742 County Road F W Unit B · Shoreview, MN 55126

$165,000

2 bd · 1.0 ba · 935 sqft · Condo · 9 Days on market

Built 1984 $176/sqft · 31% below area Est $239k · 31% under $521/mo HOA · 26% of rent

---

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).

• ARV discount +15.0/15.0
• Cash flow +11.3/30.0
• 1% rule +7.3/10.0
• Schools +5.4/10.0
• Livability +4.0/5.0
• Rent growth +3.4/5.0
• DSCR +3.3/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

A tremendous value within minutes from everything! Right on the bus line, trails and nature galore. You'll love the heated parking garage and the updated colors. Cool and relaxing!!

Key facts

• $521 HOA
• Garage
• Built 1984

Property features AI

Finance

• Other: Lot size listed as 8,712 square feet; Corner-of Victoria St N and County Rd F location; when entering building, unit is the first door on the right on the main floor
• Financial info: Conventional mortgage type
• HOA & community: HOA managed by Cedar Management; Monthly association fee of $521; HOA covers lawn care, grounds maintenance, shared amenities, and snow removal

Exterior

• Parking: Guest parking; Parking lot; Underground parking; One garage space (detached/attached not specified)
• Utilities: City water connected; City sewer connected; Electric service with circuit breakers; Electric fuel
• Home design: Attached residential property; One level; Slab foundation; Above-grade finished living area 935
• Construction: Slab foundation; Vinyl siding
• Exterior features: Front porch; Vinyl exterior; No fencing; Public transit within 6 blocks; Medium tree coverage

Interior

• Kitchen: Cooktop; Range; Dishwasher; Refrigerator
• Bedrooms: Two bedrooms on the main level (12x11 each); Main floor primary
• Bathrooms: One full bathroom on the main floor (5x10)
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: All living facilities on one level; Main floor primary bedroom; Main floor bedroom; Main floor laundry; Living/Dining room; Basement with storage space; Accessible elevator installed
• Laundry & utility: In-unit washer hookup; In-unit dryer hookup; Laundry closet on the main level

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $165k.

Deal economics

• At list price, monthly cash flow is $-61 ($-733/yr) — negative.
• To cash-flow at today's rent, offer at most $156k (5.4% below list).
• Meets the 1% rule at list price ($2k rent vs $165k).
• Recommended offer: $156k (5.4% below list) — sets the bar for cash-flow.
• Cap rate 5.8% vs local median 3.8% in Shoreview — 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 79/100 on livability (#89 in MN, #2,019 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, commute A+, employment A+; Watch: cost of living C-, amenities F, health & safety F.
• Mounds View Public School District (suburban): math 58% / reading 64% proficiency, ranked #30 of 301 in MN (top 10%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising (+3.7%/yr); 148 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals leasing fast (median 0d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 1,202 units permitted in Ramsey County in 2024 (880 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 $5k of value loss. Plan a longer hold.
• Ramsey County population projected at +27% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 8 sale attempts since 8y 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 $140k; 18% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 26% of rent.

Recommended offer $156,161 (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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
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. 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.
7. 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.
8. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.23% ✓
• Cap rate: 5.85%
• Cash-on-cash: -1.59%
• DSCR: 0.93
• GRM: 6.8

CMA / ARV

• ARV (median comp): $238,657
• List price: $165,000
• Delta: -29.61%
• Verdict: UNDERPRICED
• Comps: 3 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.67% rent growth · sell at horizon

5-year hold

• IRR: -17.5%
• Equity multiple: 0.37×
• Total profit: $-28,902
• Equity at exit: $24,602

10-year hold

• IRR: -7.5%
• Equity multiple: 0.50×
• Total profit: $-23,035
• Equity at exit: $14,266

Cash invested: $46,200 (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 55126

• Rents YoY: 3.7%
• Active inventory: 148
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $2,026 high
• Mortgage (P&I): −$865
• Tax est. 1.5%: −$206 /mo · $2,475/yr
• Insurance: −$69
• HOA: −$521
• Vacancy / Maint / Mgmt: −$425
• Net cashflow: $-61

Break-even live

Break-even rent $2,103

Max offer price $156,161

Occupancy floor 98%

Sensitivity live

Price	-10% $53	-5% $-4	+0% $-61	+5% $-118	+10% $-175
Rent	-10% $-221	-5% $-141	+0% $-61	+5% $19	+10% $99
Rate	-1.0pp $22	-0.5pp $-19	base $-61	+0.5pp $-104	+1.0pp $-147

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4043 Chatsworth St N Saint Paul, MN	1.0	1.0	510	$1,633	$3.20	0d	6	0.55mi
1005 Gramsie Rd Saint Paul, MN	1.0–3.0	1.0–3.0	1092	$2,390	$2.19	0d	8	0.56mi
4066 Lexington Ave N Saint Paul, MN	1.0–2.0	1.0–2.0	815	$2,950	$3.62	0d	21	0.71mi
3529 Owasso St Shoreview, MN	1.0	1.0	625	$1,550	$2.48	44d	1	1.14mi
418 Highway 96 W Saint Paul, MN	1.0–2.0	1.0–2.0	867	$2,380	$2.75	0d	1	1.19mi
577 Harriet Ave Shoreview, MN	1.0–2.0	1.0–2.0	950	$1,695	$1.78	2d	31	1.22mi
3431 Kent St #711 Saint Paul, MN	1.0	1.0	638	$1,250	$1.96	44d	1	1.32mi

HOA detail condo

• Monthly dues: $521 · $6,252/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 24 events

