10956 Fox Hollow Cir N · Champlin, MN 55316

$400,000

4 bd · 3.0 ba · 2,036 sqft · SingleFamily public records · 14 Days on market

Built 1999 9,147 sqft lot $196/sqft · 15% above area Est $465k · 14% under

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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 +13.8/15.0
• Cash flow +6.9/30.0
• Schools +4.7/10.0
• Livability +4.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.9/10.0
• DSCR +1.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Master suite features large walk-in closet, master bath includes corner jacuzzi tub. Park less than 1 block away. Property located in a cul-de-sac. Subject to bank approval.

Key facts

• 9,147 sq ft lot
• 3 garage spots
• Built 1999

Property features AI

Finance

• Other: Lot approximately 0.21 acres (lot dimensions: 67 x 25 x 123 x 82 x 144); Above grade finished area included; Below grade finished area included

Exterior

• Parking: Attached garage with garage door opener; 3-car garage (approximately 27'8" x 22'3"); Asphalt driveway
• Utilities: City water connected (water in street); City sewer connected (sewer in street); Electrical service with circuit breakers; Natural gas
• Home design: Residential property; Two levels; Primary living on main level; Above- and below-grade finished living areas included
• Construction: Brick/stone and other construction materials; Foundation: block, brick/mortar and other; Roof 8 years old or newer
• Exterior features: Deck, patio and side porch; Stone and vinyl exterior; Full fencing (chain link, vinyl, wood); Cul-de-sac frontage; Public maintained road

Interior

• Kitchen: Dishwasher; Range; Microwave; Refrigerator; Stainless steel appliances; Kitchen island; Eat-in kitchen / informal dining
• Bedrooms: 4 bedrooms total; Primary bedroom suite (main floor); Three bedrooms on upper level; Main floor bedroom
• Flooring: Tile floors
• Bathrooms: Full primary bath with separate tub and walk-in shower; Private primary bath; Upper level full bath; Main floor 3/4 bath; Upper level 3/4 bath
• Heating & cooling: Forced air heating; Central air conditioning; Fireplace(s) provide supplementary heat
• Interior features: Ceiling fans; Gas fireplace with insert in living room; Partially finished basement with egress window(s); Water softener owned; In-ground sprinkler; Kitchen center island; Kitchen window; Walk-in closet(s)
• Laundry & utility: Main level laundry; Washer hookup; Gas dryer hookup; Washer/Dryer hookup (general)

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $400k.

Deal economics

• At list price, monthly cash flow is $-605 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $293k (26.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $276k (31.0% below list).
• Recommended offer: $276k (31.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 90/100 on livability (#4 in MN, #106 nationally) — a professional / high-income tenant draw. Strengths: commute A+, employment A+, housing A+.
• Anoka-Hennepin Public School District (suburban): math 49% / reading 55% proficiency, ranked #71 of 301 in MN (top 24%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 106 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 20d on market — plan ~3-4 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 $3k of loan paydown is wiped out by about $12k 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.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 24y ago; this cycle's ask has dropped $25k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $260k; list at $400k implies a 54% gain — meaningful room to come down on a strong offer.

Recommended offer $276,114 (31.0% 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: 0.69% ✗
• Cap rate: 4.48%
• Cash-on-cash: -6.48%
• DSCR: 0.71
• GRM: 12.1

CMA / ARV

• ARV (median comp): $465,393
• List price: $400,000
• Delta: -14.05%
• Verdict: UNDERPRICED
• Comps: 6 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10013 Hidden Oaks Ln N	0.11mi	3/3.0 (-1)	2,107 (+4%)	12mo	$468,000	$222	74
11140 Gettysburg Ave N	0.42mi	3/2.0 (-1)	2,088 (+3%)	21mo	$340,000	$163	50
10698 Boundary Creek Ter	0.54mi	4/2.0	1,803 (-11%)	16mo	$375,000	$208	39

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: -27.5%
• Equity multiple: 0.08×
• Total profit: $-103,292
• Equity at exit: $59,641

10-year hold

• IRR: -25.6%
• Equity multiple: -0.24×
• Total profit: $-139,334
• Equity at exit: $34,585

Cash invested: $112,000 (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 55316

• Active inventory: 106
• Price-to-rent: 12.1×

Monthly cashflow live

• Estimated rent: $2,761 medium
• Mortgage (P&I): −$2,098
• Tax from tax record: −$522 /mo · $6,263/yr
• Insurance: −$167
• HOA: −$0
• Vacancy / Maint / Mgmt: −$580
• Net cashflow: $-605

Break-even live

Break-even rent $3,527

Max offer price $293,132

Occupancy floor —

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: $100,000
• Closing costs: $12,000
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10414 Valley Forge Ln N Maple Grove, MN	4.0	2.0	2487	$3,300	$1.33	19d	1	0.80mi
11408 Winnetka Ave N Champlin, MN	3.0	1.0	1428	$1,050	$0.74	20d	1	1.48mi
11960 Emery Village Dr N Champlin, MN	3.0	3.0	1665	$2,299	$1.38	21d	1	1.49mi

