7332 72nd Ln N · Brooklyn Park, MN 55428

$77,800

2 bd · 1.0 ba · 812 sqft · Condo public records · 70 Days on market

Built 1974 $96/sqft · 35% below area Est $137k · 43% under $409/mo HOA · 30% 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 +20.7/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +6.6/10.0
• Schools +4.2/10.0
• Livability +4.0/5.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this charming condominium in Brooklyn Park, designed for comfortable living with modern amenities. This well-maintained unit features an open floor plan, a spacious living area, and a well-appointed kitchen with ample storage. Enjoy the convenience of in-unit laundry and a private balcony for relaxation. The community includes access to amenities such as a pool and recreational areas. Located close to shopping, dining, and parks, this home is appropriate for those seeking a vibrant neighborhood setting.

Key facts

• Open floor plan
• Access to amenities
• Private balcony

Tags

• OPEN FLOOR PLAN
• IN UNIT LAUNDRY
• PRIVATE BALCONY
• ACCESS TO AMENITIES
• VIBRANT NEIGHBORHOOD

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $78k.

Deal economics

• At list price, monthly cash flow is $106 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $78k).
• Recommended offer: $73k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.9% vs local median 3.3% in Brooklyn Park — 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 81/100 on livability (#50 in MN, #1,308 nationally) — a professional / high-income tenant draw. Strengths: commute A+, employment A+, housing A+; Watch: crime C-, schools D, 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: Rents rising (+2.5%/yr); 109 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals leasing fast (median 13d 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 $538 of loan paydown is wiped out by about $2k 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 70 days — a 6% lower offer ($73k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 22y ago; this cycle's ask has dropped $27k (26%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 30% of rent.

Recommended offer $73,132 (6.0% below list)

Questions for the listing agent

1. It's been on market 70 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1974 — 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 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?
8. 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.
9. 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.
10. 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: 1.73% ✓
• Cap rate: 7.92%
• Cash-on-cash: 5.82%
• DSCR: 1.26
• GRM: 4.8

CMA / ARV

• ARV (median comp): $137,197
• List price: $77,800
• Delta: -43.29%
• Verdict: UNDERPRICED
• Comps: 3 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 2.52% rent growth · sell at horizon

5-year hold

• IRR: -7.8%
• Equity multiple: 0.71×
• Total profit: $-6,242
• Equity at exit: $11,600

10-year hold

• IRR: 1.2%
• Equity multiple: 1.08×
• Total profit: $1,737
• Equity at exit: $6,727

Cash invested: $21,784 (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 55428

• Rents YoY: 2.5%
• Active inventory: 109
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $1,347 high
• Mortgage (P&I): −$408
• Tax from tax record: −$109 /mo · $1,307/yr
• Insurance: −$32
• HOA: −$409
• Vacancy / Maint / Mgmt: −$283
• Net cashflow: $106

