3716 Brookdale Cir N · Brooklyn Park, MN 55443

$195,000

2 bd · 2.0 ba · 1,016 sqft · Townhouse public records · 42 Days on market

Built 1982 1,404 sqft lot $192/sqft · at area comps Est $251k · 22% under $306/mo HOA · 20% 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).

• ARV discount +15.0/15.0
• Cash flow +4.6/30.0
• Schools +4.2/10.0
• Rent growth +4.1/5.0
• Livability +4.0/5.0
• 1% rule +2.9/10.0
• Condition / age +2.5/5.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Own for less than renting! Nice quad townhome. New upstairs carpet, updated upper level bathroom. Mater bedroom with walk-in closet and makeup vanity. New dishwasher. Don't miss this one!

Key facts

• Split-entry layout
• Walk-in closet
• Stainless appliances

Tags

• SPLIT-ENTRY LAYOUT
• HARDWOOD FLOORS
• STAINLESS APPLIANCES
• WOOD CABINETRY
• COUNTER SPACE
• WALK-IN CLOSET

Property features AI

Finance

• Other: Directions: Brookdale Drive west of Xerxes to Brookdale Circle, south to 3716
• HOA & community: Homeowners association managed by Sentry Management; Monthly association fee; Association maintains in-ground sprinkler system; Association fee covers hazard insurance, lawn care, grounds maintenance, professional management, and snow removal

Exterior

• Parking: Attached tuck-under garage with garage door opener; Asphalt driveway; 2 garage spaces
• Utilities: City water (connected); City sewer (connected); Natural gas; Electric with circuit breakers
• Home design: Residential attached property; Split entry (bi-level) design; Entry level main floor; Above-grade finished living area and additional below-grade finished area; Deck-facing
• Construction: Block construction; Asphalt roof (over 8 years old); Block foundation; Built with durable exterior materials
• Exterior features: Deck; Stone and vinyl exterior; Light tree coverage; Public transit within about 6 blocks; City street frontage; Publicly maintained road

Interior

• Kitchen: Dishwasher; Range; Refrigerator
• Bedrooms: 2 bedrooms (one 14x17 on upper level, one 10x11 on upper level)
• Flooring: Hardwood floors; Tile floors
• Bathrooms: 1 full bathroom (upper level); 1 half bathroom (basement)
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Ceiling fan(s); Finished daylight/lookout basement; Primary bedroom walk-in closet; Washer/dryer hookup; Water softener (owned)
• Laundry & utility: Washer and dryer (included); Washer/Dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath townhouse listed at $195k.

Deal economics

• At list price, monthly cash flow is $-494 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $108k (44.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $153k (21.5% below list).
• Recommended offer: $108k (44.8% below list) — sets the bar for cash-flow.

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 fast (+6.3%/yr); 169 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 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 $1k of loan paydown is wiped out by about $6k 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 42 days — a 3% lower offer ($189k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 33y ago; this cycle's ask has dropped $25k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $107,698 (44.8% 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 42 days. Have you received any prior offers? Is the seller open to a 45% 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 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?
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: 0.79% ✗
• Cap rate: 3.25%
• Cash-on-cash: -10.86%
• DSCR: 0.52
• GRM: 10.6

CMA / ARV

• ARV (median comp): $251,492
• List price: $195,000
• Delta: -22.46%
• Verdict: UNDERPRICED
• Comps: 3 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 6.26% rent growth · sell at horizon

5-year hold

• IRR: -31.0%
• Equity multiple: -0.06×
• Total profit: $-57,646
• Equity at exit: $29,075

10-year hold

• IRR: -19.6%
• Equity multiple: -0.23×
• Total profit: $-66,985
• Equity at exit: $16,860

Cash invested: $54,600 (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 55443

• Rents YoY: 6.3%
• Active inventory: 169
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $1,531 high
• Mortgage (P&I): −$1,023
• Tax from tax record: −$294 /mo · $3,528/yr
• Insurance: −$81
• HOA: −$306
• Vacancy / Maint / Mgmt: −$322
• Net cashflow: $-494

Break-even live

Break-even rent $2,157

Max offer price $107,698

Occupancy floor —

Sensitivity live

Price	-10% $-384	-5% $-439	+0% $-494	+5% $-549	+10% $-605
Rent	-10% $-615	-5% $-555	+0% $-494	+5% $-434	+10% $-373
Rate	-1.0pp $-396	-0.5pp $-445	base $-494	+0.5pp $-545	+1.0pp $-596

