1620 144th St E · Rosemount, MN 55068

$319,900

3 bd · 3.0 ba · 1,757 sqft · Townhouse public records · 60 Days on market

Built 2023 1,873 sqft lot Est $320k · at est. $280/mo HOA · 10% of rent ↓ 15% since listing

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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 +8.7/30.0
• ARV discount +7.5/15.0
• Schools +4.9/10.0
• Livability +4.5/5.0
• Rent growth +4.0/5.0
• 1% rule +3.4/10.0
• Condition / age +2.5/5.0
• DSCR +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Ask how you can qualify for 4.75% financing OR savings towards closing costs of up to $20,000 by using Seller’s Preferred Lender*** It's time to rethink townhome living with the St. Clair at our newest townhome community in Rosemount! The ideal home, lifestyle, and location you have been searching for. The St. Clair offers an abundance of natural light along with 3 spacious bedrooms, 2.5 luxurious baths, an essential upper-level laundry, and gorgeous 2 story foyer. The main level offers an open concept floorplan with a relaxing great room and beautiful kitchen with quartz countertops, ceramic tile backsplash, and shaker style cabinets.

Key facts

• Guest parking
• $280 HOA
• 2 garage spots

Tags

• INSULATED AND HEATED GARAGE
• GUEST PARKING

Property features AI

Finance

• Other: No pool; No basement
• Financial info: Conventional financing common
• HOA & community: HOA managed by Associa; Monthly association fee of $280; HOA includes hazard insurance, lawn care, grounds maintenance, professional management, and snow removal

Exterior

• Parking: Attached heated and insulated garage; Asphalt driveway; 2-car garage
• Utilities: City water (connected; in street); City sewer (connected; in street); 200+ amp electric service with circuit breakers; Electric and natural gas service
• Home design: Attached residential property; Two levels; Primary entry on main level
• Construction: Concrete and frame construction; Asphalt roof (age 8 years or less); Slab foundation; Built with approximately 1,777 above-grade finished square feet
• Exterior features: Patio; Public transit within ~6 blocks; Irregular lot with light tree coverage; Association-maintained road; City street frontage

Interior

• Kitchen: Kitchen center island; Kitchen window; Range; Microwave; Dishwasher; Refrigerator; Disposal
• Bedrooms: 3 bedrooms (primary on main level; two additional bedrooms on upper level)
• Bathrooms: Main floor half bath; Upper level 3/4 bath; Upper level full bath; Private primary bath
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Ceiling fans; Air-to-air exchanger; Water filtration system; Private primary bedroom; Kitchen/dining room layout; 2nd floor laundry
• Laundry & utility: Washer hookup; Dryer hookup (gas); Upper level laundry; Washer and dryer listed among appliances

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath townhouse listed at $320k.

Deal economics

• At list price, monthly cash flow is $-272 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $272k (15.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $269k (16.0% below list).
• Recommended offer: $269k (16.0% below list) — sets the bar for 1% rule.
• Cap rate 5.3% vs local median 3.5% in Rosemount — 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 (#5 in MN, #148 nationally) — a professional / high-income tenant draw. Strengths: schools A+, crime A+, commute A+; Watch: amenities D, cost of living D.
• Rosemount-Apple Valley-Eagan (suburban): math 50% / reading 58% proficiency, ranked #58 of 301 in MN (top 19%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 18% free/reduced lunch — higher-income household profile.
• Market conditions: Rents rising fast (+6.0%/yr); 394 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 2,134 units permitted in Dakota County in 2024 (898 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 $10k of value loss. Plan a longer hold.
• Dakota County population projected at +11% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 60 days — a 3% lower offer ($310k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y ago; this cycle's ask has dropped $40k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $268,579 (16.0% 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 60 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.84% ✗
• Cap rate: 5.27%
• Cash-on-cash: -3.64%
• DSCR: 0.84
• GRM: 9.9

CMA / ARV

• ARV (on-the-fly): $319,774
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
14101 Aberdeen Way	0.49mi	3/3.0	1,757 (0%)	24mo	$320,000	$182	57

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 6.02% rent growth · sell at horizon

5-year hold

• IRR: -18.7%
• Equity multiple: 0.32×
• Total profit: $-60,587
• Equity at exit: $47,698

