6412 84th Ct N · Brooklyn Park, MN 55445

$129,900

2 bd · 1.0 ba · 966 sqft · Townhouse · 22 Days on market

Built 1972 Fair condition $134/sqft · 30% below area Est $185k · 30% under $344/mo HOA · 23% 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 +11.6/30.0
• 1% rule +6.7/10.0
• Schools +4.2/10.0
• Livability +4.0/5.0
• DSCR +3.4/10.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home to this well-maintained townhome in a convenient Brooklyn Park location! Ideally located near shopping, dining, parks, and major highways, this property offers easy access for commuting while being tucked into a neighborhood setting. The bright, open main level provides comfortable living and dining spaces, great for everyday life or entertaining. The kitchen features ample cabinetry and a brand-new dishwasher. Upstairs, you’ll find generously sized bedrooms and a very functional layout design. This home offers outstanding value and low-maintenance living. Quick closing possible, move in and start enjoying your new home right away!

Key facts

• Ample cabinetry
• Brand new dishwasher
• $344 HOA

Tags

• BROOKLYN PARK LOCATION
• EASY ACCESS FOR COMMUTING
• BRIGHT OPEN MAIN LEVEL
• AMPLE CABINETRY
• BRAND NEW DISHWASHER
• GENEROUSLY SIZED BEDROOMS

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath townhouse listed at $130k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $-40 ($-479/yr) — negative.
• To cash-flow at today's rent, offer at most $124k (4.4% below list).
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $124k (4.4% below list) — sets the bar for cash-flow.
• Cap rate 5.9% 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: 53 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals leasing fast (median 5d 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 $898 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 22 days — a 2% lower offer ($128k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 22y ago; this cycle's ask has dropped $20k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $100k; 30% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 23% of rent.

Recommended offer $124,128 (4.4% 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. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1972 — 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
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 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: 1.17% ✓
• Cap rate: 5.92%
• Cash-on-cash: -1.32%
• DSCR: 0.94
• GRM: 7.1

CMA / ARV

• ARV (median comp): $184,743
• List price: $129,900
• Delta: -26.98%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -18.2%
• Equity multiple: 0.36×
• Total profit: $-23,356
• Equity at exit: $19,369

10-year hold

• IRR: -10.1%
• Equity multiple: 0.38×
• Total profit: $-22,657
• Equity at exit: $11,231

Cash invested: $36,372 (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 55445

• Active inventory: 53
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,521 high
• Mortgage (P&I): −$681
• Tax est. 1.5%: −$162 /mo · $1,948/yr
• Insurance: −$54
• HOA: −$344
• Vacancy / Maint / Mgmt: −$319
• Net cashflow: $-40

Break-even live

Break-even rent $1,572

Max offer price $124,128

Occupancy floor 98%

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8425 Brunswick Ave N Minneapolis, MN	2.0	1.0	1032	$1,850	$1.79	43d	1	0.09mi
8217 Zane Ct N Unit 8221 Minneapolis, MN	2.0	1.0	1000	$1,575	$1.57	2d	1	0.38mi
8300 Zane Ave N Minneapolis, MN	1.0–2.0	1.0–1.5	868	$1,195	$1.38	4d	5	0.39mi
8308 Zane Ave N Unit North-106 Brooklyn Park, MN	2.0	1.5	1000	$1,195	$1.20	4d	1	0.42mi
8304 Zane Ave N Unit North-312 Minneapolis, MN	2.0	1.5	1000	$1,195	$1.20	4d	1	0.43mi
8104 Zane Ave N Minneapolis, MN	1.0–2.0	1.0	900	$1,395	$1.55	17d	3	0.59mi
8447 Regent Ave N Minneapolis, MN	1.0–2.0	1.0–2.0	1000	$1,555	$1.55	2d	5	0.71mi
7870 Zane Ave N Minneapolis, MN	1.0–2.0	1.0	760	$1,375	$1.81	1d	12	0.80mi
6200 78th Ave N Minneapolis, MN	1.0	1.0	750	$1,092	$1.46	1d	3	0.81mi
5521 Brookdale Dr N Brooklyn Park, MN	1.0–2.0	1.0	855	$1,525	$1.78	1d	10	0.99mi
7531 Jersey Ave N Minneapolis, MN	1.0–2.0	1.0	880	$1,415	$1.61	2d	10	1.16mi
7449 Imperial Dr N Minneapolis, MN	3.0	1.0	775	$1,376	$1.78	43d	1	1.41mi
7449 Imperial Dr N Minneapolis, MN	1.0	1.0	700	$1,159	$1.66	10d	3	1.43mi
5840 73rd Ave N Minneapolis, MN	1.0–2.0	1.0	1031	$1,650	$1.60	14d	1	1.44mi

