1400 Dakota Ave S #103 · St. Louis Park, MN 55416

$133,000

1 bd · 1.0 ba · 663 sqft · Condo public records · 55 Days on market

Built 1983 $201/sqft · 10% below area Est $147k · 10% under $419/mo HOA · 29% 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 +11.8/15.0
• Cash flow +8.5/30.0
• 1% rule +6.0/10.0
• Schools +4.4/10.0
• Rent growth +3.1/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks

SWEET!!! Affordable unit with everything you have been looking for: heated underground parking, in-unit full sized laundry, elevator, dishwasher, pet-friendly association with no assessments & a covered balcony. There are also 2 large closets in the unit & 2 storage units as well! Cocoon yourself from the busy world in the efficiency-sized interior bedroom. Enjoy your morning coffee on the brand-new balcony. Cook your favorite meals in your own eat-in kitchen with stainless appliances (including a space-saving low-profile microwave) & granite counter tops. There is ample parking for your guests, and you can greet them in the tastefully remodeled lobby & take the ele

Key facts

• Covered balcony
• Large closets
• Storage units

Tags

• HEATED UNDERGROUND PARKING
• IN-UNIT FULL SIZED LAUNDRY
• PET-FRIENDLY ASSOCIATION
• COVERED BALCONY
• LARGE CLOSETS
• STORAGE UNITS

Property features AI

Finance

• HOA & community: HOA managed by Sharper Management; Monthly association fee; Elevator(s), lobby entrance, and trails; HOA covers hazard insurance, heating, lawn care, grounds maintenance, parking, professional management, sewer, snow removal, and water

Exterior

• Parking: Underground parking; 1-car garage
• Utilities: City water; City sewer; Natural gas; Electric service with circuit breakers (100 amp)
• Home design: Attached residential property; One story; Accessible elevator installed
• Construction: Block foundation; Roof 8 years old or newer
• Exterior features: Covered patio/porch; Deck; Stone exterior

Interior

• Kitchen: Dishwasher; Disposal; Range; Refrigerator
• Bedrooms: 1 bedroom (main level)
• Bathrooms: 1 full bath (main floor)
• Heating & cooling: Baseboard heating; Boiler; Wall-mounted cooling unit(s)
• Interior features: All living facilities on one level; Main floor laundry; Daylight/lookout basement windows; Shared basement access; Walkout basement; Informal dining area
• Laundry & utility: In-unit washer and dryer; Washer/dryer hookup

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $133k.

Deal economics

• At list price, monthly cash flow is $-117 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $112k (15.5% below list).
• Meets the 1% rule at list price ($1k rent vs $133k).
• Recommended offer: $112k (15.5% below list) — sets the bar for cash-flow.
• Cap rate 5.2% vs local median 3.1% in St. Louis Park — 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: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• St. Louis Park Public School District (suburban): math 45% / reading 55% proficiency, ranked #100 of 301 in MN (top 33%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising (+2.3%/yr); 205 active listings in the ZIP; 22 comparable units currently listed for rent nearby; rentals leasing fast (median 5d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 4,651 units permitted in Hennepin County in 2024 (2,443 in 5+ unit buildings).
• This rent is only 17% of the median local income ($106k/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 $920 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 55 days — a 3% lower offer ($129k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 22y 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 $98k; 36% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 29% of rent.

Recommended offer $112,409 (15.5% 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 55 days. Have you received any prior offers? Is the seller open to a 15% 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. 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 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: 1.10% ✓
• Cap rate: 5.24%
• Cash-on-cash: -3.76%
• DSCR: 0.83
• GRM: 7.5

CMA / ARV

• ARV (median comp): $147,150
• List price: $133,000
• Delta: -9.62%
• Verdict: FAIR
• Comps: 1 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 2.26% rent growth · sell at horizon

5-year hold

• IRR: -23.5%
• Equity multiple: 0.20×
• Total profit: $-29,819
• Equity at exit: $19,831