10-year hold

• IRR: -5.7%
• Equity multiple: 0.58×
• Total profit: $-37,716
• Equity at exit: $27,659

Cash invested: $89,572 (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 55068

• Home prices YoY: -30.8%
• Rents YoY: 6.0%
• Active inventory: 394
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $2,686 high
• Mortgage (P&I): −$1,678
• Tax from tax record: −$303 /mo · $3,632/yr
• Insurance: −$133
• HOA: −$280
• Vacancy / Maint / Mgmt: −$564
• Net cashflow: $-272

Break-even live

Break-even rent $3,030

Max offer price $271,890

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: $79,975
• Closing costs: $9,597
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1211 142nd St E Rosemount, MN	3.0	2.5	1770	$1,200	$0.68	5d	1	0.48mi
14215 Adalyn Ave Rosemount, MN	3.0	1.0–2.0	948	$2,850	$3.00	1d	121	0.51mi
14160 Addison Trl Rosemount, MN	4.0	3.5	2520	$2,795	$1.11	14d	1	0.52mi
14211 Akron Ave Rosemount, MN	1.0–3.0	1.0–2.0	1012	$2,635	$2.60	1d	36	0.67mi
1003 148th St W Rosemount, MN	1.0–3.0	1.0–2.0	1131	$2,545	$2.25	1d	27	0.83mi
14990 Adare Way Rosemount, MN	3.0	3.0	1800	$2,650	$1.47	17d	1	0.87mi
14947 Adare Way Rosemount, MN	3.0	3.0	1800	$2,545	$1.41	24d	1	0.89mi
13721 Kaylemore Trl Unit 13721 Rosemount, MN	4.0	3.0	1800	$2,949	$1.64	24d	1	1.18mi
13652 Kaylemore Trl Rosemount, MN	3.0	2.5	1665	$2,599	$1.56	24d	1	1.25mi

HOA detail

• Monthly dues: $280 · $3,360/yr

Listing history 10 events

1. 2026-05-01
   status Pending
2. 2026-04-12
   historical Contingent - Inspection
3. 2026-04-06
   price $319,900
4. 2026-03-24
   price $329,900
5. 2026-03-16
   price $349,900
6. 2026-03-02
   listed $359,990 Active
7. 2023-10-19
   soldstatus $359,990 Sold 649-char remark

   Show marketing remark (649 chars)

   Ask how you can qualify for 4.75% financing OR savings towards closing costs of up to $20,000 by using Seller’s Preferred Lender*** It's time to rethink townhome living with the St. Clair at our newest townhome community in Rosemount! The ideal home, lifestyle, and location you have been searching for. The St. Clair offers an abundance of natural light along with 3 spacious bedrooms, 2.5 luxurious baths, an essential upper-level laundry, and gorgeous 2 story foyer. The main level offers an open concept floorplan with a relaxing great room and beautiful kitchen with quartz countertops, ceramic tile backsplash, and shaker style cabinets.

8. 2023-09-16
   status Pending 649-char remark

   Show marketing remark (649 chars)

   Ask how you can qualify for 4.75% financing OR savings towards closing costs of up to $20,000 by using Seller’s Preferred Lender*** It's time to rethink townhome living with the St. Clair at our newest townhome community in Rosemount! The ideal home, lifestyle, and location you have been searching for. The St. Clair offers an abundance of natural light along with 3 spacious bedrooms, 2.5 luxurious baths, an essential upper-level laundry, and gorgeous 2 story foyer. The main level offers an open concept floorplan with a relaxing great room and beautiful kitchen with quartz countertops, ceramic tile backsplash, and shaker style cabinets.

9. 2023-09-12
   price $359,990 649-char remark

   Show marketing remark (649 chars)

   Ask how you can qualify for 4.75% financing OR savings towards closing costs of up to $20,000 by using Seller’s Preferred Lender*** It's time to rethink townhome living with the St. Clair at our newest townhome community in Rosemount! The ideal home, lifestyle, and location you have been searching for. The St. Clair offers an abundance of natural light along with 3 spacious bedrooms, 2.5 luxurious baths, an essential upper-level laundry, and gorgeous 2 story foyer. The main level offers an open concept floorplan with a relaxing great room and beautiful kitchen with quartz countertops, ceramic tile backsplash, and shaker style cabinets.

