4350 Brookside Ct #114 · Edina, MN 55436

$139,900

1 bd · 1.0 ba · 903 sqft · Condo public records · 247 Days on market

Built 1965 $155/sqft · 39% below area Est $222k · 37% under $546/mo HOA · 32% 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).

• ARV discount +15.0/15.0
• Cash flow +9.8/30.0
• 1% rule +7.2/10.0
• Schools +6.6/10.0
• Rent growth +4.7/5.0
• Livability +4.0/5.0
• DSCR +2.8/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This beautifully updated 1st floor condo is perfectly situated near shopping, dinning, and the stunning Meadowbrook Lake & Todd Park, offering the ideal blend of convenience and outdoor enjoyment. Step inside to discover a bright and inviting living space with all-new vinyl plank flooring that flows seamlessly throughout. The freshly painted kitchen cabinetry adds a modern touch, making it a delightful space for cooking and entertaining. The renovated bathroom features a stylish new vanity, toilet, and a luxurious quarts stone shower/tub surround, ensuring a spa-like experience every day. Enjoy the abundance of natural light from the south facing windows, creating a warm and welcoming atmosphere. This unit comes w/ a reserved underground heated garage space & a storage closet for all your needs. The building itself offers fantastic community features, including a community room and indoor pool, perfect for relaxing and socializing with neighbors. Don't miss this opportunity to own a charming condo in a vibrant location!

Key facts

• Renovated bathroom
• Storage closet
• Community room

Tags

• UPDATED 1ST FLOOR CONDO
• VINYL PLANK FLOORING
• RENOVATED BATHROOM
• SOUTH FACING WINDOWS
• STORAGE CLOSET
• COMMUNITY ROOM

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $140k.

Deal economics

• At list price, monthly cash flow is $-90 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $124k (11.4% below list).
• Meets the 1% rule at list price ($2k rent vs $140k).
• Recommended offer: $123k (12.0% below list) — sets the bar for market timing.
• Cap rate 5.5% vs local median 1.8% in Edina — 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 80/100 on livability (#82 in MN, #1,926 nationally) — a professional / high-income tenant draw. Strengths: schools A+, crime A+, commute A+; Watch: amenities F, cost of living F.
• Edina Public School District (suburban): math 69% / reading 75% proficiency, ranked #5 of 301 in MN (top 2%) — strong family-tenant draw, lease renewals of 3-5y typical; only 7% free/reduced lunch — higher-income household profile.
• Market conditions: Rents rising fast (+8.8%/yr); 122 active listings in the ZIP; 25 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; 4,651 units permitted in Hennepin County in 2024 (2,443 in 5+ unit buildings).
• This rent is only 14% of the median local income ($144k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $967 of loan paydown is wiped out by about $4k 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 247 days — a 12% lower offer ($123k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 4y 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.

Risks & watch-outs

• Watch-outs: HOA is 32% of rent.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $123,112 (12.0% 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. It's been on market 247 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. 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?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
10. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
11. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
12. 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.
13. 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.
14. 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: 1.22% ✓
• Cap rate: 5.52%
• Cash-on-cash: -2.76%
• DSCR: 0.88
• GRM: 6.8

CMA / ARV

• ARV (median comp): $222,130
• List price: $139,900
• Delta: -37.02%
• Verdict: UNDERPRICED
• Comps: 2 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -12.6%
• Equity multiple: 0.51×
• Total profit: $-19,079
• Equity at exit: $20,860

10-year hold

• IRR: 4.8%
• Equity multiple: 1.47×
• Total profit: $18,329
• Equity at exit: $12,096

Cash invested: $39,172 (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 55436

• Rents YoY: 8.8%
• Active inventory: 122
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $1,707 high
• Mortgage (P&I): −$734
• Tax from tax record: −$101 /mo · $1,210/yr
• Insurance: −$58
• HOA: −$546
• Vacancy / Maint / Mgmt: −$358
• Net cashflow: $-90

