14727 94th Pl N · Maple Grove, MN 55369

$275,000

2 bd · 2.0 ba · 1,408 sqft · Townhouse public records · 34 Days on market

Built 1980 1,742 sqft lot $195/sqft · 23% below area Est $378k · 27% under $395/mo HOA · 17% 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 +15.0/15.0
• Cash flow +7.2/30.0
• Schools +4.2/10.0
• Livability +4.0/5.0
• 1% rule +3.4/10.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• DSCR +1.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautiful 2 bed 2 bath end unit townhome in the perfect Maple Grove location ! top rated District 279 Schools, premier arbor lakes shopping center , and MG hospital . This walk out townhome offers two large living spaces ,stainless steel appliances , updated baths, large patio for entertaining and large bedrooms . Move right in ! Don't miss your opportunity . This one wont last long !

Key facts

• $395 HOA
• 2 garage spots
• Built 1980

Property features AI

Finance

• HOA & community: Community Association Group; Monthly association fee of $395; HOA covers hazard insurance, grounds maintenance, professional management, and snow removal

Exterior

• Parking: Tuck-under garage with garage door opener; Asphalt parking areas; 2-car garage
• Utilities: City water (connected); City sewer (connected); Natural gas; Electric service with circuit breakers
• Home design: Attached residential property; Split entry (bi-level) layout; Pitched asphalt roof
• Construction: Block construction; Block foundation; Asphalt pitched roof; Built area: above grade and below grade finished areas noted
• Exterior features: Stone and vinyl exterior; Patio; Medium tree coverage; No fencing indicated; City street frontage on a paved, public road

Interior

• Kitchen: Range; Microwave; Refrigerator; Kitchen has a window
• Bedrooms: Two bedrooms (one main floor bedroom); Upper-level primary bedroom (approximately 18x11); Upper-level second bedroom (approximately 12x10)
• Flooring: Hardwood floors; Tile floors
• Bathrooms: One full bathroom on the upper level; One 3/4 bathroom in the basement
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Ceiling fans; Hardwood floors; Kitchen window; Patio; Tile floors; Walk-in closet; Finished, walkout basement; Fireplace in family room (wood burning)
• Laundry & utility: Washer and dryer included; Washer/Dryer hookup; Water softener (owned)

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath townhouse listed at $275k.

Deal economics

• At list price, monthly cash flow is $-381 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $208k (24.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $230k (16.3% below list).
• Recommended offer: $208k (24.5% below list) — sets the bar for cash-flow.
• Cap rate 4.6% 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.
• Market conditions: Rents rising (+2.3%/yr); 382 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals leasing fast (median 3d 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).

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 34 days — a 3% lower offer ($267k) is reasonable based on typical stale-listing flexibility.
• 12 sale attempts since 32y 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; 49% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $207,745 (24.5% 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 34 days. Have you received any prior offers? Is the seller open to a 24% 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: 0.84% ✗
• Cap rate: 4.63%
• Cash-on-cash: -5.93%
• DSCR: 0.74
• GRM: 10.0

CMA / ARV

• ARV (median comp): $378,065
• List price: $275,000
• Delta: -27.26%
• Verdict: UNDERPRICED
• Comps: 2 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -27.3%
• Equity multiple: 0.09×
• Total profit: $-70,293
• Equity at exit: $41,003

10-year hold

• IRR: -28.4%
• Equity multiple: -0.28×
• Total profit: $-98,425
• Equity at exit: $23,777

Cash invested: $77,000 (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 55369

• Rents YoY: 2.3%
• Active inventory: 382
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $2,302 high
• Mortgage (P&I): −$1,442
• Tax from tax record: −$248 /mo · $2,971/yr
• Insurance: −$115
• HOA: −$395
• Vacancy / Maint / Mgmt: −$483
• Net cashflow: $-381