HOA detail

• Monthly dues: $344 · $4,128/yr

Listing history 31 events

1. 2026-06-18
   days on market $129,900 Active 22 DOM
2. 2026-06-17
   days on market $129,900 Active 21 DOM
3. 2026-06-16
   days on market $129,900 Active 20 DOM
4. 2026-06-15
   days on market $129,900 Active 19 DOM
5. 2026-06-13
   days on market $129,900 Active 17 DOM
6. 2026-06-09
   days on market $129,900 Active 13 DOM
7. 2026-06-08
   days on market $129,900 Active 12 DOM
8. 2026-06-07
   days on market $129,900 Active 11 DOM
9. 2026-06-04
   days on market $129,900 Active 8 DOM
10. 2026-06-03
    days on market $129,900 Active 7 DOM
11. 2026-06-02
    days on market $129,900 Active 6 DOM
12. 2026-06-01
    days on market $129,900 Active 5 DOM
13. 2026-05-31
    days on market $129,900 Active 4 DOM
14. 2026-05-16
    price $134,900 658-char remark

    Show marketing remark (658 chars)

    Welcome home to this well-maintained townhome in a convenient Brooklyn Park location! Ideally located near shopping, dining, parks, and major highways, this property offers easy access for commuting while being tucked into a neighborhood setting. The bright, open main level provides comfortable living and dining spaces, great for everyday life or entertaining. The kitchen features ample cabinetry and a brand-new dishwasher. Upstairs, you’ll find generously sized bedrooms and a very functional layout design. This home offers outstanding value and low-maintenance living. Quick closing possible, move in and start enjoying your new home right away!

15. 2026-04-10
    price $139,900 658-char remark

    Show marketing remark (658 chars)

    Welcome home to this well-maintained townhome in a convenient Brooklyn Park location! Ideally located near shopping, dining, parks, and major highways, this property offers easy access for commuting while being tucked into a neighborhood setting. The bright, open main level provides comfortable living and dining spaces, great for everyday life or entertaining. The kitchen features ample cabinetry and a brand-new dishwasher. Upstairs, you’ll find generously sized bedrooms and a very functional layout design. This home offers outstanding value and low-maintenance living. Quick closing possible, move in and start enjoying your new home right away!

16. 2026-03-20
    price $144,900 658-char remark

    Show marketing remark (658 chars)

    Welcome home to this well-maintained townhome in a convenient Brooklyn Park location! Ideally located near shopping, dining, parks, and major highways, this property offers easy access for commuting while being tucked into a neighborhood setting. The bright, open main level provides comfortable living and dining spaces, great for everyday life or entertaining. The kitchen features ample cabinetry and a brand-new dishwasher. Upstairs, you’ll find generously sized bedrooms and a very functional layout design. This home offers outstanding value and low-maintenance living. Quick closing possible, move in and start enjoying your new home right away!

17. 2026-03-03
    listed $150,000 Active 658-char remark

    Show marketing remark (658 chars)

    Welcome home to this well-maintained townhome in a convenient Brooklyn Park location! Ideally located near shopping, dining, parks, and major highways, this property offers easy access for commuting while being tucked into a neighborhood setting. The bright, open main level provides comfortable living and dining spaces, great for everyday life or entertaining. The kitchen features ample cabinetry and a brand-new dishwasher. Upstairs, you’ll find generously sized bedrooms and a very functional layout design. This home offers outstanding value and low-maintenance living. Quick closing possible, move in and start enjoying your new home right away!

18. 2017-12-07
    soldstatus $100,000 Sold 183-char remark

    Show marketing remark (183 chars)

    Tastefully redone, great location, blocks away from Library, North Hennepin Community College. Tile floor, new trims, maple kitchen cabinets, fresh paint and brand new SS appliances.

19. 2017-10-10
    status Pending 183-char remark

    Show marketing remark (183 chars)

    Tastefully redone, great location, blocks away from Library, North Hennepin Community College. Tile floor, new trims, maple kitchen cabinets, fresh paint and brand new SS appliances.

20. 2017-10-07
    price $104,900 183-char remark

    Show marketing remark (183 chars)

    Tastefully redone, great location, blocks away from Library, North Hennepin Community College. Tile floor, new trims, maple kitchen cabinets, fresh paint and brand new SS appliances.

