12149 Hupp St NE · Blaine, MN 55449

$379,900

3 bd · 3.0 ba · 1,348 sqft · Townhouse public records · 4 Days on market

Built 2017 3,615 sqft lot $174/mo HOA · 6% 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 +11.0/30.0
• ARV discount +7.5/15.0
• Schools +4.7/10.0
• Rent growth +3.6/5.0
• Livability +3.6/5.0
• 1% rule +3.3/10.0
• DSCR +3.2/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Key facts

• Detached townhome
• Gas fireplace
• Walkout

Tags

• DETACHED TOWNHOME
• MAINTENANCE FREE DECK
• WALKOUT
• GAS FIREPLACE
• OUTDOOR RETREAT
• OVERSIZED GARAGE

Property features AI

Finance

• Other: Living area approximately 1,934 sq ft (includes finished above and below grade areas)
• HOA & community: Association: RowCal; Monthly association fee of $174 covers lawn care, grounds maintenance, professional management and snow removal

Exterior

• Parking: Attached garage; Two garage spaces (garage approximately 25 x 20, ~500 sq ft); Concrete driveway; Garage door opener; Guest parking available
• Utilities: City water connected; City sewer connected; Natural gas fuel
• Home design: Residential property; Three-level split; Entry level has main living areas; Above-grade finished living area and below-grade finished space
• Construction: Block foundation; Foundation area approximately 632; Roof older than 8 years
• Exterior features: Stone and vinyl exterior; Deck and patio; In-ground sprinkler system; No fencing; Private road frontage on an association-maintained road; Lot dimensions approximately 39 x 93 feet

Interior

• Kitchen: Kitchen with center island and kitchen window; Stainless steel appliances; Range; Microwave; Dishwasher; Refrigerator
• Bedrooms: 3 bedrooms total; Primary bedroom with private full bath and double sink; Upper-level bedrooms (two additional bedrooms)
• Bathrooms: Two full bathrooms; One half bathroom; Primary bathroom is a full private bath with double sinks; bathrooms located on upper level and basement
• Heating & cooling: Forced air heating; Fireplace heating option; Central air conditioning
• Interior features: Air-to-air exchanger; Water softener (owned); Natural woodwork; Paneled doors; Vaulted ceilings; Washer/dryer hookup; Finished daylight basement with storage space, drain tiled, sump pump and walkout; Brick gas fireplace in family room
• Laundry & utility: Laundry room with washer and dryer hookups; Gas dryer hookup; Lower-level laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath townhouse listed at $380k.

Deal economics

• At list price, monthly cash flow is $-157 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $352k (7.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $315k (17.1% below list).
• Recommended offer: $315k (17.1% below list) — sets the bar for 1% rule.
• Cap rate 5.8% vs local median 4.0% in Blaine — 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 71/100 on livability (#315 in MN) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, crime A; Watch: amenities F, commute F.
• Anoka-Hennepin Public School District (suburban): math 49% / reading 55% proficiency, ranked #71 of 301 in MN (top 24%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising fast (+4.4%/yr); 245 active listings in the ZIP; 2 comparable units currently listed for rent nearby; high-income renter base; 1,083 units permitted in Anoka County in 2024 (134 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $11k of value loss. Plan a longer hold.
• Anoka County population projected at +11% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $314,995 (17.1% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are B-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. 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?
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 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: 0.83% ✗
• Cap rate: 5.80%
• Cash-on-cash: -1.78%
• DSCR: 0.92
• GRM: 10.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 4.42% rent growth · sell at horizon

5-year hold

• IRR: -17.6%
• Equity multiple: 0.37×
• Total profit: $-66,964
• Equity at exit: $56,644

10-year hold

• IRR: -7.2%
• Equity multiple: 0.51×
• Total profit: $-51,700
• Equity at exit: $32,847

Cash invested: $106,372 (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 55449