Break-even live

Break-even rent $1,213

Max offer price $77,800

Occupancy floor 87%

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: $19,450
• Closing costs: $2,334
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7468 72nd Ln N #301 Minneapolis, MN	1.0	1.0	608	$1,350	$2.22	4d	1	0.03mi
7254 72nd Ln N #354 Minneapolis, MN	1.0	1.0	702	$1,250	$1.78	24d	1	0.10mi
7282 72nd Ln N #343 Minneapolis, MN	1.0	1.0	608	$1,255	$2.06	4d	1	0.11mi
7242 72nd Ln N Minneapolis, MN	2.0	1.0	900	$1,400	$1.56	12d	1	0.12mi
7617 69th Ave N Minneapolis, MN	2.0	1.0	900	$1,300	$1.44	24d	1	0.43mi
7531 Jersey Ave N Minneapolis, MN	1.0–2.0	1.0	880	$1,415	$1.61	2d	10	0.49mi
5840 73rd Ave N Minneapolis, MN	1.0–2.0	1.0	1031	$1,650	$1.60	14d	1	0.98mi
5805 73rd Ave N Brooklyn Park, MN	1.0	1.0	685	$1,233	$1.80	4d	2	1.05mi
6200 78th Ave N Minneapolis, MN	1.0	1.0	750	$1,092	$1.46	1d	3	1.12mi
6802 63rd Ave N Brooklyn Park, MN	1.0–2.0	1.0	827	$1,550	$1.87	20d	1	1.13mi
6232 65th Ave N Brooklyn Park, MN	1.0	1.0	750	$1,062	$1.42	43d	3	1.15mi
6289 Louisiana Ave N Minneapolis, MN	2.0	1.0	900	$1,233	$1.37	3d	3	1.20mi
6810 63rd Ave N Brooklyn Park, MN	2.0	1.0	890	$1,550	$1.74	43d	1	1.21mi
5625 69th Ave N Minneapolis, MN	1.0–2.0	1.0	750	$1,435	$1.91	24d	11	1.22mi
7870 Zane Ave N Minneapolis, MN	1.0–2.0	1.0	760	$1,375	$1.81	1d	12	1.25mi
5521 Brookdale Dr N Brooklyn Park, MN	1.0–2.0	1.0	855	$1,525	$1.78	1d	10	1.25mi
6390 Douglas Dr N Brooklyn Park, MN	1.0–2.0	1.0	850	$1,409	$1.66	12d	3	1.29mi
7449 Imperial Dr N Minneapolis, MN	3.0	1.0	775	$1,376	$1.78	43d	1	1.34mi
6455 Zane Ave N Minneapolis, MN	1.0–3.0	1.0	952	$1,400	$1.47	4d	12	1.34mi
7449 Imperial Dr N Minneapolis, MN	1.0	1.0	700	$1,159	$1.66	10d	3	1.34mi
8104 Zane Ave N Minneapolis, MN	1.0–2.0	1.0	900	$1,395	$1.55	17d	3	1.42mi

HOA detail condo

• Monthly dues: $409 · $4,908/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 40 events

1. 2026-06-18
   days on market $77,800 Active 70 DOM
2. 2026-06-17
   pricedays on market $77,800 Active 69 DOM
3. 2026-06-16
   days on market $79,800 Active 68 DOM
4. 2026-06-15
   days on market $79,800 Active 67 DOM
5. 2026-06-13
   days on market $79,800 Active 65 DOM
6. 2026-06-09
   days on market $79,800 Active 61 DOM
7. 2026-06-08
   days on market $79,800 Active 60 DOM
8. 2026-06-07
   days on market $79,800 Active 59 DOM
9. 2026-06-04
   days on market $79,800 Active 56 DOM
10. 2026-06-03
    days on market $79,800 Active 55 DOM
11. 2026-06-02
    days on market $79,800 Active 54 DOM
12. 2026-06-01
    days on market $79,800 Active 53 DOM
13. 2026-05-31
    days on market $79,800 Active 52 DOM
14. 2026-05-18
    price $83,918 519-char remark

    Show marketing remark (519 chars)

    Welcome to this charming condominium in Brooklyn Park, designed for comfortable living with modern amenities. This well-maintained unit features an open floor plan, a spacious living area, and a well-appointed kitchen with ample storage. Enjoy the convenience of in-unit laundry and a private balcony for relaxation. The community includes access to amenities such as a pool and recreational areas. Located close to shopping, dining, and parks, this home is appropriate for those seeking a vibrant neighborhood setting.

15. 2026-05-15
    price $87,282 519-char remark

    Show marketing remark (519 chars)

    Welcome to this charming condominium in Brooklyn Park, designed for comfortable living with modern amenities. This well-maintained unit features an open floor plan, a spacious living area, and a well-appointed kitchen with ample storage. Enjoy the convenience of in-unit laundry and a private balcony for relaxation. The community includes access to amenities such as a pool and recreational areas. Located close to shopping, dining, and parks, this home is appropriate for those seeking a vibrant neighborhood setting.

16. 2026-05-05
    price $91,875 519-char remark

    Show marketing remark (519 chars)

    Welcome to this charming condominium in Brooklyn Park, designed for comfortable living with modern amenities. This well-maintained unit features an open floor plan, a spacious living area, and a well-appointed kitchen with ample storage. Enjoy the convenience of in-unit laundry and a private balcony for relaxation. The community includes access to amenities such as a pool and recreational areas. Located close to shopping, dining, and parks, this home is appropriate for those seeking a vibrant neighborhood setting.

17. 2026-04-27
    price $93,750 519-char remark

    Show marketing remark (519 chars)

    Welcome to this charming condominium in Brooklyn Park, designed for comfortable living with modern amenities. This well-maintained unit features an open floor plan, a spacious living area, and a well-appointed kitchen with ample storage. Enjoy the convenience of in-unit laundry and a private balcony for relaxation. The community includes access to amenities such as a pool and recreational areas. Located close to shopping, dining, and parks, this home is appropriate for those seeking a vibrant neighborhood setting.

