3001 Juniper Ln Unit H · Woodbury, MN 55125

$270,000

2 bd · 1.5 ba · 1,604 sqft · Townhouse public records · 34 Days on market

Built 1999 $168/sqft · 13% below area Est $310k · 13% under $440/mo HOA · 19% 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).

• ARV discount +13.4/15.0
• Cash flow +7.2/30.0
• Schools +5.2/10.0
• Livability +4.5/5.0
• 1% rule +3.6/10.0
• Rent growth +3.4/5.0
• Condition / age +2.5/5.0
• DSCR +1.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Amazing 2 bedroom townhouse located in the heart of Woodbury close to walking paths, parks and schools! The main level is light and bright with a large living room with a gas fireplace, a dining room and kitchen with all newer stainless steel appliances and loads of cabinet space. Updated bathrooms, light fixtures and brand new carpet throughout the entire home. The upper level offers a large loft space, spacious laundry room with upper cabinets, 2 generously sized bedrooms and a large full bathroom. All mechanicals have been updated including a new water softener and air conditioning unit in 2021. Association fee includes water/sewer! Red Rock Elementary, Lake Middle, and East Ridge High School.

Key facts

• Cozy gas fireplace
• Flexible space
• Walk-in closet

Tags

• VERSATILE LOFT
• COZY GAS FIREPLACE
• WALK-IN CLOSET
• SEPARATE UPSTAIRS LAUNDRY ROOM
• FLEXIBLE SPACE

Property features AI

Finance

• HOA & community: Has HOA managed by Cities Management; Monthly HOA fee of $440 covering hazard insurance, lawn care, grounds maintenance, professional management, and snow removal

Exterior

• Parking: Attached tuck-under garage with automatic opener; 2 garage spaces
• Utilities: City water (connected); City sewer (connected); Natural gas; Electric with circuit breakers
• Home design: Attached residential property; Two levels; Entry on main level
• Construction: Frame construction; Asphalt pitched roof; Slab foundation; Built area above grade: 1,600
• Exterior features: Vinyl exterior; Medium tree coverage

Interior

• Kitchen: Dishwasher; Range; Microwave; Refrigerator
• Bedrooms: Two bedrooms (one on upper level, one upper level listed as Bedroom 2); Upper-level loft (9x9)
• Bathrooms: One full bathroom (upper level); One half bathroom (main level)
• Heating & cooling: Forced-air heating; Central air conditioning
• Interior features: Gas fireplace (1); Kitchen and dining combined (Kitchen/Dining Room)
• Laundry & utility: Upper-level laundry; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath townhouse listed at $270k.

Deal economics

• At list price, monthly cash flow is $-375 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $204k (24.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $232k (13.9% below list).
• Recommended offer: $204k (24.5% below list) — sets the bar for cash-flow.
• Cap rate 4.6% vs local median 3.5% in Woodbury — 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 89/100 on livability (#6 in MN, #153 nationally) — a professional / high-income tenant draw. Strengths: schools A+, crime A+, commute 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.
• Market conditions: Rents rising (+3.6%/yr); 150 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals leasing fast (median 12d on market — plan ~1-2 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 $2k of loan paydown is wiped out by about $8k 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 34 days — a 3% lower offer ($262k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 22y 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.

Recommended offer $203,725 (24.5% 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 34 days. Have you received any prior offers? Is the seller open to a 25% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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?
7. 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.
8. 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.
9. 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: 0.86% ✗
• Cap rate: 4.63%
• Cash-on-cash: -5.96%
• DSCR: 0.74
• GRM: 9.7

CMA / ARV

• ARV (median comp): $310,352
• List price: $270,000
• Delta: -13.00%
• Verdict: UNDERPRICED
• Comps: 5 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.65% rent growth · sell at horizon

5-year hold

• IRR: -25.5%
• Equity multiple: 0.13×
• Total profit: $-65,870
• Equity at exit: $40,258

10-year hold

• IRR: -19.3%
• Equity multiple: -0.07×
• Total profit: $-80,764
• Equity at exit: $23,345

Cash invested: $75,600 (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 55125

• Rents YoY: 3.6%
• Active inventory: 150
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $2,324 medium
• Mortgage (P&I): −$1,416
• Tax from tax record: −$242 /mo · $2,908/yr
• Insurance: −$112
• HOA: −$440
• Vacancy / Maint / Mgmt: −$488
• Net cashflow: $-375

