5327 Long Pointe Pass · Woodbury, MN 55129

$363,990

3 bd · 3.0 ba · 1,782 sqft · Land · 43 Days on market

Built 2025 4,356 sqft lot $254/mo HOA · 9% of rent

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Why this score? — see what drove the F 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 +7.5/15.0
• Cash flow +6.3/30.0
• Schools +5.2/10.0
• Livability +4.5/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• DSCR +0.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This modern two-story townhome boasts a 2 car garage and sits on a spacious homesite. As you enter this unit you'll notice the large front porch perfect for indoor-outdoor living. The first floor features an open-plan layout with a Great Room dining room and kitchen that includes a kitchen island and stainless steel appliances. Upstairs you'll find a versatile loft two secondary bedrooms and a spacious owner's suite complete with a retreat and a low maintenance yard. With its highly functional layout and modern features this home is sure to be popular with buyers in today's market and won't last long. This home comes complete with Irrigation and "Smart" home features. Includes Lennar's home automation features and full HOA maintenance for lawn care, snow removal, garbage/recycling, community irrigation and access/upkeep of future amenities to make homeownership life as easy as possible.

Key facts

• Low maintenance yard
• Front porch
• Open-plan layout

Tags

• FRONT PORCH
• OPEN-PLAN LAYOUT
• KITCHEN ISLAND
• STAINLESS STEEL APPLIANCES
• VERSATILE LOFT
• LOW MAINTENANCE YARD

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath land listed at $364k.

Deal economics

• At list price, monthly cash flow is $-649 ($-8k/yr) — negative.
• To cash-flow at today's rent, offer at most $270k (25.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $268k (26.2% below list).
• Recommended offer: $268k (26.2% below list) — sets the bar for 1% rule.
• Cap rate 4.2% vs local median 3.2% in Woodbury — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: Gordon Bailey Elementary (math 61% / reading 65%, grade B, #168 of 857 statewide, top 20%, 653 students, 18% FRL); Woodbury Middle School (math 44% / reading 60%, grade C+, #63 of 258 statewide, top 25%, 1,108 students, 24% 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 19% FRL track the district average.
• Market conditions: Rents rising (+2.9%/yr); 357 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $3k of loan paydown is wiped out by about $11k 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 43 days — a 3% lower offer ($353k) is reasonable based on typical stale-listing flexibility.

Recommended offer $268,467 (26.2% 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 43 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. 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: 0.74% ✗
• Cap rate: 4.15%
• Cash-on-cash: -7.64%
• DSCR: 0.66
• GRM: 11.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -29.7%
• Equity multiple: 0.02×
• Total profit: $-100,336
• Equity at exit: $54,272

10-year hold

• IRR: -30.7%
• Equity multiple: -0.38×
• Total profit: $-140,757
• Equity at exit: $31,471

Cash invested: $101,917 (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: 357
• Price-to-rent: 11.3×

Monthly cashflow live

• Estimated rent: $2,685 high
• Mortgage (P&I): −$1,909
• Tax est. 1.5%: −$455 /mo · $5,460/yr
• Insurance: −$152
• HOA: −$254
• Vacancy / Maint / Mgmt: −$564
• Net cashflow: $-649

Break-even live

Break-even rent $3,506

Max offer price $270,142

Occupancy floor —

Sensitivity live

Price	-10% $-397	-5% $-523	+0% $-649	+5% $-774	+10% $-900
Rent	-10% $-861	-5% $-755	+0% $-649	+5% $-543	+10% $-436
Rate	-1.0pp $-465	-0.5pp $-556	base $-649	+0.5pp $-743	+1.0pp $-839

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: $90,998
• Closing costs: $10,920
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5275 Long Pointe Pass Saint Paul, MN	3.0	2.5	1782	$2,500	$1.40	45d	1	0.08mi
8047 Abercrombie Ln Saint Paul, MN	3.0	3.0	1769	$2,699	$1.53	6d	1	0.81mi
8797 Granite Cir Saint Paul, MN	3.0	2.5	1894	$2,450	$1.29	23d	1	0.85mi
8042 Abercrombie Ln Saint Paul, MN	3.0	2.5	2046	$2,445	$1.20	12d	1	0.85mi
4799 Equine Trl Woodbury, MN	3.0	2.5	1769	$1,200	$0.68	21d	1	0.92mi
10108 Sunbird Cir Saint Paul, MN	2.0–4.0	2.0–3.0	1815	$3,298	$1.82	0d	7	1.33mi

