4360 Empress Dr N #5 · Hugo, MN 55038

$289,900

3 bd · 2.5 ba · 1,716 sqft · SingleFamily public records · 30 Days on market

Built 2006 5,532 sqft lot $379/mo HOA · 13% 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).

• Cash flow +13.0/30.0
• ARV discount +7.5/15.0
• 1% rule +4.9/10.0
• Schools +4.6/10.0
• DSCR +3.9/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Sought-After End-Unit Townhome in Hugo ? White Bear Lake School District The end unit everyone hopes for! This bright, private townhome welcomes you with extra windows, abundant natural light, and a quiet Hugo location. Best of all, it's truly move-in ready?freshly painted throughout, with brand-new carpet and a new refrigerator. Nothing to do but unpack and start living. The open main level flows from kitchen to living room, perfect for hosting and staying part of the conversation, with a cozy fireplace anchoring the space. Upstairs you'll find all three bedrooms on one level, plus a versatile den ideal as a home office, workout room, playroom, or media space. The private master suite is a true retreat, featuring a large walk-in closet and spacious full bath?and the conveniently located upstairs laundry means no more hauling baskets between floors. Step outside to your own patio with a fire pit?the perfect spot for warm summer evenings. Set in a quiet neighborhood within the desirable White Bear Lake School District, you really have to see it in person to appreciate it?come take a look and picture your life here.

Key facts

• End unit townhome
• Freshly painted
• New refrigerator

Tags

• END UNIT TOWNHOME
• ABUNDANT NATURAL LIGHT
• MOVE IN READY
• FRESHLY PAINTED
• BRAND NEW CARPET
• NEW REFRIGERATOR

Property features AI

Finance

• Other: Lot approximately 0.127 acres; Above-grade finished area listed (1,716); main level finished area listed (576); Patio listed as an amenity
• HOA & community: Heritage Ponds Association; Monthly association fee of $379; HOA covers hazard insurance, grounds maintenance, professional management, sewer, snow removal, and water

Exterior

• Parking: Attached 2-car garage
• Utilities: City water (connected); City sewer (connected); Natural gas
• Home design: Residential attached property; Two levels; Primary bedroom suite; Main level living areas
• Construction: Asphalt roof; Other foundation
• Exterior features: Patio; Vinyl exterior; City street frontage; Association-maintained road

Interior

• Kitchen: Kitchen with dining area; Range; Refrigerator; Dishwasher; Stainless steel appliances
• Bedrooms: 3 bedrooms (primary bedroom suite; bedrooms located on upper level unless noted); Bedroom dimensions: 15x13, 10x11, 10x11; Den 9x9 (upper level)
• Bathrooms: 2 full bathrooms; 1 half bathroom (main floor)
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Vaulted ceilings; Walk-in closet; Den; Living room with gas fireplace
• Laundry & utility: Upper level laundry room; Washer and dryer included

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $290k.

Deal economics

• At list price, monthly cash flow is $-16 ($-188/yr) — negative.
• To cash-flow at today's rent, offer at most $287k (1.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $286k (1.4% below list).
• Recommended offer: $286k (1.5% below list) — sets the bar for market timing.
• Cap rate 6.2% vs local median 3.1% in Hugo — 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 71/100 on livability (#314 in MN) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, crime A-; Watch: amenities F, commute F, health & safety F.
• White Bear Lake School District (suburban): math 45% / reading 57% proficiency, ranked #83 of 301 in MN (top 28%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Matoska International (math 45% / reading 54%, grade D, #423 of 857 statewide, top 55%, 554 students, 24% FRL); Central Middle (math 41% / reading 55%, grade C-, #90 of 258 statewide, top 35%, 1,020 students, 24% FRL); White Bear South Campus Senior (math 37%, 1,111 students, 26% FRL) — zoned schools at 25% FRL track the district average.
• Market conditions: 278 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $9k 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 30 days — a 2% lower offer ($286k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 20y 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.
• Current owner paid $191k; list at $290k implies a 52% gain — meaningful room to come down on a strong offer.

