1850 Donegal Dr #4 · Woodbury, MN 55125

$214,999

2 bd · 1.0 ba · 1,080 sqft · Condo public records · 28 Days on market

Built 1993 $199/sqft · 21% below area Est $273k · 21% under $260/mo HOA · 11% 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).

• Cash flow +15.6/30.0
• ARV discount +15.0/15.0
• 1% rule +5.5/10.0
• Schools +5.2/10.0
• DSCR +4.8/10.0
• Livability +4.5/5.0
• Rent growth +3.4/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Are you looking for a home close to everything? This is the one you’ve been waiting for! Conveniently located within walking distance to shopping, medical facilities, gas stations, and banks, this home offers both comfort and accessibility. Major updates have already been taken care of for you, including a new roof in 2024 and new siding in 2022. Inside, you’ll find brand-new, never-used appliances, fresh paint throughout, and new carpet in the bedrooms. The bathroom has been tastefully updated with a new vanity top, faucet, and toilet. For added peace of mind, the fireplace and furnace have both been inspected and are in excellent working condition. This move-in-ready home is waiting for you—make it yours today!

Key facts

• Brand new appliances
• New siding
• Fresh paint

Tags

• WALKING DISTANCE TO SHOPPING
• WALKING DISTANCE TO BANKS
• NEW ROOF
• NEW SIDING
• BRAND NEW APPLIANCES
• FRESH PAINT

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $215k.

Deal economics

• At list price, monthly cash flow is $92 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $215k).
• Recommended offer: $212k (1.5% below list) — sets the bar for market timing.
• Cap rate 6.8% vs local median 3.2% 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; 6 comparable units currently listed for rent nearby; rentals leasing fast (median 3d 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 $1k of loan paydown is wiped out by about $6k 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

• It's been on market 28 days — a 2% lower offer ($212k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 30y 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.
• Current owner paid $132k; list at $215k implies a 63% gain — meaningful room to come down on a strong offer.

Recommended offer $211,774 (1.5% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. 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?
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. 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.
6. 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.
7. 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: 1.05% ✓
• Cap rate: 6.81%
• Cash-on-cash: 1.83%
• DSCR: 1.08
• GRM: 7.9

CMA / ARV

• ARV (median comp): $272,896
• List price: $214,999
• Delta: -21.22%
• Verdict: UNDERPRICED
• Comps: 3 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -12.5%
• Equity multiple: 0.55×
• Total profit: $-27,324
• Equity at exit: $32,057

10-year hold

• IRR: -2.2%
• Equity multiple: 0.84×
• Total profit: $-9,392
• Equity at exit: $18,589

Cash invested: $60,200 (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: 7.9×

Monthly cashflow live

• Estimated rent: $2,262 high
• Mortgage (P&I): −$1,127
• Tax from tax record: −$218 /mo · $2,616/yr
• Insurance: −$90
• HOA: −$260
• Vacancy / Maint / Mgmt: −$475
• Net cashflow: $92

Break-even live

Break-even rent $2,146

Max offer price $214,999

Occupancy floor 91%

Sensitivity live

Price	-10% $214	-5% $153	+0% $92	+5% $31	+10% $-30
Rent	-10% $-87	-5% $3	+0% $92	+5% $181	+10% $271
Rate	-1.0pp $200	-0.5pp $147	base $92	+0.5pp $36	+1.0pp $-20

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: $53,750
• Closing costs: $6,450
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2150 Vining Dr Saint Paul, MN	1.0–3.0	1.0–2.5	1337	$2,425	$1.81	0d	25	0.36mi
8630 Summer Wind Alcove Saint Paul, MN	2.0	1.0–1.5	1060	$2,264	$2.14	0d	17	1.12mi
8632 Savanna Oaks Bay Unit C Saint Paul, MN	3.0	2.0	1300	$2,695	$2.07	15d	1	1.18mi
7260 Guider Dr Saint Paul, MN	1.0–2.0	1.0	935	$1,779	$1.90	44d	1	1.38mi
9000 City Place Blvd Saint Paul, MN	3.0	1.0–2.5	1194	$3,058	$2.56	2d	34	1.44mi
7255 Guider Dr Woodbury, MN	1.0–2.0	1.0–2.0	1010	$2,270	$2.25	0d	19	1.46mi

HOA detail condo

• Monthly dues: $260 · $3,120/yr
• Likely covers: gas
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 36 events

1. 2026-05-18
   status Pending 740-char remark

   Show marketing remark (740 chars)

   Are you looking for a home close to everything? This is the one you’ve been waiting for! Conveniently located within walking distance to shopping, medical facilities, gas stations, and banks, this home offers both comfort and accessibility. Major updates have already been taken care of for you, including a new roof in 2024 and new siding in 2022. Inside, you’ll find brand-new, never-used appliances, fresh paint throughout, and new carpet in the bedrooms. The bathroom has been tastefully updated with a new vanity top, faucet, and toilet. For added peace of mind, the fireplace and furnace have both been inspected and are in excellent working condition. This move-in-ready home is waiting for you—make it yours today!