10. 2023-09-11
    listed $376,060 Active 649-char remark

    Show marketing remark (649 chars)

    Ask how you can qualify for 4.75% financing OR savings towards closing costs of up to $20,000 by using Seller’s Preferred Lender*** It's time to rethink townhome living with the St. Clair at our newest townhome community in Rosemount! The ideal home, lifestyle, and location you have been searching for. The St. Clair offers an abundance of natural light along with 3 spacious bedrooms, 2.5 luxurious baths, an essential upper-level laundry, and gorgeous 2 story foyer. The main level offers an open concept floorplan with a relaxing great room and beautiful kitchen with quartz countertops, ceramic tile backsplash, and shaker style cabinets.

ⓘ 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: $3,632 · $303/mo
• Projected year-2 tax: $3,632 · $303/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: $32,229
• − Mortgage interest: −$17,919
• − Property taxes: −$3,632
• − Insurance: −$1,600
• − Repairs & maintenance: −$2,578
• − Management: −$2,578
• − HOA: −$3,360
• − Depreciation: −$9,306
• Taxable loss: −$8,744
• Est. tax savings @ 24.0%: +$2,099
• After-tax cash flow: $-1,163/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: Rosemount-Apple Valley-Eagan
• NCES district ID: 2732390
• Math proficiency: 50% ▼ -14.00%
• Reading proficiency: 58% ▼ -7.00%
• Median HH income: $85,559
• Composite: 49.48/100
• National rank: #2000
• State rank: #58 of 301 in MN

Livability — Rosemount

• Score: 89/100
• State rank: #5
• US rank: #148

Category grades

Amenities D Commute A+ Cost of living D Crime A+ Employment A+ Housing A+ Health & safety A+ User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Rosemount, MN
• County: Dakota County · 417,704 people
• City population: 33,119
• Metro: Minneapolis-St. Paul-Bloomington, MN-WI
• Population (ZIP): 33,119
• Household income: $127,798
• Rent vs Own: 12.9% rent · 87.1% own
• Severe rent burden: 295.0

Population outlook (Dakota County) Hauer SSP2

• Today (2025): 450,671 people
• By 2030: 465,068 · +3.2%
• By 2040: 486,770 · +8.0%
• By 2050: 498,743 · +10.7%
• By 2075: 533,865 · +18.5%
• By 2100: 550,133 · +22.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (81%)
• Race & ethnicity: White 81% Two or more races 7% Asian 5% Black 4% Hispanic / Latino 4%
• Common ancestry: Portuguese 14% Romanian 7% Lithuanian 3%
• Foreign-born: 7% · Canada, Vietnam, South Korea
• Languages at home: 92% English-only · Spanish 2% Tagalog/Filipino 1% Other Asian/Pacific 1%

Political lean MEDSL · Dakota

• 2024 margin: D (+12.9) · D 55.4% · R 42.5% · Other 2.1%
• 2008→2024 swing: +7.4pp toward D · 2008: 5.5pp · 2024: 12.9pp
• All cycles: 2024: D+12.9 2020: D+13.9 2016: D+4.7 2012: D+2.9 2008: D+5.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -99.45%
• Current HPI: 223.9769
• Rent YoY: ▲ 6.02%
• 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

-14.9% since first listed

10 events — show timeline

• 2026-05-01 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2026-04-12 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2026-04-06 Price Changed $319,900 NORTHSTARMLS as Distributed by MLS Grid
• 2026-03-24 Price Changed $329,900 NORTHSTARMLS as Distributed by MLS Grid
• 2026-03-16 Price Changed $349,900 NORTHSTARMLS as Distributed by MLS Grid
• 2026-03-02 Listed $359,990 NORTHSTARMLS as Distributed by MLS Grid
• 2023-10-19 Sold (MLS) $359,990 NORTHSTARMLS as Distributed by MLS Grid
• 2023-09-16 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2023-09-12 Price Changed $359,990 NORTHSTARMLS as Distributed by MLS Grid
• 2023-09-11 Listed $376,060 NORTHSTARMLS as Distributed by MLS Grid

Property tax history

+1094.7%/yr

Latest (2025): $3,632 · +1094.7% YoY. Source: county tax records.