3295 Greenbrier St Unit D105 · Vadnais Heights, MN 55127

$210,000

2 bd · 1.0 ba · 1,015 sqft · Townhouse public records · 22 Days on market

Built 1989 0.43 ac lot $333/mo HOA · 16% 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 +12.2/30.0
• ARV discount +7.5/15.0
• 1% rule +4.8/10.0
• Schools +4.6/10.0
• DSCR +3.6/10.0
• Livability +3.6/5.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Price dropped on this beauty! Welcome to 3295 Greenbrier St D105, a well-maintained one-level walkout townhome offering comfortable, easy living with an abundance of natural light throughout. This inviting 2-bedroom home is designed for simplicity, convenience, and low-maintenance living in a desirable location. From the moment you enter, you’ll notice the bright and open feel created by large windows that fill the home with natural sunlight. The layout is efficient and functional, making the most of the available space while maintaining a warm and welcoming atmosphere. The living area flows naturally into the dining space and kitchen, creating a comfortable setting for everyday livin

Key facts

• Near dining
• Ample cabinetry
• Near shopping

Tags

• ONE LEVEL WALKOUT
• AMPLE CABINETRY
• FUNCTIONAL LAYOUT
• WALKOUT ACCESS
• NEAR SHOPPING
• NEAR DINING

Property features AI

Finance

• Other: Lot approximately 0.434 acres (common dimensions); Publicly maintained roads
• HOA & community: Has HOA (Association Experts); Monthly association fee of $333; HOA includes lawn care, parking, sewer, snow removal and water; Community has in-ground sprinkler system

Exterior

• Parking: Attached garage (1 car) with garage door opener; Asphalt parking; Guest parking; Additional parking available onsite or offsite for a fee
• Utilities: City water connected; City sewer connected; Natural gas; Electric service with circuit breakers
• Home design: Attached residential property; One story; Accessible design with no external or internal stairs
• Construction: Built with other construction materials; Roofage 8 years old or newer; Other foundation
• Exterior features: Patio; Vinyl exterior; City street frontage with paved streets, sidewalks, street lights and storm sewer

Interior

• Kitchen: Dishwasher; Range; Microwave; Refrigerator
• Bedrooms: 2 bedrooms (both on the main level); Primary bedroom with walk-in closet
• Bathrooms: Main floor full bath; One three-quarter bath
• Heating & cooling: Forced air heating; Central air conditioning; Gas water heater
• Interior features: Ceiling fan(s); Paneled doors; Walk-in closet in primary bedroom; Main floor primary bedroom; Kitchen/Dining room layout; Water softener (owned); No basement
• Laundry & utility: In-unit washer hookup; In-unit dryer hookup (electric dryer hookup)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath townhouse listed at $210k.

Deal economics

• At list price, monthly cash flow is $-43 ($-519/yr) — negative.
• To cash-flow at today's rent, offer at most $202k (3.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $207k (1.5% below list).
• Recommended offer: $202k (3.6% below list) — sets the bar for cash-flow.
• Cap rate 6.0% vs local median 3.9% in Vadnais Heights — 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 72/100 on livability (#280 in MN) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, crime A-; Watch: amenities F, commute F.
• White Bear Lake School District (suburban): math 45% / reading 57% proficiency, ranked #83 of 301 in MN (top 28%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Matoska International (math 45% / reading 54%, grade D, #423 of 857 statewide, top 55%, 554 students, 24% FRL); Sunrise Park Middle (math 31% / reading 52%, grade F, #138 of 258 statewide, top 55%, 743 students, 39% FRL); White Bear South Campus Senior (math 37%, 1,111 students, 26% FRL).
• Market conditions: Rents flat; 134 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 17d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 1,202 units permitted in Ramsey County in 2024 (880 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.
• Ramsey County population projected at +27% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 22 days — a 2% lower offer ($207k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $124k; list at $210k implies a 69% gain — meaningful room to come down on a strong offer.

Recommended offer $202,361 (3.6% 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. 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?
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 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: 0.98% ✗
• Cap rate: 6.05%
• Cash-on-cash: -0.88%
• DSCR: 0.96
• GRM: 8.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.54% rent growth · sell at horizon

5-year hold

• IRR: -20.9%
• Equity multiple: 0.29×
• Total profit: $-41,609
• Equity at exit: $31,312

10-year hold

• IRR: -22.4%
• Equity multiple: 0.00×
• Total profit: $-58,601
• Equity at exit: $18,157

Cash invested: $58,800 (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 55127

• Rents YoY: 0.5%
• Active inventory: 134
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $2,068 high
• Mortgage (P&I): −$1,101
• Tax from tax record: −$155 /mo · $1,860/yr
• Insurance: −$88
• HOA: −$333
• Vacancy / Maint / Mgmt: −$434
• Net cashflow: $-43

Break-even live

Break-even rent $2,122

Max offer price $202,361

Occupancy floor 97%

Sensitivity live

Price	-10% $76	-5% $16	+0% $-43	+5% $-103	+10% $-162
Rent	-10% $-207	-5% $-125	+0% $-43	+5% $38	+10% $120
Rate	-1.0pp $63	-0.5pp $10	base $-43	+0.5pp $-98	+1.0pp $-153