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: $48,750
• Closing costs: $5,850
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8447 Regent Ave N Minneapolis, MN	1.0–2.0	1.0–2.0	1000	$1,555	$1.55	3d	5	1.01mi
7449 Imperial Dr N Minneapolis, MN	1.0–2.0	1.0	750	$1,309	$1.75	0d	5	1.04mi
7449 Imperial Dr N Minneapolis, MN	3.0	1.0	775	$1,376	$1.78	44d	1	1.04mi
5528 Brookdale Dr N Minneapolis, MN	3.0	2.0	1400	$2,195	$1.57	44d	1	1.08mi
5521 Brookdale Dr N Brooklyn Park, MN	1.0–2.0	1.0	855	$1,525	$1.78	2d	10	1.11mi
8104 Zane Ave N Minneapolis, MN	1.0–2.0	1.0	900	$1,395	$1.55	18d	3	1.21mi
7021 Brooklyn Blvd Unit 7021-219 Brooklyn Center, MN	1.0	1.0	725	$1,149	$1.58	44d	1	1.21mi
7021 Brooklyn Blvd Unit 7021-216 Brooklyn Center, MN	2.0	1.0	825	$1,399	$1.70	44d	1	1.21mi
8304 Zane Ave N Unit North-312 Minneapolis, MN	2.0	1.5	1000	$1,195	$1.20	5d	1	1.25mi
8308 Zane Ave N Unit North-106 Brooklyn Park, MN	2.0	1.5	1000	$1,195	$1.20	5d	1	1.27mi
8316 Zane Ave N Unit NORTH-207 Brooklyn Park, MN	3.0	1.5	1370	$1,695	$1.24	44d	1	1.31mi
8217 Zane Ct N Unit 8221 Minneapolis, MN	2.0	1.0	1000	$1,575	$1.57	3d	1	1.33mi
6200 78th Ave N Minneapolis, MN	1.0	1.0	750	$1,092	$1.46	2d	3	1.33mi
6844 Grimes Pl N Brooklyn Center, MN	3.0	1.0	1000	$1,850	$1.85	44d	1	1.39mi
6817 Grimes Pl N Brooklyn Center, MN	3.0	1.0	1000	$1,850	$1.85	44d	1	1.40mi
5840 73rd Ave N Minneapolis, MN	1.0–2.0	1.0	1031	$1,650	$1.60	15d	1	1.41mi
6808 Grimes Pl N Brooklyn Center, MN	3.0	1.0	1000	$1,850	$1.85	15d	1	1.41mi
6813 Grimes Pl N Brooklyn Center, MN	3.0	1.0	1000	$1,850	$1.85	13d	2	1.42mi

HOA detail

• Monthly dues: $306 · $3,672/yr

Listing history 30 events

1. 2026-06-18
   days on market $195,000 Active 42 DOM
2. 2026-06-17
   days on market $195,000 Active 41 DOM
3. 2026-06-16
   days on market $195,000 Active 40 DOM
4. 2026-06-15
   days on market $195,000 Active 39 DOM
5. 2026-06-13
   pricedays on market $195,000 Active 37 DOM
6. 2026-06-09
   days on market $199,900 Active 33 DOM
7. 2026-06-08
   days on market $199,900 Active 32 DOM
8. 2026-06-07
   days on market $199,900 Active 31 DOM
9. 2026-06-04
   days on market $199,900 Active 28 DOM
10. 2026-06-03
    days on market $199,900 Active 27 DOM
11. 2026-06-02
    days on market $199,900 Active 26 DOM
12. 2026-06-01
    days on market $199,900 Active 25 DOM
13. 2026-05-31
    days on market $199,900 Active 24 DOM
14. 2026-05-16
    price $215,000 1433-char remark
15. 2026-05-07
    listed $220,000 Active 1433-char remark
16. 2021-07-21
    soldstatus $221,000 Sold 187-char remark

    Show marketing remark (187 chars)

    Own for less than renting! Nice quad townhome. New upstairs carpet, updated upper level bathroom. Mater bedroom with walk-in closet and makeup vanity. New dishwasher. Don't miss this one!

17. 2021-07-08
    status Pending 187-char remark

    Show marketing remark (187 chars)

    Own for less than renting! Nice quad townhome. New upstairs carpet, updated upper level bathroom. Mater bedroom with walk-in closet and makeup vanity. New dishwasher. Don't miss this one!

18. 2021-06-21
    historical Contingent - Subject to Statutory Rescission 187-char remark

    Show marketing remark (187 chars)

    Own for less than renting! Nice quad townhome. New upstairs carpet, updated upper level bathroom. Mater bedroom with walk-in closet and makeup vanity. New dishwasher. Don't miss this one!