Recommended offer $285,551 (1.5% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 0.99% ✗
• Cap rate: 6.23%
• Cash-on-cash: -0.23%
• DSCR: 0.99
• GRM: 8.5

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: -16.6%
• Equity multiple: 0.41×
• Total profit: $-47,765
• Equity at exit: $43,225

10-year hold

• IRR: -8.2%
• Equity multiple: 0.48×
• Total profit: $-42,028
• Equity at exit: $25,065

Cash invested: $81,172 (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: 8.5×

Monthly cashflow live

• Estimated rent: $2,857 medium
• Mortgage (P&I): −$1,520
• Tax from tax record: −$253 /mo · $3,036/yr
• Insurance: −$121
• HOA: −$379
• Vacancy / Maint / Mgmt: −$600
• Net cashflow: $-16

Break-even live

Break-even rent $2,877

Max offer price $287,134

Occupancy floor 96%

Sensitivity live

Price	-10% $148	-5% $66	+0% $-16	+5% $-98	+10% $-180
Rent	-10% $-241	-5% $-129	+0% $-16	+5% $97	+10% $210
Rate	-1.0pp $130	-0.5pp $58	base $-16	+0.5pp $-91	+1.0pp $-167

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: $72,475
• Closing costs: $8,697
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4631 Rosemary Way Hugo, MN	3.0	1.0–2.0	963	$2,800	$2.91	0d	1	0.70mi
15119 Fanning Dr N Hugo, MN	4.0	3.0	1982	$2,750	$1.39	4d	1	0.87mi

HOA detail

• Monthly dues: $379 · $4,548/yr

Listing history 29 events

1. 2026-06-21
   days on market $289,900 Active 30 DOM
2. 2026-06-18
   days on market $289,900 Active 27 DOM
3. 2026-06-17
   days on market $289,900 Active 26 DOM
4. 2026-06-16
   days on market $289,900 Active 25 DOM
5. 2026-06-15
   days on market $289,900 Active 24 DOM
6. 2026-06-13
   days on market $289,900 Active 22 DOM
7. 2026-06-13
   days on market $289,900 Active 21 DOM
8. 2026-06-09
   days on market $289,900 Active 18 DOM
9. 2026-06-08
   pricedays on market $289,900 Active 17 DOM
10. 2026-06-07
    days on market $295,000 Active 16 DOM
11. 2026-06-04
    days on market $295,000 Active 13 DOM
12. 2026-06-03
    days on market $295,000 Active 12 DOM
13. 2026-06-02
    days on market $295,000 Active 11 DOM
14. 2026-06-01
    days on market $295,000 Active 10 DOM
15. 2026-05-31
    days on market $295,000 Active 9 DOM
16. 2026-05-22
    listed $295,000 Active 1131-char remark

    Show marketing remark (1131 chars)

    Sought-After End-Unit Townhome in Hugo ? White Bear Lake School District The end unit everyone hopes for! This bright, private townhome welcomes you with extra windows, abundant natural light, and a quiet Hugo location. Best of all, it's truly move-in ready?freshly painted throughout, with brand-new carpet and a new refrigerator. Nothing to do but unpack and start living. The open main level flows from kitchen to living room, perfect for hosting and staying part of the conversation, with a cozy fireplace anchoring the space. Upstairs you'll find all three bedrooms on one level, plus a versatile den ideal as a home office, workout room, playroom, or media space. The private master suite is a true retreat, featuring a large walk-in closet and spacious full bath?and the conveniently located upstairs laundry means no more hauling baskets between floors. Step outside to your own patio with a fire pit?the perfect spot for warm summer evenings. Set in a quiet neighborhood within the desirable White Bear Lake School District, you really have to see it in person to appreciate it?come take a look and picture your life here.

17. 2026-05-22
    listed $295,000 Active 1131-char remark

    Show marketing remark (1131 chars)

    Sought-After End-Unit Townhome in Hugo ? White Bear Lake School District The end unit everyone hopes for! This bright, private townhome welcomes you with extra windows, abundant natural light, and a quiet Hugo location. Best of all, it's truly move-in ready?freshly painted throughout, with brand-new carpet and a new refrigerator. Nothing to do but unpack and start living. The open main level flows from kitchen to living room, perfect for hosting and staying part of the conversation, with a cozy fireplace anchoring the space. Upstairs you'll find all three bedrooms on one level, plus a versatile den ideal as a home office, workout room, playroom, or media space. The private master suite is a true retreat, featuring a large walk-in closet and spacious full bath?and the conveniently located upstairs laundry means no more hauling baskets between floors. Step outside to your own patio with a fire pit?the perfect spot for warm summer evenings. Set in a quiet neighborhood within the desirable White Bear Lake School District, you really have to see it in person to appreciate it?come take a look and picture your life here.

18. 2018-11-30
    soldstatus $191,000 Sold 468-char remark

    Show marketing remark (468 chars)

    Sought after end unit townhouse w/tasteful decor. Open concept floor plan that is perfect for entertaining. Kitchen has two tier island, SS appliances, laminate flooring & upgraded tall cabinets. Living room w/gas fireplace. Three bedrooms on one level. Master w/walk-in closet. Huge master bath w/ceramic tile, jetted tub & separate shower. 2nd level laundry. Upstairs loft makes a perfect office or study. Take a look right away, this one is perfect for you!

