3311 Hazel Trl Unit H · Woodbury, MN 55129

$279,900

2 bd · 1.5 ba · 1,571 sqft · Condo public records · 46 Days on market

Built 2008 $178/sqft · 14% below area Est $326k · 14% under $404/mo HOA · 17% 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 +13.9/15.0
• Cash flow +7.0/30.0
• Schools +5.2/10.0
• Livability +4.5/5.0
• 1% rule +3.3/10.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• DSCR +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautiful 2008 built with 2 bedrooms 3 bath-Home features beautiful oak cabinetry with black appls, breakfast bar, spacious master with walkin closet, roomy loft, community pool, recreation center, walk trails and playground. You'll enjoy living here!

Key facts

• $404 HOA
• 2 garage spots
• Pool

Property features AI

Finance

• HOA & community: HOA managed by First Service Residential; Monthly association fee of $404; Association covers hazard insurance, grounds maintenance, professional management, shared amenities, and snow removal; Community amenities include in-ground sprinkler system and trails; Shared community rooms and play area

Exterior

• Parking: Attached insulated garage with automatic door opener; 2-car garage (19x19, 7' high door, 16' wide door)
• Utilities: City water; City sewer; Natural gas; Electric service with circuit breakers and 100 Amp service (Xcel Energy)
• Home design: Residential attached property; Two levels; Main-level entry
• Construction: Concrete construction; Slab foundation; Foundation area 620
• Exterior features: Patio; Stone and vinyl exterior; No fencing; Below-ground heated pool; Private road frontage; Association-maintained road

Interior

• Kitchen: Dishwasher; Disposal; Exhaust fan; Microwave; Range; Refrigerator
• Bedrooms: 2 bedrooms (one on the upper level)
• Bathrooms: 2 full bathrooms; 1 half bathroom; Double sink in primary bathroom; Full primary bath; Half bath on main floor; Full bath on upper level
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Ceiling fan(s); Primary bedroom with walk-in closet; Patio; In-ground sprinkler; Washer/Dryer hookup; Walk-in closet; Breakfast bar; Informal dining area; Second-floor laundry
• Laundry & utility: Laundry located on upper level; Washer/Dryer hookup; Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath condo listed at $280k.

Deal economics

• At list price, monthly cash flow is $-414 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $207k (26.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $234k (16.5% below list).
• Recommended offer: $207k (26.1% below list) — sets the bar for cash-flow.
• Cap rate 4.5% vs local median 3.2% 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: 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: Liberty Ridge Elementary (math 76% / reading 74%, grade A, #31 of 857 statewide, top 4%, 788 students, 13% FRL); Lake Middle School (math 54% / reading 71%, grade B+, #18 of 258 statewide, top 7%, 1,145 students, 14% 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 14% FRL track the district average.
• Zoned-school proficiency averages 70% at this address vs 56% district-wide (+13 pts) — the actual schools serving this property are materially stronger than the South Washington County School District average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising (+2.9%/yr); 358 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 46 days — a 3% lower offer ($272k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 18y 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 $129k; list at $280k implies a 117% gain — meaningful room to come down on a strong offer.

Recommended offer $206,844 (26.1% 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 46 days. Have you received any prior offers? Is the seller open to a 26% 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. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.83% ✗
• Cap rate: 4.52%
• Cash-on-cash: -6.33%
• DSCR: 0.72
• GRM: 10.0

CMA / ARV

• ARV (median comp): $326,176
• List price: $279,900
• Delta: -14.19%
• Verdict: UNDERPRICED
• Comps: 4 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -27.2%
• Equity multiple: 0.09×
• Total profit: $-71,671
• Equity at exit: $41,734

10-year hold

• IRR: -25.1%
• Equity multiple: -0.23×
• Total profit: $-96,237
• Equity at exit: $24,201

Cash invested: $78,372 (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: 358
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $2,337 medium
• Mortgage (P&I): −$1,468
• Tax from tax record: −$271 /mo · $3,256/yr
• Insurance: −$117
• HOA: −$404
• Vacancy / Maint / Mgmt: −$491
• Net cashflow: $-414

Break-even live

Break-even rent $2,860

Max offer price $206,844

Occupancy floor —

Sensitivity live

Price	-10% $-255	-5% $-334	+0% $-414	+5% $-493	+10% $-572
Rent	-10% $-598	-5% $-506	+0% $-414	+5% $-321	+10% $-229
Rate	-1.0pp $-273	-0.5pp $-342	base $-414	+0.5pp $-486	+1.0pp $-560

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: $69,975
• Closing costs: $8,397
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3316 Hazel Trl Woodbury, MN	2.0	3.0	1622	$2,300	$1.42	12d	1	0.07mi
3790 Hazel Trl Unit B Saint Paul, MN	3.0	3.0	1560	$2,395	$1.54	46d	1	0.49mi
11007 Oakgrove Cir Woodbury, MN	3.0	2.5	1826	$2,400	$1.31	46d	1	0.65mi
10285 Grand Forest Ln Saint Paul, MN	1.0–3.0	1.0–2.5	1287	$2,564	$1.99	0d	30	1.39mi