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: $52,500
• Closing costs: $6,300
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
Parkside Village (Arcade, Bella, Berwood, Greta) Vadnais Heights, MN	2.0	2.0	1255	$2,100	$1.67	6d	1	0.21mi
631 Liberty Way Saint Paul, MN	2.0	2.0	1471	$2,895	$1.97	16d	1	0.23mi
3334 Arcade St S Saint Paul, MN	2.0	2.0	1255	$2,100	$1.67	19d	1	0.29mi
826 Greta Ln Saint Paul, MN	2.0	2.0	1255	$2,100	$1.67	6d	1	0.31mi
2955 Arcade St Saint Paul, MN	2.0	1.5	1122	$2,000	$1.78	26d	1	0.79mi
396 Labore Rd Saint Paul, MN	3.0	1.0–1.5	775	$1,562	$2.02	14d	25	1.11mi
1255 County Road D Cir St Paul, MN	3.0	2.0	1205	$1,650	$1.37	25d	1	1.23mi

HOA detail

• Monthly dues: $333 · $3,996/yr

Listing history 14 events

1. 2026-06-07
   statusdays on market $210,000 Pending 22 DOM
2. 2026-06-04
   days on market $210,000 Contingent - Inspection 21 DOM
3. 2026-06-03
   days on market $210,000 Contingent - Inspection 20 DOM
4. 2026-06-02
   days on market $210,000 Contingent - Inspection 19 DOM
5. 2026-06-01
   days on market $210,000 Contingent - Inspection 18 DOM
6. 2026-05-31
   statusdays on market $210,000 Contingent - Inspection 17 DOM
7. 2026-05-17
   price $219,900 1831-char remark
8. 2026-05-14
   listed $229,900 Active 1831-char remark
9. 2017-06-08
   soldstatus $124,000
10. 2003-06-27
    soldstatus $134,000
11. 2000-07-20
    soldstatus $99,000
12. 1996-08-01
    soldstatus $67,000
13. 1990-10-01
    soldstatus $62,900
14. 1990-04-09
    soldstatus $60,100

ⓘ 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: $1,860 · $155/mo
• Projected year-2 tax: $2,106 · $176/mo
• Expected delta: +$246/yr (+$20/mo · 13.2%)

ⓘ 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: $24,813
• − Mortgage interest: −$11,763
• − Property taxes: −$1,860
• − Insurance: −$1,050
• − Repairs & maintenance: −$1,985
• − Management: −$1,985
• − HOA: −$3,996
• − Depreciation: −$6,109
• Taxable loss: −$3,935
• Est. tax savings @ 24.0%: +$945
• After-tax cash flow: $426/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: White Bear Lake School District
• NCES district ID: 2742360
• Math proficiency: 45% ▼ -18.00%
• Reading proficiency: 57% ▼ -8.00%
• Median HH income: $73,051
• Composite: 45.78/100
• National rank: #2564
• State rank: #83 of 301 in MN

Livability — Vadnais Heights

• Score: 72/100
• State rank: #280
• US rank: #6090

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Vadnais Heights, MN
• County: Ramsey County · 542,837 people
• City population: 18,090
• Metro: Minneapolis-St. Paul-Bloomington, MN-WI
• Population (ZIP): 18,090
• Household income: $117,917
• Rent vs Own: 17.7% rent · 82.3% own
• Severe rent burden: 280.0

Population outlook (Ramsey County) Hauer SSP2

• Today (2025): 603,431 people
• By 2030: 636,459 · +5.5%
• By 2040: 700,596 · +16.1%
• By 2050: 765,819 · +26.9%
• By 2075: 929,297 · +54.0%
• By 2100: 1,053,924 · +74.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (78%)
• Race & ethnicity: White 78% Asian 8% Two or more races 7% Hispanic / Latino 7% Black 2%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Portuguese 8% Romanian 5% Scottish 4%
• Foreign-born: 9% · Canada, China, Guatemala
• Languages at home: 89% English-only · Other Asian/Pacific 4% Spanish 4% Other Indo-European 1%

Political lean MEDSL · Ramsey

• 2024 margin: Solid D (+43.3) · D 70.5% · R 27.2% · Other 2.3%
• 2008→2024 swing: +9.4pp toward D · 2008: 33.9pp · 2024: 43.3pp
• All cycles: 2024: D+43.3 2020: D+45.4 2016: D+39.4 2012: D+35.3 2008: D+33.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -267.17%
• Current HPI: 215.5757
• Rent YoY: ▲ 0.54%
• 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

+249.4% since first listed

12 events — show timeline

• 2026-06-05 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2026-05-30 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2026-05-26 Price Changed $210,000 NORTHSTARMLS as Distributed by MLS Grid
• 2026-05-21 Price Changed $215,900 NORTHSTARMLS as Distributed by MLS Grid
• 2026-05-17 Price Changed $219,900 NORTHSTARMLS as Distributed by MLS Grid
• 2026-05-14 Listed $229,900 NORTHSTARMLS as Distributed by MLS Grid
• 2017-06-08 Sold (Public Records) $124,000 Public Records
• 2003-06-27 Sold (Public Records) $134,000 Public Records
• 2000-07-20 Sold (Public Records) $99,000 Public Records
• 1996-08-01 Sold (Public Records) $67,000 Public Records
• 1990-10-01 Sold (Public Records) $62,900 Public Records
• 1990-04-09 Sold (Public Records) $60,100 Public Records

Property tax history

+4.3%/yr

Latest (2025): $1,860 · -1.3% YoY. Source: county tax records.