13900 63rd Ave N · Maple Grove, MN 55311

$219,900

3 bd · 2.0 ba · 1,554 sqft · SingleFamily public records · 1 Days on market

Built 1960 0.28 ac lot

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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 +23.8/30.0
• DSCR +7.7/10.0
• ARV discount +7.5/15.0
• 1% rule +6.2/10.0
• Schools +4.2/10.0
• Rent growth +4.0/5.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Unleash the Potential: Incredible Sweat Equity Opportunity in Maple Grove! Whether you are a first-time homebuyer looking to stop paying rent and start building equity or a seasoned investor searching for your next high-margin project, this property is the golden ticket you’ve been waiting for. Situated on a highly desirable walk-out corner lot in a competitive, high-demand Maple Grove neighborhood, the foundation for a spectacular home is already here. Just across the street, you’ll find a serene natural habitat and a peaceful trail system—giving you a picturesque backdrop and an unbeatable location advantage. This property is a true diamond in the rough, brimming with fi

Key facts

• Hard wood floors
• Premium corner lot
• Walk-out corner lot

Tags

• WALK-OUT CORNER LOT
• PREMIUM CORNER LOT
• HARD WOOD FLOORS
• FUNCTIONAL LAYOUT
• EXPANSION POTENTIAL

Property features AI

Exterior

• Parking: Attached 2-car garage with 8-ft garage door
• Utilities: City water connected; City sewer connected; Natural gas; 150 amp electrical service
• Home design: Residential property; One level (main living on one level) with lower level walkout
• Construction: Built with block and frame construction; Foundation: block and wood; Asphalt roof (age over 8 years)
• Exterior features: Patio; Corner lot; City street frontage; Publicly maintained road

Interior

• Kitchen: Eat-in kitchen; Range; Microwave; Refrigerator; Dishwasher
• Bedrooms: 4 bedrooms total; Main level bedrooms include Bedroom, Bedroom 2, Bedroom 3; Lower level bedroom (Bedroom 4)
• Bathrooms: One full bath on the main floor; One 3/4 bath in the basement
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Finished basement with walkout; Block basement; Gas fireplace; Eat-in kitchen; 3 bedrooms on one level (main floor bedroom); Family room on lower level; Storage room in lower level
• Laundry & utility: Laundry located on lower level; Washer and dryer included

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $220k.

Deal economics

• At list price, monthly cash flow is $422 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $220k).
• Cap rate 8.6% vs local median 3.4% in Maple Grove — 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 (#54 in MN, #1,353 nationally) — a professional / high-income tenant draw. Strengths: commute A+, employment A+, housing A+; Watch: amenities D, cost of living D.
• 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 fast (+5.9%/yr); 300 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals leasing fast (median 2d 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).

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.
• At projected returns (-3.0% appreciation + 5.9% rent growth), your $62k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 33y ago; this cycle's ask is 137% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $89k; list at $220k implies a 147% gain — meaningful room to come down on a strong offer.

Recommended offer $219,900

Questions for the listing agent

1. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.12% ✓
• Cap rate: 8.59%
• Cash-on-cash: 8.22%
• DSCR: 1.37
• GRM: 7.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 5.86% rent growth · sell at horizon

5-year hold

• IRR: -0.6%
• Equity multiple: 0.98×
• Total profit: $-1,412
• Equity at exit: $32,788

10-year hold

• IRR: 11.9%
• Equity multiple: 2.06×
• Total profit: $65,378
• Equity at exit: $19,013

Cash invested: $61,572 (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 55311

• Rents YoY: 5.9%
• Active inventory: 300
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $2,472 high
• Mortgage (P&I): −$1,153
• Tax from tax record: −$286 /mo · $3,436/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$519
• Net cashflow: $422

Break-even live

Break-even rent $1,938

Max offer price $219,900

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: $54,975
• Closing costs: $6,597
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
13465 60th Pl N #31 Minneapolis, MN	2.0	1.0	1208	$2,100	$1.74	3d	1	0.54mi
6400 Sycamore Ln N Maple Grove, MN	1.0–2.0	1.0–2.0	958	$1,965	$2.05	2d	11	0.72mi
5814 Teakwood Ln N Plymouth, MN	2.0–3.0	1.0–2.0	1224	$2,534	$2.07	1d	12	0.90mi
6110 Quinwood Ln N Minneapolis, MN	1.0–3.0	1.0–2.0	1047	$2,495	$2.38	1d	22	0.95mi
15377 60th Ave N Minneapolis, MN	3.0	2.5	1792	$2,400	$1.34	16d	1	1.07mi
6876 Vicksburg Ln N Maple Grove, MN	2.0–3.0	1.5	1110	$2,350	$2.12	1d	6	1.28mi
13874 52nd Ave N Minneapolis, MN	2.0	1.5	1500	$1,995	$1.33	24d	1	1.41mi
13874 52nd Ave N Minneapolis, MN	2.0	1.5	1500	$1,995	$1.33	4d	1	1.41mi
5200 Annapolis Ln N Minneapolis, MN	2.0	1.0–2.0	953	$2,330	$2.44	2d	13	1.44mi

Listing history 2 events

1. 2026-06-17
   remarks 681-char remark
2. 2026-06-17
   listed $219,900 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: $3,436 · $286/mo
• Projected year-2 tax: $3,436 · $286/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 · 13 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: $29,664
• − Mortgage interest: −$12,318
• − Property taxes: −$3,436
• − Insurance: −$1,100
• − Repairs & maintenance: −$2,373
• − Management: −$2,373
• − Depreciation: −$6,397
• Taxable income: $1,667
• Est. tax owed @ 24.0%: −$400
• After-tax cash flow: $4,661/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 — Maple Grove

• Score: 81/100
• State rank: #54
• US rank: #1353

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Maple Grove, MN
• County: Hennepin County · 1,150,272 people
• City population: 77,762
• Metro: Minneapolis-St. Paul-Bloomington, MN-WI
• Population (ZIP): 38,472
• Household income: $153,568
• Rent vs Own: 13.3% rent · 86.7% own
• Severe rent burden: 497.0

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 (80%)
• Race & ethnicity: White 80% Asian 8% Black 7% Two or more races 3% Hispanic / Latino 1%
• Common ancestry: Portuguese 12% Lithuanian 4% Romanian 4%
• Foreign-born: 12% · Canada, Vietnam, South Korea
• Languages at home: 87% English-only · Other Indo-European 3% Vietnamese 1% Chinese 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: ▼ -181.69%
• Current HPI: 213.3896
• Rent YoY: ▲ 5.86%
• 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

+144.6% since first listed

9 events — show timeline

• 2026-06-17 Coming Soon $219,900 NORTHSTARMLS as Distributed by MLS Grid
• 1995-10-06 Sold (Public Records) $89,000 Public Records
• 1995-09-19 Sold (Public Records) $89,000 Public Records
• 1995-08-15 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 1995-08-14 Sold (MLS) $89,000 NORTHSTARMLS as Distributed by MLS Grid
• 1995-07-10 Listed $92,900 NORTHSTARMLS as Distributed by MLS Grid
• 1993-08-12 Sold (Public Records) $87,500 Public Records
• 1993-05-26 Sold (MLS) $87,500 NORTHSTARMLS as Distributed by MLS Grid
• 1993-04-20 Listed $89,899 NORTHSTARMLS as Distributed by MLS Grid

Property tax history

+2.5%/yr

Latest (2025): $3,436 · -4.9% YoY. Source: county tax records.