1934 72nd St · Centerville, MN 55038

$249,600

3 bd · 2.0 ba · 904 sqft · SingleFamily public records · 20 Days on market

Built 1991 0.27 ac lot

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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 +12.7/30.0
• ARV discount +7.5/15.0
• Schools +5.5/10.0
• 1% rule +4.2/10.0
• DSCR +3.8/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

"Highest and best offer" has been requested by the seller for the property located at 1934 72ND STREET, CENTERVILLE MN 55038. The seller is currently in a multiple offer scenario related to the Buyer/Property Address listed above and you are receiving this message as a result of a request for the Buyer's highest and best offer. Should the Buyer choose to participate in submitting their highest and best offer, the deadline to do so is 6/3/2026 11:59:00 PM Mountain Time. Any offers received after this time may not be considered. Opportunity for equity gain in a quiet area of Centerville. Home needs significant work throughout. This could be a gem with repairs and updating throughout

Key facts

• Yard shed interior
• Pond behind backyard
• Expansive deck

Tags

• EXPANSIVE DECK
• YARD SHED INTERIOR
• POND BEHIND BACKYARD

Property features AI

Exterior

• Parking: Attached insulated garage; Asphalt driveway; 2-car garage
• Utilities: City water (connected); City sewer (connected); Natural gas; Electric service with circuit breakers; Electric service provided by Connexus Energy
• Home design: Residential property; Split entry (bi-level) design; Entry/main level living areas on main floor
• Construction: Frame construction; Block foundation; Roof older than 8 years
• Exterior features: Vinyl exterior; Deck; Storage shed; Medium tree coverage on lot; Level topography; City street frontage with public road maintenance

Interior

• Kitchen: Range; Refrigerator; Kitchen with dining area
• Bedrooms: 3 bedrooms total; Primary bedroom on the main floor; Additional bedrooms on main and lower levels
• Flooring: Tile floors (some areas)
• Bathrooms: One full bathroom on the main floor; One 3/4 bathroom in the basement; Primary bathroom with walk-through access
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Finished basement with daylight/lookout windows; Fireplace (1); Informal dining area / kitchen-dining combo; Main floor primary bedroom; Tile floors in some areas; Deck access from main level
• Laundry & utility: Washer hookup in basement; Washer/Dryer hookup indicated

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $-29 ($-352/yr) — negative.
• To cash-flow at today's rent, offer at most $244k (2.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $230k (8.0% below list).
• Recommended offer: $230k (8.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 71/100 on livability (#301 in MN) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Centennial Public School District (suburban): math 59% / reading 62% proficiency, ranked #26 of 301 in MN (top 9%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 13% free/reduced lunch — higher-income household profile.
• Zoned schools: Centerville Elementary (math 83% / reading 72%, grade A, #21 of 857 statewide, top 3%, 575 students, 13% FRL); Centennial Middle (math 47% / reading 58%, grade C+, #59 of 258 statewide, top 24%, 1,529 students, 26% FRL); Centennial High School (math 55% / reading 55%, grade C, #83 of 471 statewide, top 18%, 1,982 students, 24% FRL).
• Market conditions: 278 active listings in the ZIP; 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 $2k of loan paydown is wiped out by about $7k 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

• It's been on market 20 days — a 2% lower offer ($246k) is reasonable based on typical stale-listing flexibility.

Recommended offer $229,548 (8.0% 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. 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. 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?
5. 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.
6. 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.
7. 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: 0.92% ✗
• Cap rate: 6.15%
• Cash-on-cash: -0.50%
• DSCR: 0.98
• GRM: 9.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -17.1%
• Equity multiple: 0.40×
• Total profit: $-42,206
• Equity at exit: $37,216

10-year hold

• IRR: -8.9%
• Equity multiple: 0.45×
• Total profit: $-38,722
• Equity at exit: $21,581

Cash invested: $69,888 (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 55038

• Home prices YoY: -31.6%
• Active inventory: 278
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $2,295 medium
• Mortgage (P&I): −$1,309
• Tax from tax record: −$430 /mo · $5,158/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$482
• Net cashflow: $-29

Break-even live

Break-even rent $2,333

Max offer price $244,420

Occupancy floor 96%

Sensitivity live

Price	-10% $112	-5% $41	+0% $-29	+5% $-100	+10% $-171
Rent	-10% $-211	-5% $-120	+0% $-29	+5% $61	+10% $152
Rate	-1.0pp $96	-0.5pp $34	base $-29	+0.5pp $-94	+1.0pp $-160

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: $62,400
• Closing costs: $7,488
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-17
   status $249,600 Pending 20 DOM
2. 2026-06-17
   days on market $249,600 Active 20 DOM
3. 2026-06-16
   days on market $249,600 Active 19 DOM
4. 2026-06-15
   days on market $249,600 Active 18 DOM
5. 2026-06-13
   days on market $249,600 Active 16 DOM
6. 2026-06-13
   days on market $249,600 Active 15 DOM
7. 2026-06-09
   days on market $249,600 Active 12 DOM
8. 2026-06-08
   days on market $249,600 Active 11 DOM
9. 2026-06-07
   days on market $249,600 Active 10 DOM
10. 2026-06-04
    days on market $249,600 Active 7 DOM
11. 2026-06-03
    days on market $249,600 Active 6 DOM
12. 2026-06-02
    days on market $249,600 Active 5 DOM
13. 2026-06-02
    remarks 689-char remark
14. 2026-06-01
    days on market $249,600 Active 4 DOM
15. 2026-05-31
    days on market $249,600 Active 3 DOM
16. 2026-05-28
    listed $249,600 Active

ⓘ 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: $5,158 · $430/mo
• Projected year-2 tax: $5,158 · $430/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: $27,546
• − Mortgage interest: −$13,981
• − Property taxes: −$5,158
• − Insurance: −$1,248
• − Repairs & maintenance: −$2,204
• − Management: −$2,204
• − Depreciation: −$7,261
• Taxable loss: −$4,510
• Est. tax savings @ 24.0%: +$1,082
• After-tax cash flow: $731/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: Centennial Public School District
• NCES district ID: 2708100
• Math proficiency: 59% ▼ -12.00%
• Reading proficiency: 62% ▼ -6.00%
• Median HH income: $84,468
• Composite: 54.78/100
• National rank: #1316
• State rank: #26 of 301 in MN

Livability — Centerville

• Score: 71/100
• State rank: #301
• US rank: #6604

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Centerville, MN
• County: Washington County · 235,613 people
• Metro: Minneapolis-St. Paul-Bloomington, MN-WI
• Population (ZIP): 25,061
• Household income: $130,931
• Rent vs Own: 8.6% rent · 91.4% own
• Severe rent burden: 222.0

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 (87%)
• Race & ethnicity: White 87% Asian 4% Two or more races 4% Hispanic / Latino 3% Black 3%
• Common ancestry: Portuguese 14% Lithuanian 7% Romanian 4%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Other Asian/Pacific 2% Spanish 1%

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: ▼ -103.33%
• Current HPI: 223.6524
• Rent YoY: —
• 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

• 2026-05-28 Listed $249,600 NORTHSTARMLS as Distributed by MLS Grid

Property tax history

+5.0%/yr

Latest (2026): $5,158 · +6.0% YoY. Source: county tax records.