19. 2018-10-31
    status Pending 468-char remark

    Show marketing remark (468 chars)

    Sought after end unit townhouse w/tasteful decor. Open concept floor plan that is perfect for entertaining. Kitchen has two tier island, SS appliances, laminate flooring & upgraded tall cabinets. Living room w/gas fireplace. Three bedrooms on one level. Master w/walk-in closet. Huge master bath w/ceramic tile, jetted tub & separate shower. 2nd level laundry. Upstairs loft makes a perfect office or study. Take a look right away, this one is perfect for you!

20. 2018-10-20
    historical Contingent - Inspection 468-char remark

    Show marketing remark (468 chars)

    Sought after end unit townhouse w/tasteful decor. Open concept floor plan that is perfect for entertaining. Kitchen has two tier island, SS appliances, laminate flooring & upgraded tall cabinets. Living room w/gas fireplace. Three bedrooms on one level. Master w/walk-in closet. Huge master bath w/ceramic tile, jetted tub & separate shower. 2nd level laundry. Upstairs loft makes a perfect office or study. Take a look right away, this one is perfect for you!

21. 2018-10-18
    listed $185,000 Active 468-char remark

    Show marketing remark (468 chars)

    Sought after end unit townhouse w/tasteful decor. Open concept floor plan that is perfect for entertaining. Kitchen has two tier island, SS appliances, laminate flooring & upgraded tall cabinets. Living room w/gas fireplace. Three bedrooms on one level. Master w/walk-in closet. Huge master bath w/ceramic tile, jetted tub & separate shower. 2nd level laundry. Upstairs loft makes a perfect office or study. Take a look right away, this one is perfect for you!

22. 2013-02-15
    soldstatus $130,000
23. 2013-01-04
    soldstatus $130,000
24. 2012-12-07
    soldstatus $130,000
25. 2012-11-09
    historical
26. 2012-07-02
    listed $119,900
27. 2007-02-13
    soldstatus $198,900
28. 2007-01-14
    historical
29. 2006-11-30
    listed $209,990

ⓘ 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: $3,036 · $253/mo
• Projected year-2 tax: $3,141 · $262/mo
• Expected delta: +$105/yr (+$9/mo · 3.5%)

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

Taxation est. · year 1

• Rental income: $34,290
• − Mortgage interest: −$16,239
• − Property taxes: −$3,036
• − Insurance: −$1,450
• − Repairs & maintenance: −$2,743
• − Management: −$2,743
• − HOA: −$4,548
• − Depreciation: −$8,433
• Taxable loss: −$4,903
• Est. tax savings @ 24.0%: +$1,177
• After-tax cash flow: $989/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: White Bear Lake School District
• NCES district ID: 2742360
• Math proficiency: 45% ▼ -18.00%
• Reading proficiency: 57% ▼ -8.00%
• Median HH income: $73,051
• Composite: 45.78/100
• National rank: #2564
• State rank: #83 of 301 in MN

Livability — Hugo

• Score: 71/100
• State rank: #314
• US rank: #7032

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: Hugo, MN
• County: Washington County · 235,613 people
• City population: 25,061
• 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 (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 (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 · 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: ▼ -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

+40.5% since first listed

14 events — show timeline

• 2026-05-22 Listed $295,000 NORTHSTARMLS as Distributed by MLS Grid
• 2026-05-22 Listed $295,000 WWRA
• 2018-11-30 Sold (MLS) $191,000 NORTHSTARMLS as Distributed by MLS Grid
• 2018-10-31 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2018-10-20 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2018-10-18 Listed $185,000 NORTHSTARMLS as Distributed by MLS Grid
• 2013-02-15 Sold (Public Records) $130,000 Public Records
• 2013-01-04 Sold (Public Records) $130,000 Public Records
• 2012-12-07 Sold (MLS) $130,000 NORTHSTARMLS as Distributed by MLS Grid
• 2012-11-09 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2012-07-02 Listed $119,900 NORTHSTARMLS as Distributed by MLS Grid
• 2007-02-13 Sold (MLS) $198,900 NORTHSTARMLS as Distributed by MLS Grid
• 2007-01-14 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2006-11-30 Listed $209,990 NORTHSTARMLS as Distributed by MLS Grid

Property tax history

+4.0%/yr

Latest (2025): $3,036 · -6.0% YoY. Source: county tax records.