Franklin Plan · Woodbury, MN 55129

$362,990

3 bd · 2.5 ba · 1,800 sqft · Townhouse · 41 Days on market

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Why this score? — see what drove the F 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 +7.5/15.0
• Cash flow +6.0/30.0
• Schools +5.2/10.0
• Livability +4.5/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• 1% rule +1.3/10.0
• DSCR +0.4/10.0
• Appreciation +0.0/10.0

Listing remarks

This new two-story townhome is an end unit featuring a contemporary design. The first floor offers a stylish open-concept layout among the Great Room, dining room and kitchen. Upstairs are a loft that adds shared living space, two secondary bedrooms and a luxe owner's suite with a retreat.

Key facts

• End unit
• Luxe owner's suite
• Open concept layout

Tags

• TWO STORY TOWNHOME
• END UNIT
• OPEN CONCEPT LAYOUT
• LUXE OWNER'S SUITE

Property features AI

Finance

• Other: Address: Franklin Plan, Woodbury, MN 55129; Status: Active; Last updated: 2026-05-21
• Financial info: List price $382,990

Exterior

• Parking: 2 garage spaces (2 total parking spaces)
• Home design: Single-family plan (Franklin)
• Exterior features: Living area approximately 1800

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms, 1 half bathroom (2.5 total)
• Interior features: Plan name: Franklin; New construction plan

🏗️ New construction. The $362,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $426,492.

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $363k.

Deal economics

• At list price, monthly cash flow is $-816 ($-10k/yr) — negative.
• To cash-flow at today's rent, offer at most $308k (15.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $270k (25.7% below list).
• Recommended offer: $270k (25.7% below list) — sets the bar for 1% rule.
• Cap rate 4.0% vs local median 3.2% in Woodbury — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 89/100 on livability (#6 in MN, #153 nationally) — a professional / high-income tenant draw. Strengths: crime A+, commute A+, employment A+; Watch: cost of living F.
• South Washington County School District (suburban): math 52% / reading 61% proficiency, ranked #40 of 301 in MN (top 13%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 14% free/reduced lunch — higher-income household profile.
• Zoned schools: Gordon Bailey Elementary (math 61% / reading 65%, grade B, #168 of 857 statewide, top 20%, 653 students, 18% FRL); Woodbury Middle School (math 44% / reading 60%, grade C+, #63 of 258 statewide, top 25%, 1,108 students, 24% FRL); East Ridge High School (math 67% / reading 77%, grade B+, #13 of 471 statewide, top 3%, 2,021 students, 15% FRL) — zoned schools at 19% FRL track the district average.
• Market conditions: Rents rising (+2.9%/yr); 357 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 1,405 units permitted in Washington County in 2024 (121 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 $13k of value loss. Plan a longer hold.
• Washington County population projected at +16% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 41 days — a 3% lower offer ($352k) is reasonable based on typical stale-listing flexibility.

Recommended offer $269,764 (25.7% 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. It's been on market 41 days. Have you received any prior offers? Is the seller open to a 26% concession, seller financing, or rate buy-down credit?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.63% ✗
• Cap rate: 4.00%
• Cash-on-cash: -8.20%
• DSCR: 0.64
• GRM: 13.2

CMA / ARV

• ARV (median comp): $426,492
• List price: $362,990
• Delta: -14.89%
• Verdict: UNDERPRICED
• Comps: 3 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 2.91% rent growth · sell at horizon

5-year hold

• IRR: -30.8%
• Equity multiple: -0.02×
• Total profit: $-121,301
• Equity at exit: $63,591

10-year hold

• IRR: -33.9%
• Equity multiple: -0.45×
• Total profit: $-173,404
• Equity at exit: $36,875

Cash invested: $119,418 (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 55129

• Home prices YoY: -24.4%
• Rents YoY: 2.9%
• Active inventory: 357
• Price-to-rent: 11.2×

Monthly cashflow live

• Estimated rent: $2,698 high
• Mortgage (P&I): −$2,237
• Tax est. 1.5%: −$533 /mo · $6,397/yr
• Insurance: −$178
• HOA: −$0
• Vacancy / Maint / Mgmt: −$567
• Net cashflow: $-816

Break-even live

Break-even rent $3,731

Max offer price $308,379

Occupancy floor —

Sensitivity live

Price	-10% $-522	-5% $-669	+0% $-816	+5% $-964	+10% $-1,111
Rent	-10% $-1,029	-5% $-923	+0% $-816	+5% $-710	+10% $-603
Rate	-1.0pp $-601	-0.5pp $-708	base $-816	+0.5pp $-927	+1.0pp $-1,039

