4285 Lindsey Ln · Minnetonka, MN 55345

$210,000

3 bd · 2.5 ba · 1,396 sqft · SingleFamily public records · 39 Days on market

Built 2007 9,147 sqft lot $50/mo HOA · 2% 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).

• Cash flow +19.0/30.0
• ARV discount +7.5/15.0
• Schools +6.6/10.0
• DSCR +6.0/10.0
• 1% rule +5.4/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

SOLD BEFORE PRINT.

Key facts

• Walk-in closet
• 9,147 sq ft lot
• 2 garage spots

Tags

• STAINLESS STEEL APPLIANCES
• WALK-IN CLOSET
• QUIET VIEWS OF NATURE

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $210k.

Deal economics

• At list price, monthly cash flow is $221 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $210k).
• Recommended offer: $204k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.6% vs local median 2.5% in Minnetonka — 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 75/100 on livability (#187 in MN, #3,994 nationally) — a middle-class / working-renter tenant base. Strengths: schools A+, employment A+, housing A+; Watch: amenities F, cost of living F, health & safety F.
• Minnetonka Public School District (suburban): math 68% / reading 74% proficiency, ranked #6 of 301 in MN (top 2%) — strong family-tenant draw, lease renewals of 3-5y typical; only 5% free/reduced lunch — higher-income household profile.
• Market conditions: 117 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 5d 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 18% of the median local income ($145k/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 $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 39 days — a 3% lower offer ($204k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 18y 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.
• Current owner paid $169k; 24% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $203,700 (3.0% below list)

Questions for the listing agent

1. It's been on market 39 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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. 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?
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: 1.04% ✓
• Cap rate: 7.55%
• Cash-on-cash: 4.50%
• DSCR: 1.20
• GRM: 8.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -9.2%
• Equity multiple: 0.66×
• Total profit: $-19,918
• Equity at exit: $31,312

10-year hold

• IRR: 0.2%
• Equity multiple: 1.02×
• Total profit: $1,003
• 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 55345

• Active inventory: 117
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $2,180 medium
• Mortgage (P&I): −$1,101
• Tax est. 1.5%: −$262 /mo · $3,150/yr
• Insurance: −$88
• HOA: −$50
• Vacancy / Maint / Mgmt: −$458
• Net cashflow: $221

Break-even live

Break-even rent $1,900

Max offer price $210,000

Occupancy floor 85%

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 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
16863 Saddlewood Trl Minnetonka, MN	2.0–3.0	1.5–2.5	1408	$2,495	$1.77	10d	3	1.00mi
18900 Stratford Rd Minnetonka, MN	3.0	1.0–2.0	855	$2,272	$2.66	1d	13	1.24mi
19000 Stratford Rd Minnetonka, MN	2.0	1.0	773	$1,695	$2.19	5d	9	1.29mi

HOA detail

• Monthly dues: $50 · $600/yr

Listing history 6 events

1. 2026-04-17
   status Pending
2. 2026-02-02
   listed $210,000 Active
3. 2008-06-18
   soldstatus $169,275
4. 2008-06-11
   historical 18-char remark

   Show marketing remark (18 chars)

   SOLD BEFORE PRINT.

5. 2008-05-16
   soldstatus $169,275 18-char remark

   Show marketing remark (18 chars)

   SOLD BEFORE PRINT.

6. 2008-04-18
   listed $169,275 18-char remark

   Show marketing remark (18 chars)

   SOLD BEFORE PRINT.

ⓘ 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 ≥98°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: $26,154
• − Mortgage interest: −$11,763
• − Property taxes: −$3,150
• − Insurance: −$1,050
• − Repairs & maintenance: −$2,092
• − Management: −$2,092
• − HOA: −$600
• − Depreciation: −$6,109
• Taxable loss: −$703
• Est. tax savings @ 24.0%: +$169
• After-tax cash flow: $2,815/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: Minnetonka Public School District
• NCES district ID: 2711670
• Math proficiency: 68% ▼ -11.00%
• Reading proficiency: 74% ▼ -8.00%
• Median HH income: $106,869
• Composite: 65.62/100
• National rank: #464
• State rank: #6 of 301 in MN

Livability — Minnetonka

• Score: 75/100
• State rank: #187
• US rank: #3994

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Minnetonka, MN
• County: Hennepin County · 1,150,272 people
• City population: 41,857
• Metro: Minneapolis-St. Paul-Bloomington, MN-WI
• Population (ZIP): 20,789
• Household income: $145,332
• Rent vs Own: 14.7% rent · 85.3% own
• Severe rent burden: 460.0

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 (83%)
• Race & ethnicity: White 83% Two or more races 7% Hispanic / Latino 5% Asian 5% Black 2%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Portuguese 13% Lithuanian 5% Scotch-Irish 4%
• Foreign-born: 9% · China, Canada, South Korea
• Languages at home: 87% English-only · Spanish 4% Russian/Polish/Slavic 2% Other Asian/Pacific 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: ▼ -427.50%
• Current HPI: 236.8406
• Rent YoY: —
• 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

+24.1% since first listed

6 events — show timeline

• 2026-04-17 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2026-02-02 Listed $210,000 NORTHSTARMLS as Distributed by MLS Grid
• 2008-06-18 Sold (Public Records) $169,275 Public Records
• 2008-06-11 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2008-05-16 Sold (MLS) $169,275 NORTHSTARMLS as Distributed by MLS Grid
• 2008-04-18 Listed $169,275 NORTHSTARMLS as Distributed by MLS Grid