Listing history 19 events

1. 2026-05-12
   status Pending 1558-char remark
2. 2026-05-11
   status Active 1558-char remark
3. 2026-05-11
   status Pending 1558-char remark
4. 2026-05-06
   price $400,000 1558-char remark
5. 2026-04-29
   listed $425,000 Active 1558-char remark
6. 2026-04-25
   historical $425,000 1558-char remark
7. 2009-04-24
   soldstatus $259,500 173-char remark

   Show marketing remark (173 chars)

   Master suite features large walk-in closet, master bath includes corner jacuzzi tub. Park less than 1 block away. Property located in a cul-de-sac. Subject to bank approval.

8. 2009-04-20
   historical 173-char remark

   Show marketing remark (173 chars)

   Master suite features large walk-in closet, master bath includes corner jacuzzi tub. Park less than 1 block away. Property located in a cul-de-sac. Subject to bank approval.

9. 2009-01-14
   listed $255,000 173-char remark

   Show marketing remark (173 chars)

   Master suite features large walk-in closet, master bath includes corner jacuzzi tub. Park less than 1 block away. Property located in a cul-de-sac. Subject to bank approval.

10. 2008-12-29
    historical
11. 2008-09-19
    listed $249,900
12. 2008-08-26
    historical
13. 2008-02-26
    listed $259,900
14. 2002-07-24
    soldstatus $255,000
15. 2002-06-18
    soldstatus $255,000
16. 2002-04-30
    soldstatus $255,000
17. 2002-02-14
    historical
18. 2002-02-01
    listed $259,900
19. 1999-03-16
    soldstatus $45,900

ⓘ 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: $6,263 · $522/mo
• Projected year-2 tax: $6,263 · $522/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 ≥100°F today · 14 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $33,134
• − Mortgage interest: −$22,406
• − Property taxes: −$6,263
• − Insurance: −$2,000
• − Repairs & maintenance: −$2,651
• − Management: −$2,651
• − Depreciation: −$11,636
• Taxable loss: −$14,474
• Est. tax savings @ 24.0%: +$3,474
• After-tax cash flow: $-3,786/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: Anoka-Hennepin Public School District
• NCES district ID: 2703180
• Math proficiency: 49% ▼ -14.00%
• Reading proficiency: 55% ▼ -10.00%
• Median HH income: $73,837
• Composite: 46.7/100
• National rank: #2400
• State rank: #71 of 301 in MN

Livability — Champlin

• Score: 90/100
• State rank: #4
• US rank: #106

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Champlin, MN
• County: Hennepin County · 1,150,272 people
• City population: 23,294
• Metro: Minneapolis-St. Paul-Bloomington, MN-WI
• Population (ZIP): 23,294
• Household income: $116,102
• Rent vs Own: 11.9% rent · 88.1% own
• Severe rent burden: 270.0

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 (78%)
• Race & ethnicity: White 78% Black 11% Asian 4% Two or more races 4% Hispanic / Latino 2%
• Common ancestry: Portuguese 12% Romanian 4% Lithuanian 3%
• Foreign-born: 11% · Canada, Vietnam, South Korea
• Languages at home: 88% English-only · Russian/Polish/Slavic 2% Other Asian/Pacific 2% Spanish 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: ▼ -311.30%
• Current HPI: 229.5956
• 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

+771.5% since first listed

20 events — show timeline

• 2026-05-12 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2026-05-12 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2026-05-11 Relisted — NORTHSTARMLS as Distributed by MLS Grid
• 2026-05-11 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2026-05-06 Price Changed $400,000 NORTHSTARMLS as Distributed by MLS Grid
• 2026-04-29 Listed $425,000 NORTHSTARMLS as Distributed by MLS Grid
• 2026-04-25 Coming Soon — NORTHSTARMLS as Distributed by MLS Grid
• 2009-04-24 Sold (MLS) $259,500 NORTHSTARMLS as Distributed by MLS Grid
• 2009-04-20 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2009-01-14 Listed $255,000 NORTHSTARMLS as Distributed by MLS Grid
• 2008-12-29 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2008-09-19 Listed $249,900 NORTHSTARMLS as Distributed by MLS Grid
• 2008-08-26 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2008-02-26 Listed $259,900 NORTHSTARMLS as Distributed by MLS Grid
• 2002-07-24 Sold (Public Records) $255,000 Public Records
• 2002-06-18 Sold (Public Records) $255,000 Public Records
• 2002-04-30 Sold (MLS) $255,000 NORTHSTARMLS as Distributed by MLS Grid
• 2002-02-14 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2002-02-01 Listed $259,900 NORTHSTARMLS as Distributed by MLS Grid
• 1999-03-16 Sold (Public Records) $45,900 Public Records

Property tax history

+3.6%/yr

Latest (2025): $6,263 · -4.9% YoY. Source: county tax records.