HOA detail

• Monthly dues: $254 · $3,048/yr
• Likely covers: trashlandscapingsnow removal

Listing history 5 events

1. 2026-05-13
   status Pending 916-char remark

   Show marketing remark (916 chars)

   This modern two-story townhome boasts a 2 car garage and sits on a spacious homesite. As you enter this unit you'll notice the large front porch perfect for indoor-outdoor living. The first floor features an open-plan layout with a Great Room dining room and kitchen that includes a kitchen island and stainless steel appliances. Upstairs you'll find a versatile loft two secondary bedrooms and a spacious owner's suite complete with a retreat and a low maintenance yard. With its highly functional layout and modern features this home is sure to be popular with buyers in today's market and won't last long. This home comes complete with Irrigation and "Smart" home features. Includes Lennar's home automation features and full HOA maintenance for lawn care, snow removal, garbage/recycling, community irrigation and access/upkeep of future amenities to make homeownership life as easy as possible.

2. 2026-05-13
   price $363,990 916-char remark

   Show marketing remark (916 chars)

   This modern two-story townhome boasts a 2 car garage and sits on a spacious homesite. As you enter this unit you'll notice the large front porch perfect for indoor-outdoor living. The first floor features an open-plan layout with a Great Room dining room and kitchen that includes a kitchen island and stainless steel appliances. Upstairs you'll find a versatile loft two secondary bedrooms and a spacious owner's suite complete with a retreat and a low maintenance yard. With its highly functional layout and modern features this home is sure to be popular with buyers in today's market and won't last long. This home comes complete with Irrigation and "Smart" home features. Includes Lennar's home automation features and full HOA maintenance for lawn care, snow removal, garbage/recycling, community irrigation and access/upkeep of future amenities to make homeownership life as easy as possible.

3. 2026-05-13
   price $373,710 916-char remark

   Show marketing remark (916 chars)

   This modern two-story townhome boasts a 2 car garage and sits on a spacious homesite. As you enter this unit you'll notice the large front porch perfect for indoor-outdoor living. The first floor features an open-plan layout with a Great Room dining room and kitchen that includes a kitchen island and stainless steel appliances. Upstairs you'll find a versatile loft two secondary bedrooms and a spacious owner's suite complete with a retreat and a low maintenance yard. With its highly functional layout and modern features this home is sure to be popular with buyers in today's market and won't last long. This home comes complete with Irrigation and "Smart" home features. Includes Lennar's home automation features and full HOA maintenance for lawn care, snow removal, garbage/recycling, community irrigation and access/upkeep of future amenities to make homeownership life as easy as possible.

4. 2026-05-04
   soldstatus $1,464,288
5. 2026-03-31
   listed $339,970 Active 916-char remark

   Show marketing remark (916 chars)

   This modern two-story townhome boasts a 2 car garage and sits on a spacious homesite. As you enter this unit you'll notice the large front porch perfect for indoor-outdoor living. The first floor features an open-plan layout with a Great Room dining room and kitchen that includes a kitchen island and stainless steel appliances. Upstairs you'll find a versatile loft two secondary bedrooms and a spacious owner's suite complete with a retreat and a low maintenance yard. With its highly functional layout and modern features this home is sure to be popular with buyers in today's market and won't last long. This home comes complete with Irrigation and "Smart" home features. Includes Lennar's home automation features and full HOA maintenance for lawn care, snow removal, garbage/recycling, community irrigation and access/upkeep of future amenities to make homeownership life as easy as possible.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $32,216
• − Mortgage interest: −$20,389
• − Property taxes: −$5,460
• − Insurance: −$1,820
• − Repairs & maintenance: −$2,577
• − Management: −$2,577
• − HOA: −$3,048
• − Depreciation: −$10,589
• Taxable loss: −$14,244
• Est. tax savings @ 24.0%: +$3,419
• After-tax cash flow: $-4,364/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

+7.1% since first listed

5 events — show timeline

• 2026-05-13 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2026-05-13 Price Changed $363,990 NORTHSTARMLS as Distributed by MLS Grid
• 2026-05-13 Price Changed $373,710 NORTHSTARMLS as Distributed by MLS Grid
• 2026-05-04 Sold (Public Records) $1,464,288 Public Records
• 2026-03-31 Listed $339,970 NORTHSTARMLS as Distributed by MLS Grid