17625 13th Ave N · Plymouth, MN 55447

$468,500

4 bd · 2.0 ba · 1,837 sqft · SingleFamily public records · 29 Days on market

Built 1958 0.45 ac lot

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Why this score? — see what drove the C+ 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 +25.9/30.0
• DSCR +8.7/10.0
• ARV discount +7.5/15.0
• Schools +6.9/10.0
• 1% rule +6.3/10.0
• Livability +4.2/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Wayzata Schools. Perfect family home with extra storage and room for projects. 2 outdoor storage sheds and a detached heated workshop. Remodeled kitchen and large three season porch. Newer roof and furnace. Comes with Home Warranty. 4th BR & 3/4 BA in LL.

Key facts

• New tile backsplash
• Expanded cabinetry
• Updated kitchen

Tags

• PROFESSIONALLY LANDSCAPED LOT
• UPDATED KITCHEN
• NEW TILE BACKSPLASH
• EXPANDED CABINETRY
• MAIN-LEVEL BATHROOM REFRESH
• NEW AC CONDENSER PUMP

Property features AI

Finance

• Other: Lot about 0.45 acres (dimensions 126 x 155 x 126 x 155); Above-grade finished area and main level finished area listed (details available); Basement below-grade finished area listed (details available)

Exterior

• Parking: Garage with about 2.5 car capacity
• Utilities: City water connected; City sewer connected; Natural gas service; Electric service via circuit breakers
• Home design: Residential property; Single-level home with lower level (one main level); Facing direction not provided
• Construction: Frame construction; Block foundation; Roof replaced or is 8 years old or newer
• Exterior features: Patio; Wood exterior; City street frontage; Publicly maintained road

Interior

• Kitchen: Range; Refrigerator; Dishwasher
• Bedrooms: 4 bedrooms total (three on main level; one on lower level)
• Bathrooms: 2 full bathrooms; 1 three-quarter bathroom
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Partially finished basement with egress window(s) and drain tile; Informal dining area
• Laundry & utility: Washer and dryer included; Laundry located on lower level; Owned water softener

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $468k.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $468k).
• Recommended offer: $461k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.3% vs local median 3.1% in Plymouth — 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 85/100 on livability (#17 in MN, #517 nationally) — a professional / high-income tenant draw. Strengths: schools A+, crime A+, commute A+; Watch: amenities F, cost of living F.
• Wayzata Public School District (urban): math 75% / reading 78% proficiency, ranked #2 of 301 in MN (top 1%) — strong family-tenant draw, lease renewals of 3-5y typical; only 11% free/reduced lunch — higher-income household profile.
• Market conditions: Rents rising (+1.1%/yr); 124 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 0d on market — plan ~1-2 weeks tenant-placement turnaround); high-income renter base; 4,651 units permitted in Hennepin County in 2024 (2,443 in 5+ unit buildings).
• At $5,282/mo this rent would consume 47% of the median local household income ($134k/yr) (locally 265% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $14k 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

• It's been on market 29 days — a 2% lower offer ($461k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 13y 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 $200k; list at $468k implies a 134% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1958 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $461,472 (1.5% below list)

Questions for the listing agent

1. Built in 1958 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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.
5. 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.
6. 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: 1.13% ✓
• Cap rate: 9.26%
• Cash-on-cash: 10.59%
• DSCR: 1.47
• GRM: 7.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.15% rent growth · sell at horizon

5-year hold

• IRR: -2.5%
• Equity multiple: 0.91×
• Total profit: $-11,901
• Equity at exit: $69,855

10-year hold

• IRR: 5.2%
• Equity multiple: 1.35×
• Total profit: $46,169
• Equity at exit: $40,507

Cash invested: $131,180 (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 55447

• Rents YoY: 1.1%
• Active inventory: 124
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $5,282 medium
• Mortgage (P&I): −$2,457
• Tax from tax record: −$363 /mo · $4,360/yr
• Insurance: −$195
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,109
• Net cashflow: $1,158

Break-even live

Break-even rent $3,817

Max offer price $468,500

Occupancy floor 73%

Sensitivity live

Price	-10% $1,423	-5% $1,290	+0% $1,158	+5% $1,025	+10% $892
Rent	-10% $740	-5% $949	+0% $1,158	+5% $1,366	+10% $1,575
Rate	-1.0pp $1,394	-0.5pp $1,277	base $1,158	+0.5pp $1,036	+1.0pp $913

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: $117,125
• Closing costs: $14,055
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
17035 9th Ave N Unit 1369955P Minneapolis, MN	3.0	2.0	1345	$5,165	$3.84	0d	1	0.48mi
15805 16th Pl N Minneapolis, MN	3.0	2.5	2141	$3,200	$1.49	13d	1	1.20mi
910 Wayzata Blvd E Wayzata, MN	1.0–3.0	1.0–3.0	1427	$14,050	$9.85	0d	35	1.47mi