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: $106,623
• Closing costs: $12,795
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5275 Long Pointe Pass Saint Paul, MN	3.0	2.5	1782	$2,500	$1.40	45d	1	0.15mi
8797 Granite Cir Saint Paul, MN	3.0	2.5	1894	$2,450	$1.29	23d	1	0.65mi
8047 Abercrombie Ln Saint Paul, MN	3.0	3.0	1769	$2,699	$1.53	6d	1	0.80mi
8042 Abercrombie Ln Saint Paul, MN	3.0	2.5	2046	$2,445	$1.20	12d	1	0.84mi
4799 Equine Trl Woodbury, MN	3.0	2.5	1769	$1,200	$0.68	21d	1	0.90mi
10108 Sunbird Cir Saint Paul, MN	2.0–4.0	2.0–3.0	1815	$3,298	$1.82	0d	7	1.18mi

Listing history 16 events

1. 2026-06-21
   days on market $362,990 Active 41 DOM
2. 2026-06-18
   days on market $362,990 Active 38 DOM
3. 2026-06-17
   days on market $362,990 Active 37 DOM
4. 2026-06-16
   days on market $362,990 Active 36 DOM
5. 2026-06-15
   days on market $362,990 Active 35 DOM
6. 2026-06-13
   days on market $362,990 Active 33 DOM
7. 2026-06-13
   pricedays on market $362,990 Active 32 DOM
8. 2026-06-09
   days on market $388,990 Active 29 DOM
9. 2026-06-08
   pricedays on market $388,990 Active 28 DOM
10. 2026-06-07
    days on market $386,990 Active 27 DOM
11. 2026-06-04
    pricedays on market $386,990 Active 24 DOM
12. 2026-06-03
    days on market $382,990 Active 23 DOM
13. 2026-06-02
    days on market $382,990 Active 22 DOM
14. 2026-06-01
    days on market $382,990 Active 21 DOM
15. 2026-05-31
    days on market $382,990 Active 20 DOM
16. 2026-05-11
    listed $382,990 Active 290-char remark

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $32,372
• − Mortgage interest: −$23,890
• − Property taxes: −$6,397
• − Insurance: −$2,132
• − Repairs & maintenance: −$2,590
• − Management: −$2,590
• − Depreciation: −$12,407
• Taxable loss: −$17,635
• Est. tax savings @ 24.0%: +$4,232
• After-tax cash flow: $-5,563/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: South Washington County School District
• NCES district ID: 2733810
• Math proficiency: 52% ▼ -13.00%
• Reading proficiency: 61% ▼ -7.00%
• Median HH income: $88,285
• Composite: 51.8/100
• National rank: #1670
• State rank: #40 of 301 in MN

Livability — Woodbury

• Score: 89/100
• State rank: #6
• US rank: #153

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Woodbury, MN
• County: Washington County · 235,613 people
• City population: 78,305
• Metro: Minneapolis-St. Paul-Bloomington, MN-WI
• Population (ZIP): 34,120
• Household income: $143,795
• Rent vs Own: 22.3% rent · 77.7% own
• Severe rent burden: 639.0

Population outlook (Washington County) Hauer SSP2

• Today (2025): 278,554 people
• By 2030: 290,465 · +4.3%
• By 2040: 310,014 · +11.3%
• By 2050: 324,118 · +16.4%
• By 2075: 362,697 · +30.2%
• By 2100: 381,491 · +37.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (66%)
• Race & ethnicity: White 66% Asian 17% Black 8% Two or more races 5% Hispanic / Latino 3%
• Common ancestry: Portuguese 8% Romanian 5% Lithuanian 2%
• Foreign-born: 16% · Canada, China, Vietnam
• Languages at home: 77% English-only · Other Indo-European 5% Other Asian/Pacific 5% Spanish 3%

Political lean MEDSL · Washington

• 2024 margin: Lean D (+8.9) · D 53.5% · R 44.6% · Other 1.9%
• 2008→2024 swing: +4.6pp toward D · 2008: 4.3pp · 2024: 8.9pp
• All cycles: 2024: D+8.9 2020: D+9.2 2016: D+1.9 2012: D+0.8 2008: D+4.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -69.89%
• Current HPI: 216.0248
• Rent YoY: ▲ 2.91%
• 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