2. 2026-04-16
   listed $214,999 Active 740-char remark

   Show marketing remark (740 chars)

   Are you looking for a home close to everything? This is the one you’ve been waiting for! Conveniently located within walking distance to shopping, medical facilities, gas stations, and banks, this home offers both comfort and accessibility. Major updates have already been taken care of for you, including a new roof in 2024 and new siding in 2022. Inside, you’ll find brand-new, never-used appliances, fresh paint throughout, and new carpet in the bedrooms. The bathroom has been tastefully updated with a new vanity top, faucet, and toilet. For added peace of mind, the fireplace and furnace have both been inspected and are in excellent working condition. This move-in-ready home is waiting for you—make it yours today!

3. 2026-04-15
   historical
4. 2026-03-23
   price $218,900
5. 2026-01-20
   price $219,990
6. 2025-12-04
   price $222,900
7. 2025-11-15
   price $223,400
8. 2025-11-05
   price $223,900
9. 2025-10-25
   listed $224,900 Active
10. 2025-10-20
    historical
11. 2017-08-31
    soldstatus $132,000 Sold
12. 2017-07-13
    status Pending
13. 2017-06-26
    historical Contingent - Inspection
14. 2017-06-19
    status Active
15. 2017-06-09
    status Pending
16. 2017-05-31
    historical Contingent - Inspection
17. 2017-05-19
    listed $139,900 Active
18. 2003-10-24
    soldstatus $142,028
19. 2003-08-29
    soldstatus $145,500
20. 2003-06-23
    historical
21. 2003-06-09
    listed $142,900
22. 2003-06-06
    historical
23. 2003-05-20
    listed $142,900
24. 2001-05-25
    soldstatus $117,600
25. 2001-05-25
    soldstatus $117,600
26. 2001-03-31
    historical
27. 2001-03-29
    listed $113,900
28. 1998-05-12
    soldstatus $81,000
29. 1998-04-29
    soldstatus $81,000
30. 1998-03-10
    historical
31. 1998-03-06
    listed $79,000
32. 1996-08-29
    soldstatus $72,000
33. 1996-08-29
    soldstatus $72,000
34. 1996-07-15
    historical
35. 1996-07-09
    listed $72,000
36. 1993-03-10
    soldstatus $60,900

ⓘ 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: $2,616 · $218/mo
• Projected year-2 tax: $2,616 · $218/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $27,146
• − Mortgage interest: −$12,043
• − Property taxes: −$2,616
• − Insurance: −$1,075
• − Repairs & maintenance: −$2,172
• − Management: −$2,172
• − HOA: −$3,120
• − Depreciation: −$6,255
• Taxable loss: −$2,306
• Est. tax savings @ 24.0%: +$553
• After-tax cash flow: $1,658/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

+253.0% since first listed

36 events — show timeline

• 2026-05-18 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2026-04-16 Listed $214,999 NORTHSTARMLS as Distributed by MLS Grid
• 2026-04-15 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2026-03-23 Price Changed $218,900 NORTHSTARMLS as Distributed by MLS Grid
• 2026-01-20 Price Changed $219,990 NORTHSTARMLS as Distributed by MLS Grid
• 2025-12-04 Price Changed $222,900 NORTHSTARMLS as Distributed by MLS Grid
• 2025-11-15 Price Changed $223,400 NORTHSTARMLS as Distributed by MLS Grid
• 2025-11-05 Price Changed $223,900 NORTHSTARMLS as Distributed by MLS Grid
• 2025-10-25 Listed $224,900 NORTHSTARMLS as Distributed by MLS Grid
• 2025-10-20 Coming Soon — NORTHSTARMLS as Distributed by MLS Grid
• 2017-08-31 Sold (MLS) $132,000 NORTHSTARMLS as Distributed by MLS Grid
• 2017-07-13 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2017-06-26 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2017-06-19 Relisted — NORTHSTARMLS as Distributed by MLS Grid
• 2017-06-09 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2017-05-31 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2017-05-19 Listed $139,900 NORTHSTARMLS as Distributed by MLS Grid
• 2003-10-24 Sold (Public Records) $142,028 Public Records
• 2003-08-29 Sold (MLS) $145,500 NORTHSTARMLS as Distributed by MLS Grid
• 2003-06-23 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2003-06-09 Listed $142,900 NORTHSTARMLS as Distributed by MLS Grid
• 2003-06-06 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2003-05-20 Listed $142,900 NORTHSTARMLS as Distributed by MLS Grid
• 2001-05-25 Sold (Public Records) $117,600 Public Records
• 2001-05-25 Sold (MLS) $117,600 NORTHSTARMLS as Distributed by MLS Grid
• 2001-03-31 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2001-03-29 Listed $113,900 NORTHSTARMLS as Distributed by MLS Grid
• 1998-05-12 Sold (Public Records) $81,000 Public Records
• 1998-04-29 Sold (MLS) $81,000 NORTHSTARMLS as Distributed by MLS Grid
• 1998-03-10 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 1998-03-06 Listed $79,000 NORTHSTARMLS as Distributed by MLS Grid
• 1996-08-29 Sold (Public Records) $72,000 Public Records
• 1996-08-29 Sold (MLS) $72,000 NORTHSTARMLS as Distributed by MLS Grid
• 1996-07-15 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 1996-07-09 Listed $72,000 NORTHSTARMLS as Distributed by MLS Grid
• 1993-03-10 Sold (Public Records) $60,900 Public Records

Property tax history

+6.7%/yr

Latest (2025): $2,616 · +5.5% YoY. Source: county tax records.