19. 2021-06-17
    listed $200,000 Active 187-char remark

    Show marketing remark (187 chars)

    Own for less than renting! Nice quad townhome. New upstairs carpet, updated upper level bathroom. Mater bedroom with walk-in closet and makeup vanity. New dishwasher. Don't miss this one!

20. 2021-06-15
    historical $200,000 187-char remark

    Show marketing remark (187 chars)

    Own for less than renting! Nice quad townhome. New upstairs carpet, updated upper level bathroom. Mater bedroom with walk-in closet and makeup vanity. New dishwasher. Don't miss this one!

21. 2007-04-18
    soldstatus $151,300
22. 2007-03-15
    soldstatus $151,300

    Show marketing remark (216 chars)

    Welcome home: updated end unit, master bedroom with walk-in closet; neutral paint scheme, near new kitchen appliances, great price/value. Immediate possession, Seller paying six months' association fee. Why pay rent?

23. 2007-02-13
    historical

    Show marketing remark (216 chars)

    Welcome home: updated end unit, master bedroom with walk-in closet; neutral paint scheme, near new kitchen appliances, great price/value. Immediate possession, Seller paying six months' association fee. Why pay rent?

24. 2006-03-01
    listed $150,000

    Show marketing remark (216 chars)

    Welcome home: updated end unit, master bedroom with walk-in closet; neutral paint scheme, near new kitchen appliances, great price/value. Immediate possession, Seller paying six months' association fee. Why pay rent?

25. 2005-12-31
    historical
26. 2005-07-28
    listed $169,900
27. 1993-05-20
    soldstatus $64,750
28. 1993-02-25
    soldstatus $64,750
29. 1993-01-28
    listed $66,500
30. 1983-05-01
    soldstatus $62,700

ⓘ 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: $3,528 · $294/mo
• Projected year-2 tax: $3,528 · $294/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 ≥100°F today · 14 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: $18,375
• − Mortgage interest: −$10,923
• − Property taxes: −$3,528
• − Insurance: −$975
• − Repairs & maintenance: −$1,470
• − Management: −$1,470
• − HOA: −$3,672
• − Depreciation: −$5,673
• Taxable loss: −$9,336
• Est. tax savings @ 24.0%: +$2,241
• After-tax cash flow: $-3,690/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): 33,660
• Household income: $95,082
• Rent vs Own: 27.4% rent · 72.6% own
• Severe rent burden: 968.0

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: Highly diverse neighborhood (Simpson 0.71)
• Race & ethnicity: White 40% Black 30% Asian 19% Two or more races 8% Hispanic / Latino 4%
• Common ancestry: Portuguese 7% Swiss 4% Romanian 3%
• Foreign-born: 25% · Vietnam, Canada, South Korea
• Languages at home: 71% English-only · Other Asian/Pacific 10% Vietnamese 4% Spanish 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: ▼ -199.26%
• Current HPI: 206.3855
• Rent YoY: ▲ 6.26%
• 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

+211.0% since first listed

20 events — show timeline

• 2026-06-12 Price Changed $195,000 NORTHSTARMLS as Distributed by MLS Grid
• 2026-05-28 Price Changed $199,900 NORTHSTARMLS as Distributed by MLS Grid
• 2026-05-22 Price Changed $210,000 NORTHSTARMLS as Distributed by MLS Grid
• 2026-05-16 Price Changed $215,000 NORTHSTARMLS as Distributed by MLS Grid
• 2026-05-07 Listed $220,000 NORTHSTARMLS as Distributed by MLS Grid
• 2021-07-21 Sold (MLS) $221,000 NORTHSTARMLS as Distributed by MLS Grid
• 2021-07-08 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2021-06-21 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2021-06-17 Listed $200,000 NORTHSTARMLS as Distributed by MLS Grid
• 2021-06-15 Coming Soon $200,000 NORTHSTARMLS as Distributed by MLS Grid
• 2007-04-18 Sold (Public Records) $151,300 Public Records
• 2007-03-15 Sold (MLS) $151,300 NORTHSTARMLS as Distributed by MLS Grid
• 2007-02-13 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2006-03-01 Listed $150,000 NORTHSTARMLS as Distributed by MLS Grid
• 2005-12-31 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2005-07-28 Listed $169,900 NORTHSTARMLS as Distributed by MLS Grid
• 1993-05-20 Sold (Public Records) $64,750 Public Records
• 1993-02-25 Sold (MLS) $64,750 NORTHSTARMLS as Distributed by MLS Grid
• 1993-01-28 Listed $66,500 NORTHSTARMLS as Distributed by MLS Grid
• 1983-05-01 Sold (Public Records) $62,700 Public Records

Property tax history

+6.6%/yr

Latest (2025): $3,528 · +33.1% YoY. Source: county tax records.