21. 2017-10-07
    listed $1,049,000 Active 183-char remark

    Show marketing remark (183 chars)

    Tastefully redone, great location, blocks away from Library, North Hennepin Community College. Tile floor, new trims, maple kitchen cabinets, fresh paint and brand new SS appliances.

22. 2017-10-04
    status Active
23. 2017-10-04
    historical
24. 2017-08-01
    historical
25. 2017-07-13
    price $104,900
26. 2017-07-11
    status Active
27. 2017-07-06
    historical Contingent - Other
28. 2017-06-17
    listed $109,000 Active
29. 2005-01-31
    soldstatus $136,000
30. 2005-01-17
    historical
31. 2004-11-10
    listed $134,900

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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: $18,255
• − Mortgage interest: −$7,276
• − Property taxes: −$1,948
• − Insurance: −$650
• − Repairs & maintenance: −$1,460
• − Management: −$1,460
• − HOA: −$4,128
• − Depreciation: −$3,779
• Taxable loss: −$2,447
• Est. tax savings @ 24.0%: +$587
• After-tax cash flow: $109/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.

Condition & rehab AI · 5 photos

Fair 45/100 Moderate rehab

This townhouse requires moderate renovations to modernize the kitchen and bathrooms, and freshen up the interior. With updates, it has the potential to be a move-in-ready home with increased value.

Repairs flagged

• Moderate kitchen cabinets — dated and worn
• Moderate countertops — cluttered and worn
• Moderate bathroom fixtures — basic and cluttered

Value-add opportunities

• Resale new kitchen cabinets and countertops — modernizing the kitchen would attract more buyers
• Resale new bathroom fixtures — updated bathrooms are a key selling point
• Both paint interior walls — fresh paint enhances curb appeal and interior aesthetics
• Both landscaping and curb appeal — improved landscaping would attract more renters and buyers

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · dated and worn	Moderate	$3,000–15,000
countertops · cluttered and worn	Moderate	$3,000–15,000
bathroom fixtures · basic and cluttered	Moderate	$3,000–15,000
Total estimated repair cost · 3 items		$9,000–45,000

Value-add ROI direction

• Resale new kitchen cabinets and countertops — modernizing the kitchen would attract more buyers ↑
• Resale new bathroom fixtures — updated bathrooms are a key selling point ↑
• Both paint interior walls — fresh paint enhances curb appeal and interior aesthetics ↑
• Both landscaping and curb appeal — improved landscaping would attract more renters and buyers ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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
• City population: 33,660
• Population (ZIP): 13,538

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 0.73)
• Race & ethnicity: White 42% Asian 22% Black 20% Two or more races 12% Hispanic / Latino 7%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Portuguese 6% Romanian 3% Iranian 1%
• Foreign-born: 25% · Vietnam, Canada, Dominican Republic
• Languages at home: 68% English-only · Other Asian/Pacific 13% Spanish 5% Vietnamese 5%

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: ▼ -159.58%
• Current HPI: 219.6305
• Rent YoY: —
• Metro: —
• 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

+0.0% since first listed

18 events — show timeline

• 2026-05-16 Price Changed $134,900 NORTHSTARMLS as Distributed by MLS Grid
• 2026-04-10 Price Changed $139,900 NORTHSTARMLS as Distributed by MLS Grid
• 2026-03-20 Price Changed $144,900 NORTHSTARMLS as Distributed by MLS Grid
• 2026-03-03 Listed $150,000 NORTHSTARMLS as Distributed by MLS Grid
• 2017-12-07 Sold (MLS) $100,000 NORTHSTARMLS as Distributed by MLS Grid
• 2017-10-10 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2017-10-07 Price Changed $104,900 NORTHSTARMLS as Distributed by MLS Grid
• 2017-10-07 Listed $1,049,000 NORTHSTARMLS as Distributed by MLS Grid
• 2017-10-04 Relisted — NORTHSTARMLS as Distributed by MLS Grid
• 2017-10-04 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2017-08-01 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2017-07-13 Price Changed $104,900 NORTHSTARMLS as Distributed by MLS Grid
• 2017-07-11 Relisted — NORTHSTARMLS as Distributed by MLS Grid
• 2017-07-06 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2017-06-17 Listed $109,000 NORTHSTARMLS as Distributed by MLS Grid
• 2005-01-31 Sold (MLS) $136,000 NORTHSTARMLS as Distributed by MLS Grid
• 2005-01-17 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2004-11-10 Listed $134,900 NORTHSTARMLS as Distributed by MLS Grid