HOA detail condo

• Monthly dues: $404 · $4,848/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 22 events

1. 2026-06-21
   days on market $279,900 Active 46 DOM
2. 2026-06-18
   days on market $279,900 Active 43 DOM
3. 2026-06-17
   days on market $279,900 Active 42 DOM
4. 2026-06-16
   days on market $279,900 Active 41 DOM
5. 2026-06-15
   days on market $279,900 Active 40 DOM
6. 2026-06-13
   days on market $279,900 Active 38 DOM
7. 2026-06-13
   days on market $279,900 Active 37 DOM
8. 2026-06-09
   days on market $279,900 Active 34 DOM
9. 2026-06-08
   days on market $279,900 Active 33 DOM
10. 2026-06-07
    days on market $279,900 Active 32 DOM
11. 2026-06-04
    days on market $279,900 Active 29 DOM
12. 2026-06-03
    days on market $279,900 Active 28 DOM
13. 2026-06-02
    days on market $279,900 Active 27 DOM
14. 2026-06-01
    days on market $279,900 Active 26 DOM
15. 2026-05-31
    days on market $279,900 Active 25 DOM
16. 2026-05-06
    listed $279,900 Active 1036-char remark
17. 2012-11-21
    soldstatus $129,000 251-char remark

    Show marketing remark (251 chars)

    Beautiful 2008 built with 2 bedrooms 3 bath-Home features beautiful oak cabinetry with black appls, breakfast bar, spacious master with walkin closet, roomy loft, community pool, recreation center, walk trails and playground. You'll enjoy living here!

18. 2012-11-02
    historical 251-char remark

    Show marketing remark (251 chars)

    Beautiful 2008 built with 2 bedrooms 3 bath-Home features beautiful oak cabinetry with black appls, breakfast bar, spacious master with walkin closet, roomy loft, community pool, recreation center, walk trails and playground. You'll enjoy living here!

19. 2010-10-08
    listed $129,000 251-char remark

    Show marketing remark (251 chars)

    Beautiful 2008 built with 2 bedrooms 3 bath-Home features beautiful oak cabinetry with black appls, breakfast bar, spacious master with walkin closet, roomy loft, community pool, recreation center, walk trails and playground. You'll enjoy living here!

20. 2008-05-02
    soldstatus $164,990

    Show marketing remark (260 chars)

    BRAND NEW TH located in Bailey's Arbor neighborhood w/walking trails, 2 pools, b-ball & tennis courts. This home features beautiful oak cabinetry w/ black appliances, cozy fireplace, 2 bdrms w/ walkin closets, extended warranty & much more! Call Today!

21. 2008-02-19
    historical

    Show marketing remark (260 chars)

    BRAND NEW TH located in Bailey's Arbor neighborhood w/walking trails, 2 pools, b-ball & tennis courts. This home features beautiful oak cabinetry w/ black appliances, cozy fireplace, 2 bdrms w/ walkin closets, extended warranty & much more! Call Today!

22. 2008-01-18
    listed $164,990

    Show marketing remark (260 chars)

    BRAND NEW TH located in Bailey's Arbor neighborhood w/walking trails, 2 pools, b-ball & tennis courts. This home features beautiful oak cabinetry w/ black appliances, cozy fireplace, 2 bdrms w/ walkin closets, extended warranty & much more! Call Today!

ⓘ 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: $3,256 · $271/mo
• Projected year-2 tax: $3,256 · $271/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Taxation est. · year 1

• Rental income: $28,044
• − Mortgage interest: −$15,679
• − Property taxes: −$3,256
• − Insurance: −$1,400
• − Repairs & maintenance: −$2,244
• − Management: −$2,244
• − HOA: −$4,848
• − Depreciation: −$8,143
• Taxable loss: −$9,768
• Est. tax savings @ 24.0%: +$2,344
• After-tax cash flow: $-2,618/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

Price history

+69.6% since first listed

7 events — show timeline

• 2026-05-06 Listed $279,900 NORTHSTARMLS as Distributed by MLS Grid
• 2012-11-21 Sold (MLS) $129,000 NORTHSTARMLS as Distributed by MLS Grid
• 2012-11-02 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2010-10-08 Listed $129,000 NORTHSTARMLS as Distributed by MLS Grid
• 2008-05-02 Sold (MLS) $164,990 NORTHSTARMLS as Distributed by MLS Grid
• 2008-02-19 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2008-01-18 Listed $164,990 NORTHSTARMLS as Distributed by MLS Grid

Property tax history

+4.8%/yr

Latest (2025): $3,256 · +2.1% YoY. Source: county tax records.