7520 Cahill Rd Unit 203A · Edina, MN 55439

$134,900

2 bd · 2.0 ba · 1,150 sqft · Condo public records · 77 Days on market

Built 1972 $908/mo HOA · 36% of rent

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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 +17.6/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• Schools +6.6/10.0
• DSCR +5.5/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming 2-Bedroom, 2-Bath Windwood Condo in Edina's Cahill Neighborhood. Welcome to this delightful Windwood condominium featuring 2 spacious bedrooms and 2 bathrooms. The bright living room opens to a cozy 3-season porch, perfect for morning coffee or evening relaxation. Windwood offers an incredible lifestyle with its extensive amenities, including an exercise room, party roam, guest suites, library, both indoor and outdoor pools, hot tub, sauna, tennis courts, and community garden plots. Set within a 3-building complex, this home combines comfort, convenience, and community living in one of Edina's most desirable neighborhoods.

Key facts

• $908 HOA
• Garage
• Pool

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $135k.

Deal economics

• At list price, monthly cash flow is $106 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $135k).
• Recommended offer: $127k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.2% vs local median 1.7% in Edina — 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 80/100 on livability (#82 in MN, #1,926 nationally) — a professional / high-income tenant draw. Strengths: schools A+, crime A+, commute A+; Watch: amenities F, cost of living F.
• Edina Public School District (suburban): math 69% / reading 75% proficiency, ranked #5 of 301 in MN (top 2%) — strong family-tenant draw, lease renewals of 3-5y typical; only 7% free/reduced lunch — higher-income household profile.
• Market conditions: 71 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals leasing fast (median 0d on market — plan ~1-2 weeks tenant-placement turnaround); 4,651 units permitted in Hennepin County in 2024 (2,443 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $933 of loan paydown is wiped out by about $4k 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 77 days — a 6% lower offer ($127k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 14y 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.

Risks & watch-outs

• Watch-outs: HOA is 36% of rent.
• Climate carrying-cost: moderate flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $126,806 (6.0% below list)

Questions for the listing agent

1. It's been on market 77 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
9. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
10. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
11. 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.
12. 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.
13. 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: 1.84% ✓
• Cap rate: 7.24%
• Cash-on-cash: 3.38%
• DSCR: 1.15
• GRM: 4.5

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: -10.5%
• Equity multiple: 0.62×
• Total profit: $-14,484
• Equity at exit: $20,114

10-year hold

• IRR: -0.5%
• Equity multiple: 0.96×
• Total profit: $-1,430
• Equity at exit: $11,664

Cash invested: $37,772 (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 55439

• Active inventory: 71
• Price-to-rent: 4.5×

Monthly cashflow live

• Estimated rent: $2,489 high
• Mortgage (P&I): −$707
• Tax from tax record: −$188 /mo · $2,257/yr
• Insurance: −$56
• HOA: −$908
• Vacancy / Maint / Mgmt: −$523
• Net cashflow: $106

Break-even live

Break-even rent $2,354

Max offer price $134,900

Occupancy floor 91%

Sensitivity live

Price	-10% $183	-5% $144	+0% $106	+5% $68	+10% $30
Rent	-10% $-90	-5% $8	+0% $106	+5% $205	+10% $303
Rate	-1.0pp $174	-0.5pp $141	base $106	+0.5pp $71	+1.0pp $36