Break-even live

Break-even rent $2,798

Max offer price $203,725

Occupancy floor —

Sensitivity live

Price	-10% $-222	-5% $-299	+0% $-375	+5% $-452	+10% $-528
Rent	-10% $-559	-5% $-467	+0% $-375	+5% $-283	+10% $-192
Rate	-1.0pp $-239	-0.5pp $-306	base $-375	+0.5pp $-445	+1.0pp $-516

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: $67,500
• Closing costs: $8,100
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8632 Savanna Oaks Bay Unit C Saint Paul, MN	3.0	2.0	1300	$2,695	$2.07	15d	1	0.07mi
3183 Juniper Ln Unit C Saint Paul, MN	2.0	2.0	1650	$2,199	$1.33	12d	1	0.19mi
2150 Vining Dr Saint Paul, MN	1.0–3.0	1.0–2.5	1337	$2,425	$1.81	0d	25	0.91mi
4151 Benjamin Dr Saint Paul, MN	3.0	1.0–2.0	1073	$2,718	$2.53	0d	38	1.46mi

HOA detail

• Monthly dues: $440 · $5,280/yr
• Likely covers: watersewergas

Listing history 39 events

1. 2026-06-17
   status $270,000 Pending 34 DOM
2. 2026-06-16
   days on market $270,000 Contingent - Inspection 34 DOM
3. 2026-06-15
   days on market $270,000 Contingent - Inspection 33 DOM
4. 2026-06-13
   days on market $270,000 Contingent - Inspection 31 DOM
5. 2026-06-13
   days on market $270,000 Contingent - Inspection 30 DOM
6. 2026-06-10
   status $270,000 Contingent - Inspection 27 DOM
7. 2026-06-09
   days on market $270,000 Active 27 DOM
8. 2026-06-08
   days on market $270,000 Active 26 DOM
9. 2026-06-07
   days on market $270,000 Active 25 DOM
10. 2026-06-04
    days on market $270,000 Active 22 DOM
11. 2026-06-03
    days on market $270,000 Active 21 DOM
12. 2026-06-02
    days on market $270,000 Active 20 DOM
13. 2026-06-01
    days on market $270,000 Active 19 DOM
14. 2026-05-31
    days on market $270,000 Active 18 DOM
15. 2026-05-13
    listed $270,000 Active 985-char remark
16. 2026-05-11
    historical
17. 2026-05-04
    status Active
18. 2026-05-02
    historical
19. 2026-03-10
    price $280,000
20. 2026-02-17
    price $287,000
21. 2026-02-06
    listed $290,000 Active
22. 2026-02-03
    historical
23. 2022-02-24
    soldstatus $282,400 Sold

    Show marketing remark (705 chars)

    Amazing 2 bedroom townhouse located in the heart of Woodbury close to walking paths, parks and schools! The main level is light and bright with a large living room with a gas fireplace, a dining room and kitchen with all newer stainless steel appliances and loads of cabinet space. Updated bathrooms, light fixtures and brand new carpet throughout the entire home. The upper level offers a large loft space, spacious laundry room with upper cabinets, 2 generously sized bedrooms and a large full bathroom. All mechanicals have been updated including a new water softener and air conditioning unit in 2021. Association fee includes water/sewer! Red Rock Elementary, Lake Middle, and East Ridge High School.

24. 2022-01-31
    status Pending

    Show marketing remark (705 chars)

    Amazing 2 bedroom townhouse located in the heart of Woodbury close to walking paths, parks and schools! The main level is light and bright with a large living room with a gas fireplace, a dining room and kitchen with all newer stainless steel appliances and loads of cabinet space. Updated bathrooms, light fixtures and brand new carpet throughout the entire home. The upper level offers a large loft space, spacious laundry room with upper cabinets, 2 generously sized bedrooms and a large full bathroom. All mechanicals have been updated including a new water softener and air conditioning unit in 2021. Association fee includes water/sewer! Red Rock Elementary, Lake Middle, and East Ridge High School.

25. 2022-01-21
    listed $279,900 Active

    Show marketing remark (705 chars)

    Amazing 2 bedroom townhouse located in the heart of Woodbury close to walking paths, parks and schools! The main level is light and bright with a large living room with a gas fireplace, a dining room and kitchen with all newer stainless steel appliances and loads of cabinet space. Updated bathrooms, light fixtures and brand new carpet throughout the entire home. The upper level offers a large loft space, spacious laundry room with upper cabinets, 2 generously sized bedrooms and a large full bathroom. All mechanicals have been updated including a new water softener and air conditioning unit in 2021. Association fee includes water/sewer! Red Rock Elementary, Lake Middle, and East Ridge High School.