Break-even live

Break-even rent $2,784

Max offer price $207,745

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: $68,750
• Closing costs: $8,250
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
14800 99th Ave N Maple Grove, MN	2.0	1.0–2.0	888	$2,200	$2.48	1d	6	0.63mi
9775 Grove Cir N Maple Grove, MN	1.0–2.0	1.0–2.0	1044	$2,970	$2.84	3d	5	1.04mi
13653 Territorial Rd Maple Grove, MN	2.0	1.0–2.0	807	$1,800	$2.23	1d	12	1.05mi
10534 Harbor Ln N Maple Grove, MN	3.0	2.5	1800	$2,795	$1.55	12d	1	1.36mi
10531 Harbor Ln N Unit 1 Maple Grove, MN	3.0	3.0	1719	$2,700	$1.57	43d	1	1.36mi
9325 Garland Ave Maple Grove, MN	1.0–3.0	1.0–2.0	1059	$2,168	$2.05	1d	20	1.43mi

HOA detail

• Monthly dues: $395 · $4,740/yr

Listing history 50 events

1. 2026-06-18
   days on market $275,000 Active 34 DOM
2. 2026-06-17
   days on market $275,000 Active 33 DOM
3. 2026-06-16
   days on market $275,000 Active 32 DOM
4. 2026-06-15
   days on market $275,000 Active 31 DOM
5. 2026-06-13
   days on market $275,000 Active 29 DOM
6. 2026-06-09
   days on market $275,000 Active 25 DOM
7. 2026-06-08
   days on market $275,000 Active 24 DOM
8. 2026-06-07
   days on market $275,000 Active 23 DOM
9. 2026-06-04
   days on market $275,000 Active 20 DOM
10. 2026-06-03
    days on market $275,000 Active 19 DOM
11. 2026-06-02
    days on market $275,000 Active 18 DOM
12. 2026-06-01
    days on market $275,000 Active 17 DOM
13. 2026-05-31
    days on market $275,000 Active 16 DOM
14. 2026-05-16
    listed $275,000 Active 742-char remark
15. 2026-05-14
    historical $275,000 742-char remark
16. 2017-08-28
    soldstatus $185,000
17. 2017-08-24
    soldstatus $185,000 Sold 388-char remark

    Show marketing remark (388 chars)

    Beautiful 2 bed 2 bath end unit townhome in the perfect Maple Grove location ! top rated District 279 Schools, premier arbor lakes shopping center , and MG hospital . This walk out townhome offers two large living spaces ,stainless steel appliances , updated baths, large patio for entertaining and large bedrooms . Move right in ! Don't miss your opportunity . This one wont last long !

18. 2017-08-09
    status Pending 388-char remark

    Show marketing remark (388 chars)

    Beautiful 2 bed 2 bath end unit townhome in the perfect Maple Grove location ! top rated District 279 Schools, premier arbor lakes shopping center , and MG hospital . This walk out townhome offers two large living spaces ,stainless steel appliances , updated baths, large patio for entertaining and large bedrooms . Move right in ! Don't miss your opportunity . This one wont last long !

19. 2017-07-30
    historical Contingent - Inspection 388-char remark

    Show marketing remark (388 chars)

    Beautiful 2 bed 2 bath end unit townhome in the perfect Maple Grove location ! top rated District 279 Schools, premier arbor lakes shopping center , and MG hospital . This walk out townhome offers two large living spaces ,stainless steel appliances , updated baths, large patio for entertaining and large bedrooms . Move right in ! Don't miss your opportunity . This one wont last long !

20. 2017-07-25
    listed $179,900 Active 388-char remark

    Show marketing remark (388 chars)

    Beautiful 2 bed 2 bath end unit townhome in the perfect Maple Grove location ! top rated District 279 Schools, premier arbor lakes shopping center , and MG hospital . This walk out townhome offers two large living spaces ,stainless steel appliances , updated baths, large patio for entertaining and large bedrooms . Move right in ! Don't miss your opportunity . This one wont last long !