18. 2026-04-27
    price $97,657 519-char remark

    Show marketing remark (519 chars)

    Welcome to this charming condominium in Brooklyn Park, designed for comfortable living with modern amenities. This well-maintained unit features an open floor plan, a spacious living area, and a well-appointed kitchen with ample storage. Enjoy the convenience of in-unit laundry and a private balcony for relaxation. The community includes access to amenities such as a pool and recreational areas. Located close to shopping, dining, and parks, this home is appropriate for those seeking a vibrant neighborhood setting.

19. 2026-04-27
    price $99,650 519-char remark

    Show marketing remark (519 chars)

    Welcome to this charming condominium in Brooklyn Park, designed for comfortable living with modern amenities. This well-maintained unit features an open floor plan, a spacious living area, and a well-appointed kitchen with ample storage. Enjoy the convenience of in-unit laundry and a private balcony for relaxation. The community includes access to amenities such as a pool and recreational areas. Located close to shopping, dining, and parks, this home is appropriate for those seeking a vibrant neighborhood setting.

20. 2026-04-13
    price $99,655 519-char remark

    Show marketing remark (519 chars)

    Welcome to this charming condominium in Brooklyn Park, designed for comfortable living with modern amenities. This well-maintained unit features an open floor plan, a spacious living area, and a well-appointed kitchen with ample storage. Enjoy the convenience of in-unit laundry and a private balcony for relaxation. The community includes access to amenities such as a pool and recreational areas. Located close to shopping, dining, and parks, this home is appropriate for those seeking a vibrant neighborhood setting.

21. 2026-04-09
    listed $104,900 Active 519-char remark

    Show marketing remark (519 chars)

    Welcome to this charming condominium in Brooklyn Park, designed for comfortable living with modern amenities. This well-maintained unit features an open floor plan, a spacious living area, and a well-appointed kitchen with ample storage. Enjoy the convenience of in-unit laundry and a private balcony for relaxation. The community includes access to amenities such as a pool and recreational areas. Located close to shopping, dining, and parks, this home is appropriate for those seeking a vibrant neighborhood setting.

22. 2021-10-25
    soldstatus $98,000
23. 2021-10-22
    soldstatus $98,000 Sold 627-char remark

    Show marketing remark (627 chars)

    Recently remodeled interior feels brand new. Fresh paint and luxury vinyl flooring throughout the home. New kitchen appliances, cabinets, countertops, hardware, light fixtures, and backsplash. Completely updated bathroom as well with new tile, vanity, and more. Cool spiral staircase and upper level bedrooms. Enjoy your own front patio to soak up the sun or head to the in-ground pool. Shared sauna and use of a party room as well. No need for extra tools or time because you can live maintenance free with all your exterior needs taken care of. Close to I-94 for easy travel and near all kinds of convenient shopping options.

24. 2021-07-15
    status Pending 627-char remark

    Show marketing remark (627 chars)

    Recently remodeled interior feels brand new. Fresh paint and luxury vinyl flooring throughout the home. New kitchen appliances, cabinets, countertops, hardware, light fixtures, and backsplash. Completely updated bathroom as well with new tile, vanity, and more. Cool spiral staircase and upper level bedrooms. Enjoy your own front patio to soak up the sun or head to the in-ground pool. Shared sauna and use of a party room as well. No need for extra tools or time because you can live maintenance free with all your exterior needs taken care of. Close to I-94 for easy travel and near all kinds of convenient shopping options.

25. 2021-07-12
    listed $95,000 Active 627-char remark

    Show marketing remark (627 chars)

    Recently remodeled interior feels brand new. Fresh paint and luxury vinyl flooring throughout the home. New kitchen appliances, cabinets, countertops, hardware, light fixtures, and backsplash. Completely updated bathroom as well with new tile, vanity, and more. Cool spiral staircase and upper level bedrooms. Enjoy your own front patio to soak up the sun or head to the in-ground pool. Shared sauna and use of a party room as well. No need for extra tools or time because you can live maintenance free with all your exterior needs taken care of. Close to I-94 for easy travel and near all kinds of convenient shopping options.