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: $33,725
• Closing costs: $4,047
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6701 W 78th St Edina, MN	3.0	2.0	952	$2,678	$2.81	0d	165	0.45mi
5515 Oak Glen Rd Minneapolis, MN	2.0	2.0	1100	$1,850	$1.68	44d	1	0.56mi
5800 American Blvd W Minneapolis, MN	2.0	1.0–2.5	915	$4,650	$5.08	0d	20	0.68mi
5400 W 70th St Minneapolis, MN	2.0	1.5	936	$1,499	$1.60	5d	2	0.73mi
8101 Normandale Lake Blvd Minneapolis, MN	2.0	1.0–2.0	918	$2,884	$3.14	0d	22	0.86mi
4660 77th St W Minneapolis, MN	1.0–2.0	1.0–2.0	723	$2,599	$3.59	0d	35	1.10mi
5100 W 82nd St Minneapolis, MN	2.0	1.0–2.0	870	$2,355	$2.71	0d	15	1.19mi
4620 77th St W Minneapolis, MN	1.0–2.0	1.0–2.0	856	$3,199	$3.74	0d	30	1.20mi
8200 Stanley Rd Minneapolis, MN	1.0–2.0	1.0	790	$1,437	$1.82	3d	6	1.24mi
4480 Parklawn Ave Minneapolis, MN	1.0–3.0	1.0–2.0	950	$1,825	$1.92	3d	4	1.40mi
4251 Parklawn Ave Unit 106 Edina, MN	1.0	1.0	700	$1,245	$1.78	44d	1	1.47mi

HOA detail condo

• Monthly dues: $908 · $10,896/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 39 events

1. 2026-06-18
   days on market $134,900 Active 77 DOM
2. 2026-06-17
   days on market $134,900 Active 76 DOM
3. 2026-06-16
   days on market $134,900 Active 75 DOM
4. 2026-06-15
   days on market $134,900 Active 74 DOM
5. 2026-06-13
   days on market $134,900 Active 72 DOM
6. 2026-06-13
   days on market $134,900 Active 71 DOM
7. 2026-06-09
   days on market $134,900 Active 68 DOM
8. 2026-06-08
   days on market $134,900 Active 67 DOM
9. 2026-06-07
   days on market $134,900 Active 66 DOM
10. 2026-06-04
    days on market $134,900 Active 63 DOM
11. 2026-06-03
    days on market $134,900 Active 62 DOM
12. 2026-06-02
    days on market $134,900 Active 61 DOM
13. 2026-06-01
    days on market $134,900 Active 60 DOM
14. 2026-05-31
    days on market $134,900 Active 59 DOM
15. 2026-04-03
    listed $134,900 Active 639-char remark

    Show marketing remark (639 chars)

    Charming 2-Bedroom, 2-Bath Windwood Condo in Edina's Cahill Neighborhood. Welcome to this delightful Windwood condominium featuring 2 spacious bedrooms and 2 bathrooms. The bright living room opens to a cozy 3-season porch, perfect for morning coffee or evening relaxation. Windwood offers an incredible lifestyle with its extensive amenities, including an exercise room, party roam, guest suites, library, both indoor and outdoor pools, hot tub, sauna, tennis courts, and community garden plots. Set within a 3-building complex, this home combines comfort, convenience, and community living in one of Edina's most desirable neighborhoods.

16. 2026-03-30
    historical $134,900 639-char remark

    Show marketing remark (639 chars)

    Charming 2-Bedroom, 2-Bath Windwood Condo in Edina's Cahill Neighborhood. Welcome to this delightful Windwood condominium featuring 2 spacious bedrooms and 2 bathrooms. The bright living room opens to a cozy 3-season porch, perfect for morning coffee or evening relaxation. Windwood offers an incredible lifestyle with its extensive amenities, including an exercise room, party roam, guest suites, library, both indoor and outdoor pools, hot tub, sauna, tennis courts, and community garden plots. Set within a 3-building complex, this home combines comfort, convenience, and community living in one of Edina's most desirable neighborhoods.

17. 2025-12-14
    historical
18. 2025-09-05
    listed $134,900 Active
19. 2025-09-03
    historical
20. 2017-10-31
    soldstatus $129,900
21. 2017-10-19
    soldstatus $129,900 Sold
22. 2017-10-03
    status Pending
23. 2017-09-13
    price $129,900
24. 2017-08-10
    price $139,900
25. 2017-07-31
    price $144,900
26. 2017-07-21
    listed $149,900 Active
27. 2016-05-10
    soldstatus $134,900
28. 2016-05-02
    soldstatus $134,900 Sold
29. 2016-03-28
    status Pending
30. 2016-03-13
    historical Contingent - Subject to Statutory Rescission
31. 2016-03-10
    listed $134,900 Active
32. 2012-12-13
    soldstatus $90,000
33. 2012-11-30
    soldstatus $90,000
34. 2012-11-26
    historical
35. 2012-10-26
    listed $90,000
36. 2000-10-09
    soldstatus $133,500
37. 1995-07-28
    soldstatus $81,000
38. 1995-07-14
    soldstatus $81,000
39. 1991-05-16
    soldstatus $65,000

