7004 Quail Cir W · Brooklyn Center, MN 55429

$239,900

2 bd · 1.5 ba · 1,798 sqft · Townhouse public records · 15 Days on market

Built 1979 2,178 sqft lot $327/mo HOA · 14% 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).

• Cash flow +11.6/30.0
• ARV discount +7.5/15.0
• 1% rule +4.8/10.0
• Schools +4.2/10.0
• Livability +3.7/5.0
• DSCR +3.4/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This lovely townhome has been updated and is ready for you to move right in and enjoy! There are brand new stainless steel appliances in the kitchen and brand new carpet as well as fresh paint throughout the entire home. This home is two-stories plus a walkout lower level. Enjoy easy access to the backyard! If you are looking for convenient and affordable living in a great location, this is the one!

Key facts

• $327 HOA
• 2 garage spots
• Built 1979

Property features AI

Finance

• HOA & community: HOA managed by New Concepts Management; Monthly association fee of $327 covering grounds maintenance and snow removal

Exterior

• Parking: Attached 2-car garage
• Utilities: City water connected; City sewer connected; Natural gas
• Home design: Residential attached property; Two levels; Main, upper and lower living areas
• Construction: Block foundation
• Exterior features: Vinyl exterior; Lot dimensions approximately 24 x 90 x 24 x 90

Interior

• Kitchen: Dishwasher; Range; Stainless steel appliances
• Bedrooms: 2 bedrooms (one on upper level, additional bedrooms on main/lower levels as noted)
• Bathrooms: 1 full bath; 1 half bath; 1 quarter bath
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Dishwasher; Dryer; Range; Stainless steel appliances; Washer; Has basement (block foundation)
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath townhouse listed at $240k.

Deal economics

• At list price, monthly cash flow is $-73 ($-880/yr) — negative.
• To cash-flow at today's rent, offer at most $227k (5.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $234k (2.4% below list).
• Recommended offer: $227k (5.4% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 73/100 on livability (#253 in MN) — a middle-class / working-renter tenant base. Strengths: commute A+, housing A+, cost of living A-; Watch: schools D+, crime F, 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: 87 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 17d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $2k of loan paydown is wiped out by about $7k 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 15 days — a 2% lower offer ($236k) is reasonable based on typical stale-listing flexibility.

Recommended offer $226,938 (5.4% 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. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 0.98% ✗
• Cap rate: 5.93%
• Cash-on-cash: -1.31%
• DSCR: 0.94
• GRM: 8.5

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: -18.4%
• Equity multiple: 0.35×
• Total profit: $-43,349
• Equity at exit: $35,770

10-year hold

• IRR: -10.5%
• Equity multiple: 0.36×
• Total profit: $-42,958
• Equity at exit: $20,742

Cash invested: $67,172 (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 55429

• Active inventory: 87
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $2,342 medium
• Mortgage (P&I): −$1,258
• Tax from tax record: −$238 /mo · $2,861/yr
• Insurance: −$100
• HOA: −$327
• Vacancy / Maint / Mgmt: −$492
• Net cashflow: $-73

Break-even live

Break-even rent $2,435

Max offer price $226,938

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: $59,975
• Closing costs: $7,197
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7212 Kyle Ave N Minneapolis, MN	3.0	2.0	1700	$2,400	$1.41	44d	1	0.43mi
7441 Major Ave N Minneapolis, MN	3.0	2.0	1800	$2,600	$1.44	16d	1	0.51mi
5528 Brookdale Dr N Minneapolis, MN	3.0	2.0	1400	$2,195	$1.57	44d	1	0.90mi
6455 Zane Ave N Minneapolis, MN	1.0–3.0	1.0	952	$1,400	$1.47	4d	12	0.99mi
6100 81st Ave N Minneapolis, MN	3.0	2.0	2407	$1,585	$0.66	5d	1	1.39mi

HOA detail

• Monthly dues: $327 · $3,924/yr

Listing history 12 events

1. 2026-06-18
   days on market $239,900 Active 15 DOM
2. 2026-06-17
   days on market $239,900 Active 14 DOM
3. 2026-06-16
   days on market $239,900 Active 13 DOM
4. 2026-06-15
   days on market $239,900 Active 12 DOM
5. 2026-06-13
   days on market $239,900 Active 10 DOM
6. 2026-06-09
   days on market $239,900 Active 6 DOM
7. 2026-06-08
   days on market $239,900 Active 5 DOM
8. 2026-06-07
   days on market $239,900 Active 4 DOM
9. 2026-06-04
   statusdays on market $239,900 Active 1 DOM
10. 2026-06-03
    days on market $239,900 Coming Soon 2 DOM
11. 2026-06-02
    remarks 693-char remark
12. 2026-06-02
    listed $239,900 Coming Soon 1 DOM

ⓘ 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: $2,861 · $238/mo
• Projected year-2 tax: $2,861 · $238/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: $28,102
• − Mortgage interest: −$13,438
• − Property taxes: −$2,861
• − Insurance: −$1,200
• − Repairs & maintenance: −$2,248
• − Management: −$2,248
• − HOA: −$3,924
• − Depreciation: −$6,979
• Taxable loss: −$4,796
• Est. tax savings @ 24.0%: +$1,151
• After-tax cash flow: $270/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 Center

• Score: 73/100
• State rank: #253
• US rank: #5422

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Brooklyn Center, MN
• City population: 22,749
• Population (ZIP): 27,570

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: Black 34% White 34% Asian 15% Hispanic / Latino 11% Two or more races 8% Native American 1%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Swiss 9% Portuguese 5% Romanian 2%
• Foreign-born: 24% · Canada, Vietnam
• Languages at home: 70% English-only · Spanish 10% Other Asian/Pacific 9% French/Haitian/Cajun 1%

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: ▼ -228.09%
• Current HPI: 266.119
• 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

+237.9% since first listed

7 events — show timeline

• 2026-06-01 Coming Soon $239,900 NORTHSTARMLS as Distributed by MLS Grid
• 2022-01-20 Sold (MLS) $211,900 NORTHSTARMLS as Distributed by MLS Grid
• 2021-12-23 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2021-12-11 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2021-11-30 Listed $209,900 NORTHSTARMLS as Distributed by MLS Grid
• 2021-10-11 Sold (Public Records) $148,000 Public Records
• 1980-03-01 Sold (Public Records) $71,000 Public Records

Property tax history

+5.0%/yr

Latest (2025): $2,861 · -2.5% YoY. Source: county tax records.