21. 2014-10-15
    soldstatus $144,000
22. 2014-10-10
    soldstatus $144,000 Sold

    Show marketing remark (197 chars)

    Terrific remodel, all new wood trim, tile, stainless appl's, tons of upgrades. This is a must see! Move in and enjoy. Great association, well maintained grounds, park and lawns. Convenient commute.

23. 2014-10-10
    soldstatus $144,000

    Show marketing remark (197 chars)

    Terrific remodel, all new wood trim, tile, stainless appl's, tons of upgrades. This is a must see! Move in and enjoy. Great association, well maintained grounds, park and lawns. Convenient commute.

24. 2014-10-10
    soldstatus $144,000

    Show marketing remark (197 chars)

    Terrific remodel, all new wood trim, tile, stainless appl's, tons of upgrades. This is a must see! Move in and enjoy. Great association, well maintained grounds, park and lawns. Convenient commute.

25. 2014-09-17
    status Pending

    Show marketing remark (197 chars)

    Terrific remodel, all new wood trim, tile, stainless appl's, tons of upgrades. This is a must see! Move in and enjoy. Great association, well maintained grounds, park and lawns. Convenient commute.

26. 2014-09-15
    historical Contingent - Subject to Statutory Rescission

    Show marketing remark (197 chars)

    Terrific remodel, all new wood trim, tile, stainless appl's, tons of upgrades. This is a must see! Move in and enjoy. Great association, well maintained grounds, park and lawns. Convenient commute.

27. 2014-09-09
    status Active

    Show marketing remark (197 chars)

    Terrific remodel, all new wood trim, tile, stainless appl's, tons of upgrades. This is a must see! Move in and enjoy. Great association, well maintained grounds, park and lawns. Convenient commute.

28. 2014-08-28
    historical Contingent - Inspection

    Show marketing remark (197 chars)

    Terrific remodel, all new wood trim, tile, stainless appl's, tons of upgrades. This is a must see! Move in and enjoy. Great association, well maintained grounds, park and lawns. Convenient commute.

29. 2014-08-14
    listed $149,000 Active

    Show marketing remark (197 chars)

    Terrific remodel, all new wood trim, tile, stainless appl's, tons of upgrades. This is a must see! Move in and enjoy. Great association, well maintained grounds, park and lawns. Convenient commute.

30. 2014-08-14
    listed $149,000

    Show marketing remark (197 chars)

    Terrific remodel, all new wood trim, tile, stainless appl's, tons of upgrades. This is a must see! Move in and enjoy. Great association, well maintained grounds, park and lawns. Convenient commute.

31. 2014-08-14
    listed $149,000

    Show marketing remark (197 chars)

    Terrific remodel, all new wood trim, tile, stainless appl's, tons of upgrades. This is a must see! Move in and enjoy. Great association, well maintained grounds, park and lawns. Convenient commute.

32. 2008-07-22
    soldstatus $134,050
33. 2008-05-27
    historical
34. 2008-02-25
    listed $134,900
35. 2006-05-03
    soldstatus $183,000
36. 2006-04-18
    soldstatus $183,000
37. 2006-03-01
    historical
38. 2006-01-14
    listed $178,900
39. 2004-02-26
    soldstatus $156,000
40. 2004-01-31
    soldstatus $159,900
41. 2004-01-03
    historical
42. 2003-12-04
    listed $159,900
43. 2003-12-01
    historical
44. 2003-10-12
    listed $159,900
45. 2001-09-17
    soldstatus $135,500
46. 1998-09-28
    soldstatus $95,000
47. 1998-09-01
    soldstatus $95,000
48. 1998-08-15
    historical
49. 1998-07-17
    listed $96,900
50. 1994-08-29
    soldstatus $79,500

ⓘ 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: $2,971 · $248/mo
• Projected year-2 tax: $3,025 · $252/mo
• Expected delta: +$55/yr (+$5/mo · 1.8%)

