7104 72nd Ln N · Brooklyn Park, MN 55428

$65,000

1 bd · 1.0 ba · 633 sqft · Condo public records · 92 Days on market

Built 1978 $103/sqft · 6% below area Est $69k · 6% under $319/mo HOA · 26% of rent

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Why this score? — see what drove the B 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 +28.1/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +10.0/15.0
• Schools +4.2/10.0
• Livability +4.0/5.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Low-Maintenance Living with Investor Potential! This well-maintained 1 bed, 1 bath corner-unit condo offers comfort, convenience, and versatility—perfect for both homeowners and savvy investors. Freshly painted with a new washer and dryer, the unit is move-in ready and designed for easy living. Enjoy the privacy of a rare fenced-in patio, ideal for relaxing, entertaining, or giving pets their own outdoor space. The corner-unit location provides added privacy and natural light, while the private garage stall offers secure parking and extra storage. Conveniently located just a short drive from major freeways, commuting and accessing nearby shopping, dining, and amenities is quick and easy. Whether you're looking for an affordable place to call home or a strong cash-flowing rental opportunity, this condo checks all the boxes.

Key facts

• $319 HOA
• Garage
• Built 1978

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $65k.

Deal economics

• At list price, monthly cash flow is $204 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $65k).
• Recommended offer: $59k (9.0% below list) — sets the bar for market timing.
• Cap rate 10.1% 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: Rents rising (+2.5%/yr); 109 active listings in the ZIP; 13 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 $449 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 2.5% rent growth), your $18k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 92 days — a 9% lower offer ($59k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 33y 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.

Risks & watch-outs

• Watch-outs: HOA is 26% of rent.

Recommended offer $59,150 (9.0% below list)

Questions for the listing agent

1. It's been on market 92 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1978 — 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. 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?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
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 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: 1.88% ✓
• Cap rate: 10.05%
• Cash-on-cash: 13.43%
• DSCR: 1.60
• GRM: 4.4

CMA / ARV

• ARV (median comp): $68,827
• List price: $65,000
• Delta: -5.56%
• Verdict: FAIR
• Comps: 2 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 2.52% rent growth · sell at horizon

5-year hold

• IRR: 3.0%
• Equity multiple: 1.11×
• Total profit: $2,063
• Equity at exit: $9,692

10-year hold

• IRR: 12.1%
• Equity multiple: 1.93×
• Total profit: $16,970
• Equity at exit: $5,620

Cash invested: $18,200 (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 55428

• Rents YoY: 2.5%
• Active inventory: 109
• Price-to-rent: 4.4×

Monthly cashflow live

• Estimated rent: $1,224 high
• Mortgage (P&I): −$341
• Tax from tax record: −$76 /mo · $912/yr
• Insurance: −$27
• HOA: −$319
• Vacancy / Maint / Mgmt: −$257
• Net cashflow: $204

Break-even live

Break-even rent $966

Max offer price $65,000

Occupancy floor 78%

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7282 72nd Ln N #343 Minneapolis, MN	1.0	1.0	608	$1,255	$2.06	4d	1	0.06mi
7254 72nd Ln N #354 Minneapolis, MN	1.0	1.0	702	$1,250	$1.78	24d	1	0.07mi
7468 72nd Ln N #301 Minneapolis, MN	1.0	1.0	608	$1,350	$2.22	4d	1	0.18mi
5805 73rd Ave N Brooklyn Park, MN	1.0	1.0	685	$1,233	$1.80	4d	2	0.92mi
6232 65th Ave N Brooklyn Park, MN	1.0	1.0	750	$1,062	$1.42	43d	3	1.00mi
5625 69th Ave N Minneapolis, MN	1.0–2.0	1.0	750	$1,075	$1.43	24d	11	1.06mi
6200 78th Ave N Minneapolis, MN	1.0	1.0	750	$1,092	$1.46	1d	3	1.06mi
6390 Douglas Dr N Brooklyn Park, MN	1.0–2.0	1.0	850	$1,179	$1.39	12d	3	1.16mi
6455 Zane Ave N Minneapolis, MN	1.0–3.0	1.0	952	$1,135	$1.19	4d	12	1.19mi
7870 Zane Ave N Minneapolis, MN	1.0–2.0	1.0	760	$965	$1.27	1d	12	1.19mi
7449 Imperial Dr N Minneapolis, MN	3.0	1.0	775	$1,172	$1.51	43d	1	1.21mi
7449 Imperial Dr N Minneapolis, MN	1.0	1.0	700	$1,159	$1.66	10d	3	1.22mi
6046 W Broadway Ave Minneapolis, MN	1.0–2.0	1.0	814	$1,142	$1.40	4d	2	1.44mi

HOA detail condo

• Monthly dues: $319 · $3,828/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 34 events

1. 2026-06-18
   days on market $65,000 Active 92 DOM
2. 2026-06-17
   days on market $65,000 Active 91 DOM
3. 2026-06-16
   days on market $65,000 Active 90 DOM
4. 2026-06-15
   days on market $65,000 Active 89 DOM
5. 2026-06-13
   days on market $65,000 Active 87 DOM
6. 2026-06-09
   days on market $65,000 Active 83 DOM
7. 2026-06-08
   days on market $65,000 Active 82 DOM
8. 2026-06-07
   days on market $65,000 Active 81 DOM
9. 2026-06-04
   days on market $65,000 Active 78 DOM
10. 2026-06-03
    days on market $65,000 Active 77 DOM
11. 2026-06-02
    days on market $65,000 Active 76 DOM
12. 2026-06-01
    days on market $65,000 Active 75 DOM
13. 2026-05-31
    days on market $65,000 Active 74 DOM
14. 2026-03-19
    listed $65,000 Active 844-char remark