Break-even live

Break-even rent $1,821

Max offer price $123,961

Occupancy floor —

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4380 Brookside Ct Edina, MN	1.0	1.0	900	$1,750	$1.94	18d	1	0.08mi
5220 Eden Ave Minneapolis, MN	1.0	1.0	669	$2,538	$3.79	2d	6	0.74mi
4917 Eden Ave Minneapolis, MN	2.0	1.0–2.0	1015	$3,866	$3.81	2d	23	0.75mi
5250 Villa Way Minneapolis, MN	1.0–3.0	1.0–2.0	1299	$1,440	$1.11	2d	5	0.84mi
5300 Vernon Ave S Minneapolis, MN	2.0	1.5	910	$1,629	$1.79	4d	1	0.90mi
6922 Meadowbrook Blvd St Louis Park, MN	2.0	1.0	817	$1,550	$1.90	2d	53	0.94mi
4800 Excelsior Blvd Minneapolis, MN	2.0	1.0–2.0	890	$2,310	$2.59	2d	10	1.05mi
3820 Grand Way St Louis Park, MN	1.0–2.0	1.0–3.0	1301	$1,795	$1.38	2d	35	1.16mi
3901 Sunnyside Rd Minneapolis, MN	1.0–2.0	1.5–2.0	1212	$2,736	$2.26	2d	3	1.20mi
5525 Hansen Rd Unit 205 Minneapolis, MN	1.0	1.0	675	$1,479	$2.19	5d	1	1.24mi
3945 Market St Unit 306 Edina, MN	1.0	1.0	693	$2,450	$3.54	3d	1	1.24mi
3945 Market St Edina, MN	1.0–2.0	1.0–2.0	1193	$2,545	$2.13	15d	8	1.24mi
4525 Park Commons Dr Minneapolis, MN	2.0	1.0	994	$2,295	$2.31	44d	1	1.28mi
3601 Park Center Blvd Minneapolis, MN	1.0–2.0	1.0–2.0	942	$1,578	$1.68	2d	22	1.29mi
4901 France Ave S Minneapolis, MN	2.0	2.5	1489	$6,715	$4.51	2d	27	1.30mi
5855 Highway 7 Minneapolis, MN	3.0	1.0–2.0	991	$1,818	$1.83	2d	40	1.37mi
5600 Camerata Way Minneapolis, MN	1.0–2.0	1.0–2.0	1037	$1,608	$1.55	2d	27	1.39mi
4408 Chowen Ave S Unit 4412-201 Minneapolis, MN	2.0	1.0	900	$1,439	$1.60	24d	1	1.40mi
5924 W 35th St Unit A Minneapolis, MN	1.0	1.0	750	$995	$1.33	18d	1	1.40mi
5052 Ewing Ave S Minneapolis, MN	1.0–2.0	1.0–2.0	1167	$3,099	$2.65	2d	2	1.42mi
4425 Chowen Ave S Unit 2207 Minneapolis, MN	2.0	1.0	850	$1,395	$1.64	4d	1	1.43mi
3624 Lynn Ave St Louis Park, MN	2.0	1.0–2.0	687	$1,085	$1.58	24d	7	1.44mi
5707 Highway 7 Minneapolis, MN	1.0–2.0	1.0–2.0	1007	$1,675	$1.66	2d	9	1.45mi
4418 Beard Ave S Minneapolis, MN	1.0–2.0	1.0–2.0	935	$1,595	$1.71	2d	1	1.46mi
6224 Hamilton St Apt 7 Minneapolis, MN	2.0	1.0	850	$1,395	$1.64	24d	1	1.50mi

HOA detail condo

• Monthly dues: $546 · $6,552/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 29 events

1. 2026-06-18
   days on market $139,900 Active 247 DOM
2. 2026-06-17
   days on market $139,900 Active 246 DOM
3. 2026-06-16
   days on market $139,900 Active 245 DOM
4. 2026-06-15
   days on market $139,900 Active 244 DOM
5. 2026-06-13
   days on market $139,900 Active 242 DOM
6. 2026-06-13
   days on market $139,900 Active 241 DOM
7. 2026-06-09
   days on market $139,900 Active 238 DOM
8. 2026-06-08
   days on market $139,900 Active 237 DOM
9. 2026-06-07
   days on market $139,900 Active 236 DOM
10. 2026-06-04
    days on market $139,900 Active 233 DOM
11. 2026-06-03
    days on market $139,900 Active 232 DOM
12. 2026-06-02
    days on market $139,900 Active 231 DOM
13. 2026-06-01
    days on market $139,900 Active 230 DOM
14. 2026-05-31
    days on market $139,900 Active 229 DOM
15. 2025-11-22
    price $139,900 1043-char remark

    Show marketing remark (1043 chars)

    This beautifully updated 1st floor condo is perfectly situated near shopping, dinning, and the stunning Meadowbrook Lake & Todd Park, offering the ideal blend of convenience and outdoor enjoyment. Step inside to discover a bright and inviting living space with all-new vinyl plank flooring that flows seamlessly throughout. The freshly painted kitchen cabinetry adds a modern touch, making it a delightful space for cooking and entertaining. The renovated bathroom features a stylish new vanity, toilet, and a luxurious quarts stone shower/tub surround, ensuring a spa-like experience every day. Enjoy the abundance of natural light from the south facing windows, creating a warm and welcoming atmosphere. This unit comes w/ a reserved underground heated garage space & a storage closet for all your needs. The building itself offers fantastic community features, including a community room and indoor pool, perfect for relaxing and socializing with neighbors. Don't miss this opportunity to own a charming condo in a vibrant location!