Listing history 19 events

1. 2026-06-21
   days on market $468,500 Active 29 DOM
2. 2026-06-18
   days on market $468,500 Active 26 DOM
3. 2026-06-17
   days on market $468,500 Active 25 DOM
4. 2026-06-16
   days on market $468,500 Active 24 DOM
5. 2026-06-15
   days on market $468,500 Active 23 DOM
6. 2026-06-13
   days on market $468,500 Active 21 DOM
7. 2026-06-09
   days on market $468,500 Active 17 DOM
8. 2026-06-08
   days on market $468,500 Active 16 DOM
9. 2026-06-07
   days on market $468,500 Active 15 DOM
10. 2026-06-04
    days on market $468,500 Active 12 DOM
11. 2026-06-03
    days on market $468,500 Active 11 DOM
12. 2026-06-02
    days on market $468,500 Active 10 DOM
13. 2026-06-01
    days on market $468,500 Active 9 DOM
14. 2026-05-31
    days on market $468,500 Active 8 DOM
15. 2026-05-23
    listed $468,500 Active
16. 2013-08-22
    soldstatus $200,000
17. 2013-08-01
    soldstatus $200,000 259-char remark

    Show marketing remark (259 chars)

    Wayzata Schools. Perfect family home with extra storage and room for projects. 2 outdoor storage sheds and a detached heated workshop. Remodeled kitchen and large three season porch. Newer roof and furnace. Comes with Home Warranty. 4th BR & 3/4 BA in LL.

18. 2013-06-24
    historical 259-char remark

    Show marketing remark (259 chars)

    Wayzata Schools. Perfect family home with extra storage and room for projects. 2 outdoor storage sheds and a detached heated workshop. Remodeled kitchen and large three season porch. Newer roof and furnace. Comes with Home Warranty. 4th BR & 3/4 BA in LL.

19. 2013-04-23
    listed $219,900 259-char remark

    Show marketing remark (259 chars)

    Wayzata Schools. Perfect family home with extra storage and room for projects. 2 outdoor storage sheds and a detached heated workshop. Remodeled kitchen and large three season porch. Newer roof and furnace. Comes with Home Warranty. 4th BR & 3/4 BA in LL.

ⓘ 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: $4,360 · $363/mo
• Projected year-2 tax: $4,803 · $400/mo
• Expected delta: +$444/yr (+$37/mo · 10.2%)

ⓘ 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 ≥98°F today · 14 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $63,387
• − Mortgage interest: −$26,243
• − Property taxes: −$4,360
• − Insurance: −$2,342
• − Repairs & maintenance: −$5,071
• − Management: −$5,071
• − Depreciation: −$13,629
• Taxable income: $6,670
• Est. tax owed @ 24.0%: −$1,601
• After-tax cash flow: $12,290/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: Wayzata Public School District
• NCES district ID: 2742160
• Math proficiency: 75% ▼ -4.00%
• Reading proficiency: 78% ▼ -3.00%
• Median HH income: $91,783
• Composite: 68.75/100
• National rank: #336
• State rank: #2 of 301 in MN

Livability — Plymouth

• Score: 85/100
• State rank: #17
• US rank: #517

Category grades

Amenities F Commute A+ Cost of living F 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: Plymouth, MN
• County: Hennepin County · 1,150,272 people
• City population: 79,816
• Metro: Minneapolis-St. Paul-Bloomington, MN-WI
• Population (ZIP): 20,931
• Household income: $133,555
• Rent vs Own: 23.0% rent · 77.0% own
• Severe rent burden: 265.0

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 (83%)
• Race & ethnicity: White 83% Two or more races 6% Asian 5% Hispanic / Latino 5% Black 3%
• Common ancestry: Portuguese 14% Romanian 4% Lithuanian 3%
• Foreign-born: 10% · Canada, China, Dominican Republic
• Languages at home: 88% English-only · Spanish 3% Other Asian/Pacific 2% Russian/Polish/Slavic 2%

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: ▼ -380.57%
• Current HPI: 229.7126
• Rent YoY: ▲ 1.15%
• 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

+113.1% since first listed

5 events — show timeline

• 2026-05-23 Listed $468,500 NORTHSTARMLS as Distributed by MLS Grid
• 2013-08-22 Sold (Public Records) $200,000 Public Records
• 2013-08-01 Sold (MLS) $200,000 NORTHSTARMLS as Distributed by MLS Grid
• 2013-06-24 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2013-04-23 Listed $219,900 NORTHSTARMLS as Distributed by MLS Grid

Property tax history

+2.9%/yr

Latest (2025): $4,360 · +2.3% YoY. Source: county tax records.