900 NORTHSTARMLS as Distributed by MLS Grid
• 2004-09-02 Sold (Public Records) $194,965 Public Records
• 2004-06-29 Sold (MLS) $202,000 NORTHSTARMLS as Distributed by MLS Grid
• 2004-05-12 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2004-05-07 Listed $205,000 NORTHSTARMLS as Distributed by MLS Grid
• 2004-05-06 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2004-03-09 Listed $205,000 NORTHSTARMLS as Distributed by MLS Grid
• 1987-05-19 Sold (Public Records) $67,000 Public Records

Property tax history

+4.2%/yr

Latest (2025): $3,578 · +3.8% YoY. Source: county tax records.