10-year hold

• IRR: -20.8%
• Equity multiple: -0.05×
• Total profit: $-38,930
• Equity at exit: $11,499

Cash invested: $37,240 (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 55416

• Rents YoY: 2.3%
• Active inventory: 205
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,468 high
• Mortgage (P&I): −$697
• Tax from tax record: −$105 /mo · $1,257/yr
• Insurance: −$55
• HOA: −$419
• Vacancy / Maint / Mgmt: −$308
• Net cashflow: $-117

Break-even live

Break-even rent $1,616

Max offer price $112,409

Occupancy floor —

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: $33,250
• Closing costs: $3,990
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1425 Colorado Ave S Unit 1427-218 St Louis Park, MN	1.0	1.0	750	$1,249	$1.67	44d	1	0.10mi
1351 Hampshire Ave S Minneapolis, MN	1.0–2.0	1.0	920	$1,360	$1.48	3d	14	0.20mi
1360 Hampshire Ave S Minneapolis, MN	1.0–2.0	1.0–1.5	825	$1,095	$1.33	5d	1	0.26mi
6800 Cedar Lake Rd S Minneapolis, MN	1.0–3.0	1.0–2.0	1017	$1,730	$1.70	2d	11	0.44mi
770 Xenia Ave S Minneapolis, MN	2.0	1.0–2.0	894	$2,278	$2.55	2d	30	0.56mi
901 Xenia Ave S Minneapolis, MN	2.0	1.0–2.0	826	$2,052	$2.48	2d	11	0.57mi
5310 W 16th St Minneapolis, MN	1.0–2.0	1.0–2.0	857	$1,625	$1.90	2d	10	0.69mi
5743 Glenwood Ave Unit 5747-03 Golden Valley, MN	1.0	1.0	720	$995	$1.38	18d	1	0.72mi
7414 W 22nd St #112 Minneapolis, MN	1.0	1.0	739	$1,350	$1.83	44d	1	0.73mi
5235 Wayzata Blvd Minneapolis, MN	2.0	1.0–2.0	997	$2,892	$2.90	2d	14	0.76mi
1325 Utica Ave S Minneapolis, MN	3.0	1.0–2.0	1030	$2,390	$2.32	2d	8	0.80mi
1511 Utica Ave S Minneapolis, MN	3.0	1.0–2.5	970	$2,457	$2.53	2d	11	0.82mi
29XX Nevada Ave S St Louis Park, MN	1.0–2.0	1.0	865	$1,150	$1.33	5d	19	0.86mi
2480 Highway 100 S Minneapolis, MN	1.0–2.0	1.0	755	$1,195	$1.58	2d	2	0.95mi
2235 Quebec Ave S Unit base Minneapolis, MN	1.0	1.0	700	$1,500	$2.14	44d	1	0.97mi
2524 Minnesota 100 Unit 2514-0533 St Louis Park, MN	1.0	1.0	450	$1,299	$2.89	44d	1	0.99mi
2524 Minnesota 100 Unit 2514-0513 St Louis Park, MN	1.0	1.0	450	$1,299	$2.89	3d	1	0.99mi
2524 Minneapolis, MN	1.0–2.0	1.0	700	$1,299	$1.86	12d	5	1.01mi
4815 Cedar Lake Rd S Minneapolis, MN	1.0	1.0	665	$1,020	$1.53	11d	4	1.02mi
5621 Minnetonka Blvd Minneapolis, MN	1.0–2.0	1.0	800	$1,279	$1.60	12d	2	1.41mi
600 Lilac Dr N Minneapolis, MN	1.0	1.0	600	$1,307	$2.18	2d	7	1.45mi
3000 Highway 100 S Minneapolis, MN	1.0–2.0	1.0–1.5	867	$1,175	$1.35	15d	3	1.49mi

HOA detail condo

• Monthly dues: $419 · $5,028/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 23 events