26. 2020-09-10
    soldstatus $82,000
27. 2020-09-04
    status Pending
28. 2020-07-31
    soldstatus $82,000 Sold
29. 2020-07-21
    historical Contingent - Subject to Statutory Rescission
30. 2020-06-15
    status Active
31. 2020-05-22
    historical Contingent - Subject to Statutory Rescission
32. 2020-05-18
    status Active
33. 2020-05-13
    historical Contingent - Subject to Statutory Rescission
34. 2020-05-03
    listed $84,900 Active
35. 2005-03-23
    soldstatus $83,400
36. 2005-01-28
    soldstatus $82,400
37. 2005-01-05
    historical
38. 2004-12-13
    listed $79,900
39. 1997-03-11
    soldstatus $30,000
40. 1996-04-22
    soldstatus $28,000

ⓘ 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: $1,307 · $109/mo
• Projected year-2 tax: $1,307 · $109/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 ≥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: $16,163
• − Mortgage interest: −$4,358
• − Property taxes: −$1,307
• − Insurance: −$389
• − Repairs & maintenance: −$1,293
• − Management: −$1,293
• − HOA: −$4,908
• − Depreciation: −$2,263
• Taxable income: $351
• Est. tax owed @ 24.0%: −$84
• After-tax cash flow: $1,184/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 Park

• Score: 81/100
• State rank: #50
• US rank: #1308

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Brooklyn Park, MN
• County: Hennepin County · 1,150,272 people
• City population: 33,660
• Metro: Minneapolis-St. Paul-Bloomington, MN-WI
• Population (ZIP): 32,499
• Household income: $74,860
• Rent vs Own: 43.8% rent · 56.2% own
• Severe rent burden: 1939.0

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: Diverse neighborhood (Simpson 0.65)
• Race & ethnicity: White 49% Black 30% Hispanic / Latino 8% Asian 7% Two or more races 7%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Swiss 8% Portuguese 6% Romanian 2%
• Foreign-born: 20% · Canada
• Languages at home: 80% English-only · Spanish 6% Other Asian/Pacific 5% 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: ▼ -276.37%
• Current HPI: 239.4693
• Rent YoY: ▲ 2.52%
• 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

+199.7% since first listed

27 events — show timeline

• 2026-05-18 Price Changed $83,918 NORTHSTARMLS as Distributed by MLS Grid
• 2026-05-15 Price Changed $87,282 NORTHSTARMLS as Distributed by MLS Grid
• 2026-05-05 Price Changed $91,875 NORTHSTARMLS as Distributed by MLS Grid
• 2026-04-27 Price Changed $93,750 NORTHSTARMLS as Distributed by MLS Grid
• 2026-04-27 Price Changed $97,657 NORTHSTARMLS as Distributed by MLS Grid
• 2026-04-27 Price Changed $99,650 NORTHSTARMLS as Distributed by MLS Grid
• 2026-04-13 Price Changed $99,655 NORTHSTARMLS as Distributed by MLS Grid
• 2026-04-09 Listed $104,900 NORTHSTARMLS as Distributed by MLS Grid
• 2021-10-25 Sold (Public Records) $98,000 Public Records
• 2021-10-22 Sold (MLS) $98,000 NORTHSTARMLS as Distributed by MLS Grid
• 2021-07-15 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2021-07-12 Listed $95,000 NORTHSTARMLS as Distributed by MLS Grid
• 2020-09-10 Sold (Public Records) $82,000 Public Records
• 2020-09-04 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2020-07-31 Sold (MLS) $82,000 NORTHSTARMLS as Distributed by MLS Grid
• 2020-07-21 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2020-06-15 Relisted — NORTHSTARMLS as Distributed by MLS Grid
• 2020-05-22 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2020-05-18 Relisted — NORTHSTARMLS as Distributed by MLS Grid
• 2020-05-13 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2020-05-03 Listed $84,900 NORTHSTARMLS as Distributed by MLS Grid
• 2005-03-23 Sold (Public Records) $83,400 Public Records
• 2005-01-28 Sold (MLS) $82,400 NORTHSTARMLS as Distributed by MLS Grid
• 2005-01-05 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2004-12-13 Listed $79,900 NORTHSTARMLS as Distributed by MLS Grid
• 1997-03-11 Sold (Public Records) $30,000 Public Records
• 1996-04-22 Sold (Public Records) $28,000 Public Records

Property tax history

+11.8%/yr

Latest (2025): $1,307 · +8.9% YoY. Source: county tax records.