ⓘ 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 ≥99°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: $27,623
• − Mortgage interest: −$15,404
• − Property taxes: −$2,971
• − Insurance: −$1,375
• − Repairs & maintenance: −$2,210
• − Management: −$2,210
• − HOA: −$4,740
• − Depreciation: −$8,000
• Taxable loss: −$9,286
• Est. tax savings @ 24.0%: +$2,229
• After-tax cash flow: $-2,340/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): 39,290
• Household income: $112,144
• Rent vs Own: 24.1% rent · 75.9% own
• Severe rent burden: 718.0

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 (76%)
• Race & ethnicity: White 76% Two or more races 7% Black 6% Asian 6% Hispanic / Latino 6%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Portuguese 10% Romanian 6% Lithuanian 3%
• Foreign-born: 11% · Canada, China, Vietnam
• Languages at home: 86% English-only · Spanish 5% Other Asian/Pacific 2% 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: ▼ -313.16%
• Current HPI: 233.7627
• 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

+248.5% since first listed

40 events — show timeline

• 2026-05-16 Listed $275,000 NORTHSTARMLS as Distributed by MLS Grid
• 2026-05-14 Coming Soon $275,000 NORTHSTARMLS as Distributed by MLS Grid
• 2017-08-28 Sold (Public Records) $185,000 Public Records
• 2017-08-24 Sold (MLS) $185,000 NORTHSTARMLS as Distributed by MLS Grid
• 2017-08-09 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2017-07-30 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2017-07-25 Listed $179,900 NORTHSTARMLS as Distributed by MLS Grid
• 2014-10-15 Sold (Public Records) $144,000 Public Records
• 2014-10-10 Sold (MLS) $144,000 LSAR
• 2014-10-10 Sold (MLS) $144,000 RASM
• 2014-10-10 Sold (MLS) $144,000 NORTHSTARMLS as Distributed by MLS Grid
• 2014-09-17 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2014-09-15 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2014-09-09 Relisted — NORTHSTARMLS as Distributed by MLS Grid
• 2014-08-28 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2014-08-14 Listed $149,000 NORTHSTARMLS as Distributed by MLS Grid
• 2014-08-14 Listed $149,000 LSAR
• 2014-08-14 Listed $149,000 RASM
• 2008-07-22 Sold (MLS) $134,050 NORTHSTARMLS as Distributed by MLS Grid
• 2008-05-27 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2008-02-25 Listed $134,900 NORTHSTARMLS as Distributed by MLS Grid
• 2006-05-03 Sold (Public Records) $183,000 Public Records
• 2006-04-18 Sold (MLS) $183,000 NORTHSTARMLS as Distributed by MLS Grid
• 2006-03-01 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2006-01-14 Listed $178,900 NORTHSTARMLS as Distributed by MLS Grid
• 2004-02-26 Sold (Public Records) $156,000 Public Records
• 2004-01-31 Sold (MLS) $159,900 NORTHSTARMLS as Distributed by MLS Grid
• 2004-01-03 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2003-12-04 Listed $159,900 NORTHSTARMLS as Distributed by MLS Grid
• 2003-12-01 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2003-10-12 Listed $159,900 NORTHSTARMLS as Distributed by MLS Grid
• 2001-09-17 Sold (Public Records) $135,500 Public Records
• 1998-09-28 Sold (MLS) $95,000 NORTHSTARMLS as Distributed by MLS Grid
• 1998-09-01 Sold (Public Records) $95,000 Public Records
• 1998-08-15 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 1998-07-17 Listed $96,900 NORTHSTARMLS as Distributed by MLS Grid
• 1994-08-29 Sold (Public Records) $79,500 Public Records
• 1994-08-29 Sold (MLS) $79,500 NORTHSTARMLS as Distributed by MLS Grid
• 1994-07-26 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 1994-07-22 Listed $78,900 NORTHSTARMLS as Distributed by MLS Grid

Property tax history

+3.8%/yr

Latest (2025): $2,971 · +3.4% YoY. Source: county tax records.