1. 2026-06-18
   days on market $133,000 Active 55 DOM
2. 2026-06-17
   days on market $133,000 Active 54 DOM
3. 2026-06-16
   days on market $133,000 Active 53 DOM
4. 2026-06-15
   days on market $133,000 Active 52 DOM
5. 2026-06-13
   days on market $133,000 Active 50 DOM
6. 2026-06-09
   days on market $133,000 Active 46 DOM
7. 2026-06-08
   days on market $133,000 Active 45 DOM
8. 2026-06-07
   days on market $133,000 Active 44 DOM
9. 2026-06-04
   days on market $133,000 Active 41 DOM
10. 2026-06-03
    days on market $133,000 Active 40 DOM
11. 2026-06-02
    days on market $133,000 Active 39 DOM
12. 2026-06-01
    days on market $133,000 Active 38 DOM
13. 2026-05-31
    days on market $133,000 Active 37 DOM
14. 2026-04-24
    listed $133,000 Active 1376-char remark
15. 2026-04-19
    historical
16. 2026-03-07
    listed $135,000 Active
17. 2026-03-06
    historical
18. 2019-01-29
    soldstatus $98,000
19. 2008-03-13
    historical
20. 2008-01-14
    listed $125,000
21. 2004-09-03
    soldstatus $101,243
22. 2004-07-30
    historical
23. 2004-07-30
    listed $99,397

ⓘ 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: $1,257 · $105/mo
• Projected year-2 tax: $1,373 · $114/mo
• Expected delta: +$116/yr (+$10/mo · 9.2%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X · 24% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥99°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: $17,622
• − Mortgage interest: −$7,450
• − Property taxes: −$1,257
• − Insurance: −$665
• − Repairs & maintenance: −$1,410
• − Management: −$1,410
• − HOA: −$5,028
• − Depreciation: −$3,869
• Taxable loss: −$3,467
• Est. tax savings @ 24.0%: +$832
• After-tax cash flow: $-567/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: St. Louis Park Public School District
• NCES district ID: 2733780
• Math proficiency: 45% ▼ -8.00%
• Reading proficiency: 55% ▼ -4.00%
• Median HH income: $65,785
• Composite: 44.26/100
• National rank: #2840
• State rank: #100 of 301 in MN

Livability — St. Louis Park

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: St. Louis Park, MN
• County: Hennepin County · 1,150,272 people
• City population: 60,356
• Metro: Minneapolis-St. Paul-Bloomington, MN-WI
• Population (ZIP): 35,015
• Household income: $105,958
• Rent vs Own: 50.1% rent · 49.9% own
• Severe rent burden: 1213.0

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 (79%)
• Race & ethnicity: White 79% Two or more races 9% Hispanic / Latino 8% Black 5% Asian 4%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Portuguese 12% Romanian 5% Lithuanian 4%
• Foreign-born: 8% · Canada, China, South Korea
• Languages at home: 89% English-only · Spanish 4% Other Indo-European 1% Other Asian/Pacific 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: ▼ -490.63%
• Current HPI: 230.651
• Rent YoY: ▲ 2.26%
• 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

+33.8% since first listed

10 events — show timeline

• 2026-04-24 Listed $133,000 NORTHSTARMLS as Distributed by MLS Grid
• 2026-04-19 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2026-03-07 Listed $135,000 NORTHSTARMLS as Distributed by MLS Grid
• 2026-03-06 Coming Soon — NORTHSTARMLS as Distributed by MLS Grid
• 2019-01-29 Sold (Public Records) $98,000 Public Records
• 2008-03-13 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2008-01-14 Listed $125,000 NORTHSTARMLS as Distributed by MLS Grid
• 2004-09-03 Sold (MLS) $101,243 NORTHSTARMLS as Distributed by MLS Grid
• 2004-07-30 Listed $99,397 NORTHSTARMLS as Distributed by MLS Grid
• 2004-07-30 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid

Property tax history

+0.7%/yr

Latest (2025): $1,257 · -6.5% YoY. Source: county tax records.