    Show marketing remark (844 chars)

    Low-Maintenance Living with Investor Potential! This well-maintained 1 bed, 1 bath corner-unit condo offers comfort, convenience, and versatility—perfect for both homeowners and savvy investors. Freshly painted with a new washer and dryer, the unit is move-in ready and designed for easy living. Enjoy the privacy of a rare fenced-in patio, ideal for relaxing, entertaining, or giving pets their own outdoor space. The corner-unit location provides added privacy and natural light, while the private garage stall offers secure parking and extra storage. Conveniently located just a short drive from major freeways, commuting and accessing nearby shopping, dining, and amenities is quick and easy. Whether you're looking for an affordable place to call home or a strong cash-flowing rental opportunity, this condo checks all the boxes.

15. 2026-03-16
    historical $65,000 844-char remark

    Show marketing remark (844 chars)

    Low-Maintenance Living with Investor Potential! This well-maintained 1 bed, 1 bath corner-unit condo offers comfort, convenience, and versatility—perfect for both homeowners and savvy investors. Freshly painted with a new washer and dryer, the unit is move-in ready and designed for easy living. Enjoy the privacy of a rare fenced-in patio, ideal for relaxing, entertaining, or giving pets their own outdoor space. The corner-unit location provides added privacy and natural light, while the private garage stall offers secure parking and extra storage. Conveniently located just a short drive from major freeways, commuting and accessing nearby shopping, dining, and amenities is quick and easy. Whether you're looking for an affordable place to call home or a strong cash-flowing rental opportunity, this condo checks all the boxes.

16. 2025-11-01
    historical $1,130
17. 2025-10-09
    listed $1,130
18. 2022-10-13
    historical
19. 2022-10-01
    historical
20. 2021-09-09
    soldstatus $74,000
21. 2021-07-23
    soldstatus $74,000 Sold
22. 2021-06-11
    status Pending
23. 2021-06-01
    historical Contingent - Inspection
24. 2021-05-01
    listed $79,990 Active
25. 2021-04-17
    historical $79,990
26. 2019-07-19
    soldstatus $65,000 Sold
27. 2019-07-19
    soldstatus $65,000
28. 2019-07-05
    status Pending
29. 2019-06-28
    listed $65,000 Active
30. 2007-11-30
    historical
31. 2007-07-28
    listed $69,900
32. 1993-06-25
    soldstatus $17,500
33. 1993-01-07
    listed $18,900
34. 1980-12-01
    soldstatus $43,400

ⓘ 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: $912 · $76/mo
• Projected year-2 tax: $912 · $76/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 ≥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: $14,683
• − Mortgage interest: −$3,641
• − Property taxes: −$912
• − Insurance: −$325
• − Repairs & maintenance: −$1,175
• − Management: −$1,175
• − HOA: −$3,828
• − Depreciation: −$1,891
• Taxable income: $1,737
• Est. tax owed @ 24.0%: −$417
• After-tax cash flow: $2,027/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 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
• County: Hennepin County · 1,150,272 people
• City population: 33,660
• Metro: Minneapolis-St. Paul-Bloomington, MN-WI
• Population (ZIP): 32,499
• Household income: $74,860
• Rent vs Own: 43.8% rent · 56.2% own
• Severe rent burden: 1939.0

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: Diverse neighborhood (Simpson 0.65)
• Race & ethnicity: White 49% Black 30% Hispanic / Latino 8% Asian 7% Two or more races 7%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Swiss 8% Portuguese 6% Romanian 2%
• Foreign-born: 20% · Canada
• Languages at home: 80% English-only · Spanish 6% Other Asian/Pacific 5% 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: ▼ -276.37%
• Current HPI: 239.4693
• Rent YoY: ▲ 2.52%
• 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

+49.8% since first listed

21 events — show timeline

• 2026-03-19 Listed $65,000 NORTHSTARMLS as Distributed by MLS Grid
• 2026-03-16 Coming Soon $65,000 NORTHSTARMLS as Distributed by MLS Grid
• 2025-11-01 Rental Removed $1,130 SHOWMOJO
• 2025-10-09 Listed for Rent $1,130 SHOWMOJO
• 2022-10-13 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2022-10-01 Coming Soon — NORTHSTARMLS as Distributed by MLS Grid
• 2021-09-09 Sold (Public Records) $74,000 Public Records
• 2021-07-23 Sold (MLS) $74,000 NORTHSTARMLS as Distributed by MLS Grid
• 2021-06-11 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2021-06-01 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2021-05-01 Listed $79,990 NORTHSTARMLS as Distributed by MLS Grid
• 2021-04-17 Coming Soon $79,990 NORTHSTARMLS as Distributed by MLS Grid
• 2019-07-19 Sold (Public Records) $65,000 Public Records
• 2019-07-19 Sold (MLS) $65,000 NORTHSTARMLS as Distributed by MLS Grid
• 2019-07-05 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2019-06-28 Listed $65,000 NORTHSTARMLS as Distributed by MLS Grid
• 2007-11-30 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2007-07-28 Listed $69,900 NORTHSTARMLS as Distributed by MLS Grid
• 1993-06-25 Sold (MLS) $17,500 NORTHSTARMLS as Distributed by MLS Grid
• 1993-01-07 Listed $18,900 NORTHSTARMLS as Distributed by MLS Grid
• 1980-12-01 Sold (Public Records) $43,400 Public Records

Property tax history

+5.8%/yr

Latest (2025): $912 · -3.4% YoY. Source: county tax records.