17673 69th Pl N · Maple Grove, MN 55311

$268,500

2 bd · 2.0 ba · 1,366 sqft · Townhouse public records · 53 Days on market

Built 2005 9,452 sqft lot $197/sqft · 7% above area Est $313k · 14% under $362/mo HOA · 16% 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 +7.6/30.0
• Schools +4.2/10.0
• Rent growth +4.0/5.0
• Livability +4.0/5.0
• 1% rule +3.6/10.0
• Condition / age +2.5/5.0
• DSCR +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Impressive 2 bedroom, 2 bath Townhome ready for a new owner! Recent updates include: Fresh Paint throughout, New carpet on all 3 levels, and updated Appliances. The kitchen and main floor living room are connected allowing for plenty of open space and Natural light. Upper level bedrooms with a full bath, plus upstairs laundry for added convenience. Lower level has additional finished space as you enter the 2 car tuck under garage. Easy living. Quick closing possible.

Key facts

• Updated appliances
• Open space
• Fresh paint

Tags

• FRESH PAINT
• NEW CARPET
• UPDATED APPLIANCES
• OPEN SPACE
• NATURAL LIGHT
• UPSTAIRS LAUNDRY

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath townhouse listed at $268k.

Deal economics

• At list price, monthly cash flow is $-318 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $212k (21.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $230k (14.4% below list).
• Recommended offer: $212k (21.0% below list) — sets the bar for cash-flow.
• Cap rate 4.9% vs local median 3.4% in Maple Grove — 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 81/100 on livability (#54 in MN, #1,353 nationally) — a professional / high-income tenant draw. Strengths: commute A+, employment A+, housing A+; Watch: amenities D, cost of living D.
• Osseo Public School District (suburban): math 42% / reading 51% proficiency, ranked #129 of 301 in MN (top 43%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Basswood Elementary (math 76% / reading 71%, grade A, #41 of 857 statewide, top 5%, 865 students, 18% FRL); Maple Grove Middle School (math 45% / reading 58%, grade C, #65 of 258 statewide, top 26%, 1,598 students, 30% FRL); Maple Grove Senior High (math 53% / reading 69%, grade C+, #42 of 471 statewide, top 9%, 2,324 students, 21% FRL).
• Zoned-school proficiency averages 62% at this address vs 46% district-wide (+16 pts) — the actual schools serving this property are materially stronger than the Osseo Public School District average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising fast (+5.9%/yr); 304 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 7d 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).
• This rent is only 18% of the median local income ($154k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

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.
• 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 53 days — a 3% lower offer ($260k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 8y 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 $185k; 45% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $212,237 (21.0% 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. It's been on market 53 days. Have you received any prior offers? Is the seller open to a 21% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.86% ✗
• Cap rate: 4.87%
• Cash-on-cash: -5.08%
• DSCR: 0.77
• GRM: 9.7

CMA / ARV

• ARV (median comp): $312,827
• List price: $268,500
• Delta: -14.17%
• Verdict: UNDERPRICED
• Comps: 7 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 5.86% rent growth · sell at horizon

5-year hold

• IRR: -21.2%
• Equity multiple: 0.24×
• Total profit: $-56,782
• Equity at exit: $40,034

10-year hold

• IRR: -8.4%
• Equity multiple: 0.40×
• Total profit: $-45,112
• Equity at exit: $23,215

Cash invested: $75,180 (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 55311

• Rents YoY: 5.9%
• Active inventory: 304
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $2,299 high
• Mortgage (P&I): −$1,408
• Tax from tax record: −$253 /mo · $3,035/yr
• Insurance: −$112
• HOA: −$362
• Vacancy / Maint / Mgmt: −$483
• Net cashflow: $-318

Break-even live

Break-even rent $2,702

Max offer price $212,237

Occupancy floor —

Sensitivity live

Price	-10% $-167	-5% $-242	+0% $-318	+5% $-394	+10% $-470
Rent	-10% $-500	-5% $-409	+0% $-318	+5% $-228	+10% $-137
Rate	-1.0pp $-183	-0.5pp $-250	base $-318	+0.5pp $-388	+1.0pp $-459

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: $67,125
• Closing costs: $8,055
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
17602 68th Pl N Maple Grove, MN	2.0	2.5	1563	$2,195	$1.40	7d	1	0.09mi
6708 Narcissus Ln N Maple Grove, MN	3.0	2.5	1563	$2,550	$1.63	26d	1	0.30mi
7148 Brockton Ln N Maple Grove, MN	2.0–3.0	2.0	1309	$2,135	$1.63	0d	8	0.88mi
6876 Vicksburg Ln N Maple Grove, MN	2.0–3.0	1.5	1110	$2,000	$1.80	1d	6	1.16mi
17050 78th Pl N Maple Grove, MN	3.0	3.0	1628	$2,399	$1.47	45d	1	1.21mi