1. 2026-06-21
   days on market $165,000 Active 9 DOM
2. 2026-06-18
   days on market $165,000 Active 6 DOM
3. 2026-06-17
   days on market $165,000 Active 5 DOM
4. 2026-06-16
   days on market $165,000 Active 4 DOM
5. 2026-06-15
   days on market $165,000 Active 3 DOM
6. 2026-06-13
   remarks 636-char remark
7. 2026-06-13
   pricedays on marketlisting id $165,000 Active 1 DOM
8. 2026-05-01
   status Active 308-char remark
9. 2026-04-28
   historical 308-char remark
10. 2026-02-20
    price $168,000 308-char remark
11. 2026-01-20
    price $172,400 308-char remark
12. 2025-11-24
    listed $179,900 Active 308-char remark
13. 2020-08-10
    soldstatus $140,000 Sold 181-char remark

    Show marketing remark (181 chars)

    A tremendous value within minutes from everything! Right on the bus line, trails and nature galore. You'll love the heated parking garage and the updated colors. Cool and relaxing!!

14. 2020-06-29
    status Pending 181-char remark

    Show marketing remark (181 chars)

    A tremendous value within minutes from everything! Right on the bus line, trails and nature galore. You'll love the heated parking garage and the updated colors. Cool and relaxing!!

15. 2020-04-22
    listed $139,900 Active 181-char remark

    Show marketing remark (181 chars)

    A tremendous value within minutes from everything! Right on the bus line, trails and nature galore. You'll love the heated parking garage and the updated colors. Cool and relaxing!!

16. 2018-04-30
    soldstatus $132,000 Sold
17. 2018-03-31
    status Pending
18. 2018-03-29
    status Active
19. 2018-03-20
    historical Contingent - Inspection
20. 2018-03-18
    status Active
21. 2018-03-13
    historical Contingent - Inspection
22. 2018-03-08
    status Active
23. 2018-03-02
    historical Contingent - Inspection
24. 2018-03-01
    listed $125,000 Active

ⓘ 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 ≥100°F today · 14 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,307
• − Mortgage interest: −$9,243
• − Property taxes: −$2,475
• − Insurance: −$825
• − Repairs & maintenance: −$1,945
• − Management: −$1,945
• − HOA: −$6,252
• − Depreciation: −$4,800
• Taxable loss: −$3,177
• Est. tax savings @ 24.0%: +$762
• After-tax cash flow: $29/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: Mounds View Public School District
• NCES district ID: 2722950
• Math proficiency: 58% ▼ -9.00%
• Reading proficiency: 64% ▼ -3.00%
• Median HH income: $72,492
• Composite: 54.04/100
• National rank: #1390
• State rank: #30 of 301 in MN

Livability — Shoreview

• Score: 79/100
• State rank: #89
• US rank: #2019

Category grades

Amenities F Commute A+ Cost of living C- 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: Shoreview, MN
• County: Ramsey County · 542,837 people
• City population: 27,456
• Metro: Minneapolis-St. Paul-Bloomington, MN-WI
• Population (ZIP): 27,456
• Household income: $108,217
• Rent vs Own: 20.4% rent · 79.6% own
• Severe rent burden: 468.0

Population outlook (Ramsey County) Hauer SSP2

• Today (2025): 603,431 people
• By 2030: 636,459 · +5.5%
• By 2040: 700,596 · +16.1%
• By 2050: 765,819 · +26.9%
• By 2075: 929,297 · +54.0%
• By 2100: 1,053,924 · +74.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (76%)
• Race & ethnicity: White 76% Asian 10% Two or more races 7% Hispanic / Latino 5% Black 4%
• Common ancestry: Portuguese 11% Lithuanian 3% Romanian 3%
• Foreign-born: 10% · China, Canada, South Korea
• Languages at home: 88% English-only · Other Indo-European 3% Chinese 3% Spanish 2%

Political lean MEDSL · Ramsey

• 2024 margin: Solid D (+43.3) · D 70.5% · R 27.2% · Other 2.3%
• 2008→2024 swing: +9.4pp toward D · 2008: 33.9pp · 2024: 43.3pp
• All cycles: 2024: D+43.3 2020: D+45.4 2016: D+39.4 2012: D+35.3 2008: D+33.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -268.72%
• Current HPI: 245.484
• Rent YoY: ▲ 3.67%
• 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

+32.0% since first listed

19 events — show timeline

• 2026-06-12 Listed $165,000 NORTHSTARMLS as Distributed by MLS Grid
• 2026-05-31 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2026-05-01 Relisted — NORTHSTARMLS as Distributed by MLS Grid
• 2026-04-28 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2026-02-20 Price Changed $168,000 NORTHSTARMLS as Distributed by MLS Grid
• 2026-01-20 Price Changed $172,400 NORTHSTARMLS as Distributed by MLS Grid
• 2025-11-24 Listed $179,900 NORTHSTARMLS as Distributed by MLS Grid
• 2020-08-10 Sold (MLS) $140,000 NORTHSTARMLS as Distributed by MLS Grid
• 2020-06-29 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2020-04-22 Listed $139,900 NORTHSTARMLS as Distributed by MLS Grid
• 2018-04-30 Sold (MLS) $132,000 NORTHSTARMLS as Distributed by MLS Grid
• 2018-03-31 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2018-03-29 Relisted — NORTHSTARMLS as Distributed by MLS Grid
• 2018-03-20 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2018-03-18 Relisted — NORTHSTARMLS as Distributed by MLS Grid
• 2018-03-13 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2018-03-08 Relisted — NORTHSTARMLS as Distributed by MLS Grid
• 2018-03-02 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2018-03-01 Listed $125,000 NORTHSTARMLS as Distributed by MLS Grid