• Home prices YoY: -23.8%
• Rents YoY: 4.4%
• Active inventory: 245
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $3,150 medium
• Mortgage (P&I): −$1,992
• Tax from tax record: −$321 /mo · $3,857/yr
• Insurance: −$158
• HOA: −$174
• Vacancy / Maint / Mgmt: −$661
• Net cashflow: $-157

Break-even live

Break-even rent $3,349

Max offer price $352,086

Occupancy floor 100%

Sensitivity live

Price	-10% $58	-5% $-50	+0% $-157	+5% $-265	+10% $-372
Rent	-10% $-406	-5% $-282	+0% $-157	+5% $-33	+10% $91
Rate	-1.0pp $34	-0.5pp $-61	base $-157	+0.5pp $-256	+1.0pp $-356

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: $94,975
• Closing costs: $11,397
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2445 120th Cir NE Blaine, MN	2.0–4.0	2.5–3.5	1894	$3,314	$1.75	0d	18	1.33mi
13202 Jewell St NE Minneapolis, MN	3.0–5.0	2.5–3.5	2217	$3,204	$1.44	0d	10	1.36mi

HOA detail

• Monthly dues: $174 · $2,088/yr

Listing history 3 events

1. 2026-06-21
   days on market $379,900 Active 4 DOM
2. 2026-06-18
   status $379,900 Active 1 DOM
3. 2026-06-17
   listed $379,900 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: $3,857 · $321/mo
• Projected year-2 tax: $4,056 · $338/mo
• Expected delta: +$199/yr (+$17/mo · 5.2%)

ⓘ 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 2/10 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 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $37,799
• − Mortgage interest: −$21,280
• − Property taxes: −$3,857
• − Insurance: −$1,900
• − Repairs & maintenance: −$3,024
• − Management: −$3,024
• − HOA: −$2,088
• − Depreciation: −$11,052
• Taxable loss: −$8,424
• Est. tax savings @ 24.0%: +$2,022
• After-tax cash flow: $133/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: Anoka-Hennepin Public School District
• NCES district ID: 2703180
• Math proficiency: 49% ▼ -14.00%
• Reading proficiency: 55% ▼ -10.00%
• Median HH income: $73,837
• Composite: 46.7/100
• National rank: #2400
• State rank: #71 of 301 in MN

Livability — Blaine

• Score: 71/100
• State rank: #315
• US rank: #7073

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Blaine, MN
• County: Anoka County · 277,116 people
• City population: 67,472
• Metro: Minneapolis-St. Paul-Bloomington, MN-WI
• Population (ZIP): 34,443
• Household income: $131,832
• Rent vs Own: 12.1% rent · 87.9% own
• Severe rent burden: 275.0

Population outlook (Anoka County) Hauer SSP2

• Today (2025): 375,223 people
• By 2030: 387,850 · +3.4%
• By 2040: 407,239 · +8.5%
• By 2050: 417,541 · +11.3%
• By 2075: 448,447 · +19.5%
• By 2100: 464,954 · +23.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (73%)
• Race & ethnicity: White 73% Asian 10% Black 9% Two or more races 6% Hispanic / Latino 4%
• Common ancestry: Portuguese 10% Romanian 5% Lithuanian 3%
• Foreign-born: 14% · Canada, Vietnam, China
• Languages at home: 79% English-only · Arabic 4% Other Asian/Pacific 4% Spanish 3%

Political lean MEDSL · Anoka

• 2024 margin: Toss-up / Even · D 46.6% · R 51.0% · Other 2.4%
• 2008→2024 swing: -2.0pp toward R · 2008: -2.4pp · 2024: -4.4pp
• All cycles: 2024: R+4.4 2020: R+1.9 2016: R+9.7 2012: R+2.6 2008: R+2.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -70.24%
• Current HPI: 225.2348
• Rent YoY: ▲ 4.42%
• 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

1 event — show timeline

• 2026-06-16 Coming Soon $379,900 NORTHSTARMLS as Distributed by MLS Grid

Property tax history

+42.1%/yr

Latest (2026): $3,857 · +4.2% YoY. Source: county tax records.