HOA detail

• Monthly dues: $362 · $4,344/yr

Listing history 18 events

1. 2026-06-02
   status $268,500 Pending 53 DOM
2. 2026-06-01
   days on market $268,500 Contingent - Inspection 53 DOM
3. 2026-05-31
   days on market $268,500 Contingent - Inspection 52 DOM
4. 2026-05-14
   historical Contingent - Inspection 477-char remark

   Show marketing remark (477 chars)

   Impressive 2 bedroom, 2 bath Townhome ready for a new owner! Recent updates include: Fresh Paint throughout, New carpet on all 3 levels, and updated Appliances. The kitchen and main floor living room are connected allowing for plenty of open space and Natural light. Upper level bedrooms with a full bath, plus upstairs laundry for added convenience. Lower level has additional finished space as you enter the 2 car tuck under garage. Easy living. Quick closing possible.

5. 2026-04-09
   listed $268,500 Active 477-char remark

   Show marketing remark (477 chars)

   Impressive 2 bedroom, 2 bath Townhome ready for a new owner! Recent updates include: Fresh Paint throughout, New carpet on all 3 levels, and updated Appliances. The kitchen and main floor living room are connected allowing for plenty of open space and Natural light. Upper level bedrooms with a full bath, plus upstairs laundry for added convenience. Lower level has additional finished space as you enter the 2 car tuck under garage. Easy living. Quick closing possible.

6. 2026-03-02
   soldstatus $185,000
7. 2025-11-22
   historical
8. 2025-11-17
   historical Contingent - Subject to Statutory Rescission
9. 2025-10-29
   price $255,000
10. 2025-10-03
    price $264,000
11. 2025-09-24
    price $269,000
12. 2025-09-04
    listed $275,000 Active
13. 2025-09-01
    historical
14. 2018-08-01
    soldstatus $210,000
15. 2018-07-30
    soldstatus $210,000 Sold
16. 2018-07-16
    status Pending
17. 2018-06-28
    historical Contingent - Inspection
18. 2018-06-15
    listed $209,900 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: $3,035 · $253/mo
• Projected year-2 tax: $3,035 · $253/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 ≥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: $27,590
• − Mortgage interest: −$15,040
• − Property taxes: −$3,035
• − Insurance: −$1,342
• − Repairs & maintenance: −$2,207
• − Management: −$2,207
• − HOA: −$4,344
• − Depreciation: −$7,811
• Taxable loss: −$8,397
• Est. tax savings @ 24.0%: +$2,015
• After-tax cash flow: $-1,807/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: Osseo Public School District
• NCES district ID: 2725200
• Math proficiency: 42% ▼ -7.00%
• Reading proficiency: 51% ▼ -4.00%
• Median HH income: $76,168
• Composite: 42.35/100
• National rank: #3250
• State rank: #129 of 301 in MN

Livability — Maple Grove

• Score: 81/100
• State rank: #54
• US rank: #1353

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Maple Grove, MN
• County: Hennepin County · 1,150,272 people
• City population: 77,762
• Metro: Minneapolis-St. Paul-Bloomington, MN-WI
• Population (ZIP): 38,472
• Household income: $153,568
• Rent vs Own: 13.3% rent · 86.7% own
• Severe rent burden: 497.0

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 (80%)
• Race & ethnicity: White 80% Asian 8% Black 7% Two or more races 3% Hispanic / Latino 1%
• Common ancestry: Portuguese 12% Lithuanian 4% Romanian 4%
• Foreign-born: 12% · Canada, Vietnam, South Korea
• Languages at home: 87% English-only · Other Indo-European 3% Vietnamese 1% Chinese 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: ▼ -181.69%
• Current HPI: 213.3896
• Rent YoY: ▲ 5.86%
• 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

+27.9% since first listed

15 events — show timeline

• 2026-05-14 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2026-04-09 Listed $268,500 NORTHSTARMLS as Distributed by MLS Grid
• 2026-03-02 Sold (Public Records) $185,000 Public Records
• 2025-11-22 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2025-11-17 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2025-10-29 Price Changed $255,000 NORTHSTARMLS as Distributed by MLS Grid
• 2025-10-03 Price Changed $264,000 NORTHSTARMLS as Distributed by MLS Grid
• 2025-09-24 Price Changed $269,000 NORTHSTARMLS as Distributed by MLS Grid
• 2025-09-04 Listed $275,000 NORTHSTARMLS as Distributed by MLS Grid
• 2025-09-01 Coming Soon — NORTHSTARMLS as Distributed by MLS Grid
• 2018-08-01 Sold (Public Records) $210,000 Public Records
• 2018-07-30 Sold (MLS) $210,000 NORTHSTARMLS as Distributed by MLS Grid
• 2018-07-16 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2018-06-28 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2018-06-15 Listed $209,900 NORTHSTARMLS as Distributed by MLS Grid

Property tax history

+3.0%/yr

Latest (2025): $3,035 · -0.2% YoY. Source: county tax records.