ⓘ 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: $2,257 · $188/mo
• Projected year-2 tax: $2,257 · $188/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 5/10 Major FEMA zone X (unshaded) · 24% 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 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,863
• − Mortgage interest: −$7,556
• − Property taxes: −$2,257
• − Insurance: −$674
• − Repairs & maintenance: −$2,389
• − Management: −$2,389
• − HOA: −$10,896
• − Depreciation: −$3,924
• Taxable loss: −$223
• Est. tax savings @ 24.0%: +$54
• After-tax cash flow: $1,329/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: Edina Public School District
• NCES district ID: 2711250
• Math proficiency: 69% ▼ -8.00%
• Reading proficiency: 75% ▼ -2.00%
• Median HH income: $100,093
• Composite: 65.8/100
• National rank: #456
• State rank: #5 of 301 in MN

Livability — Edina

• Score: 80/100
• State rank: #82
• US rank: #1926

Category grades

Amenities F Commute A+ Cost of living F Crime A+ Employment A+ Housing A+ Health & safety C User ratings B+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Edina, MN
• City population: 38,943
• Population (ZIP): 9,475

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 (76%)
• Race & ethnicity: White 76% Two or more races 10% Asian 10% Hispanic / Latino 3% Black 2%
• Common ancestry: Portuguese 12% Lithuanian 4% Romanian 3%
• Foreign-born: 9% · China, South Korea, Canada
• Languages at home: 85% English-only · Other Asian/Pacific 6% Chinese 3% Other Indo-European 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: ▼ -314.48%
• Current HPI: 226.9332
• Rent YoY: —
• Metro: —
• 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

+107.5% since first listed

25 events — show timeline

• 2026-04-03 Listed $134,900 NORTHSTARMLS as Distributed by MLS Grid
• 2026-03-30 Coming Soon $134,900 NORTHSTARMLS as Distributed by MLS Grid
• 2025-12-14 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2025-09-05 Listed $134,900 NORTHSTARMLS as Distributed by MLS Grid
• 2025-09-03 Coming Soon — NORTHSTARMLS as Distributed by MLS Grid
• 2017-10-31 Sold (Public Records) $129,900 Public Records
• 2017-10-19 Sold (MLS) $129,900 NORTHSTARMLS as Distributed by MLS Grid
• 2017-10-03 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2017-09-13 Price Changed $129,900 NORTHSTARMLS as Distributed by MLS Grid
• 2017-08-10 Price Changed $139,900 NORTHSTARMLS as Distributed by MLS Grid
• 2017-07-31 Price Changed $144,900 NORTHSTARMLS as Distributed by MLS Grid
• 2017-07-21 Listed $149,900 NORTHSTARMLS as Distributed by MLS Grid
• 2016-05-10 Sold (Public Records) $134,900 Public Records
• 2016-05-02 Sold (MLS) $134,900 NORTHSTARMLS as Distributed by MLS Grid
• 2016-03-28 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2016-03-13 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2016-03-10 Listed $134,900 NORTHSTARMLS as Distributed by MLS Grid
• 2012-12-13 Sold (Public Records) $90,000 Public Records
• 2012-11-30 Sold (MLS) $90,000 NORTHSTARMLS as Distributed by MLS Grid
• 2012-11-26 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2012-10-26 Listed $90,000 NORTHSTARMLS as Distributed by MLS Grid
• 2000-10-09 Sold (Public Records) $133,500 Public Records
• 1995-07-28 Sold (Public Records) $81,000 Public Records
• 1995-07-14 Sold (Public Records) $81,000 Public Records
• 1991-05-16 Sold (Public Records) $65,000 Public Records

Property tax history

+6.3%/yr

Latest (2025): $2,257 · +15.9% YoY. Source: county tax records.