16. 2025-10-14
    listed $144,500 Active 1043-char remark

    Show marketing remark (1043 chars)

    This beautifully updated 1st floor condo is perfectly situated near shopping, dinning, and the stunning Meadowbrook Lake & Todd Park, offering the ideal blend of convenience and outdoor enjoyment. Step inside to discover a bright and inviting living space with all-new vinyl plank flooring that flows seamlessly throughout. The freshly painted kitchen cabinetry adds a modern touch, making it a delightful space for cooking and entertaining. The renovated bathroom features a stylish new vanity, toilet, and a luxurious quarts stone shower/tub surround, ensuring a spa-like experience every day. Enjoy the abundance of natural light from the south facing windows, creating a warm and welcoming atmosphere. This unit comes w/ a reserved underground heated garage space & a storage closet for all your needs. The building itself offers fantastic community features, including a community room and indoor pool, perfect for relaxing and socializing with neighbors. Don't miss this opportunity to own a charming condo in a vibrant location!

17. 2025-04-19
    price $149,900
18. 2025-01-08
    listed $159,000 Active
19. 2025-01-04
    historical
20. 2024-11-30
    historical
21. 2024-10-30
    listed $159,000 Active
22. 2024-10-26
    historical
23. 2023-03-01
    soldstatus $140,000
24. 2023-02-15
    soldstatus $125,000 Sold
25. 2023-02-08
    status Pending
26. 2023-01-27
    historical Contingent - Subject to Statutory Rescission
27. 2023-01-11
    price $134,900
28. 2022-12-09
    listed $140,000 Active
29. 2022-12-06
    historical $140,000

ⓘ 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: $1,210 · $101/mo
• Projected year-2 tax: $1,388 · $116/mo
• Expected delta: +$178/yr (+$15/mo · 14.7%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 72% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥98°F today · 13 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: $20,484
• − Mortgage interest: −$7,837
• − Property taxes: −$1,210
• − Insurance: −$700
• − Repairs & maintenance: −$1,639
• − Management: −$1,639
• − HOA: −$6,552
• − Depreciation: −$4,070
• Taxable loss: −$3,161
• Est. tax savings @ 24.0%: +$759
• After-tax cash flow: $-324/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: Edina Public School District
• NCES district ID: 2711250
• Math proficiency: 69% ▼ -8.00%
• Reading proficiency: 75% ▼ -2.00%
• Median HH income: $100,093
• Composite: 65.8/100
• National rank: #456
• State rank: #5 of 301 in MN

Livability — Edina

• Score: 80/100
• State rank: #82
• US rank: #1926

Category grades

Amenities F Commute A+ Cost of living F 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: Edina, MN
• County: Hennepin County · 1,150,272 people
• City population: 38,943
• Metro: Minneapolis-St. Paul-Bloomington, MN-WI
• Population (ZIP): 14,462
• Household income: $144,129
• Rent vs Own: 24.3% rent · 75.7% own
• Severe rent burden: 439.0

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: Predominantly White (88%)
• Race & ethnicity: White 88% Two or more races 5% Asian 4% Hispanic / Latino 3%
• Common ancestry: Portuguese 15% Romanian 4% Lithuanian 3%
• Foreign-born: 8% · Canada, China, South Korea
• Languages at home: 92% English-only · French/Haitian/Cajun 2% Spanish 2% Other Indo-European 2%

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: ▼ -451.22%
• Current HPI: 239.0967
• Rent YoY: ▲ 8.84%
• 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

-0.1% since first listed

15 events — show timeline

• 2025-11-22 Price Changed $139,900 NORTHSTARMLS as Distributed by MLS Grid
• 2025-10-14 Listed $144,500 NORTHSTARMLS as Distributed by MLS Grid
• 2025-04-19 Price Changed $149,900 NORTHSTARMLS as Distributed by MLS Grid
• 2025-01-08 Listed $159,000 NORTHSTARMLS as Distributed by MLS Grid
• 2025-01-04 Coming Soon — NORTHSTARMLS as Distributed by MLS Grid
• 2024-11-30 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2024-10-30 Listed $159,000 NORTHSTARMLS as Distributed by MLS Grid
• 2024-10-26 Coming Soon — NORTHSTARMLS as Distributed by MLS Grid
• 2023-03-01 Sold (Public Records) $140,000 Public Records
• 2023-02-15 Sold (MLS) $125,000 NORTHSTARMLS as Distributed by MLS Grid
• 2023-02-08 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2023-01-27 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2023-01-11 Price Changed $134,900 NORTHSTARMLS as Distributed by MLS Grid
• 2022-12-09 Listed $140,000 NORTHSTARMLS as Distributed by MLS Grid
• 2022-12-06 Coming Soon $140,000 NORTHSTARMLS as Distributed by MLS Grid

Property tax history

+0.6%/yr

Latest (2025): $1,210 · -32.2% YoY. Source: county tax records.