26. 2022-01-19
    historical $279,900

    Show marketing remark (705 chars)

    Amazing 2 bedroom townhouse located in the heart of Woodbury close to walking paths, parks and schools! The main level is light and bright with a large living room with a gas fireplace, a dining room and kitchen with all newer stainless steel appliances and loads of cabinet space. Updated bathrooms, light fixtures and brand new carpet throughout the entire home. The upper level offers a large loft space, spacious laundry room with upper cabinets, 2 generously sized bedrooms and a large full bathroom. All mechanicals have been updated including a new water softener and air conditioning unit in 2021. Association fee includes water/sewer! Red Rock Elementary, Lake Middle, and East Ridge High School.

27. 2010-05-19
    soldstatus $156,900
28. 2010-05-10
    soldstatus $156,900
29. 2010-02-18
    historical
30. 2010-01-22
    listed $156,900
31. 2010-01-16
    historical
32. 2009-10-16
    listed $159,900
33. 2005-05-10
    soldstatus $168,000
34. 2005-04-13
    historical
35. 2005-02-28
    listed $166,500
36. 2004-12-20
    historical
37. 2004-09-20
    listed $183,900
38. 2004-09-15
    historical
39. 2004-06-12
    listed $183,900

ⓘ 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: $2,908 · $242/mo
• Projected year-2 tax: $2,966 · $247/mo
• Expected delta: +$58/yr (+$5/mo · 2.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $27,882
• − Mortgage interest: −$15,124
• − Property taxes: −$2,908
• − Insurance: −$1,350
• − Repairs & maintenance: −$2,231
• − Management: −$2,231
• − HOA: −$5,280
• − Depreciation: −$7,855
• Taxable loss: −$9,096
• Est. tax savings @ 24.0%: +$2,183
• After-tax cash flow: $-2,319/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): 44,185
• Household income: $119,260
• Rent vs Own: 22.4% rent · 77.6% own
• Severe rent burden: 946.0

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 (76%)
• Race & ethnicity: White 76% Asian 9% Hispanic / Latino 6% Black 6% Two or more races 5%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Portuguese 11% Romanian 5% Lithuanian 4%
• Foreign-born: 11% · Canada, China, South Korea
• Languages at home: 86% English-only · Spanish 5% Other Asian/Pacific 4% Chinese 1%

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: ▼ -166.03%
• Current HPI: 241.9098
• Rent YoY: ▲ 3.65%
• 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

+46.8% since first listed

27 events — show timeline

• 2026-06-16 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2026-06-09 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2026-05-13 Listed $270,000 NORTHSTARMLS as Distributed by MLS Grid
• 2026-05-11 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2026-05-04 Relisted — NORTHSTARMLS as Distributed by MLS Grid
• 2026-05-02 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2026-03-10 Price Changed $280,000 NORTHSTARMLS as Distributed by MLS Grid
• 2026-02-17 Price Changed $287,000 NORTHSTARMLS as Distributed by MLS Grid
• 2026-02-06 Listed $290,000 NORTHSTARMLS as Distributed by MLS Grid
• 2026-02-03 Coming Soon — NORTHSTARMLS as Distributed by MLS Grid
• 2022-02-24 Sold (MLS) $282,400 NORTHSTARMLS as Distributed by MLS Grid
• 2022-01-31 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2022-01-21 Listed $279,900 NORTHSTARMLS as Distributed by MLS Grid
• 2022-01-19 Coming Soon $279,900 NORTHSTARMLS as Distributed by MLS Grid
• 2010-05-19 Sold (Public Records) $156,900 Public Records
• 2010-05-10 Sold (MLS) $156,900 NORTHSTARMLS as Distributed by MLS Grid
• 2010-02-18 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2010-01-22 Listed $156,900 NORTHSTARMLS as Distributed by MLS Grid
• 2010-01-16 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2009-10-16 Listed $159,900 NORTHSTARMLS as Distributed by MLS Grid
• 2005-05-10 Sold (MLS) $168,000 NORTHSTARMLS as Distributed by MLS Grid
• 2005-04-13 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2005-02-28 Listed $166,500 NORTHSTARMLS as Distributed by MLS Grid
• 2004-12-20 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2004-09-20 Listed $183,900 NORTHSTARMLS as Distributed by MLS Grid
• 2004-09-15 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2004-06-12 Listed $183,900 NORTHSTARMLS as Distributed by MLS Grid

Property tax history

+4.1%/yr

Latest (2025): $2,908 · +3.8% YoY. Source: county tax records.