3149 Inverness Ln · Mound, MN 55364

$179,900

3 bd · 1.5 ba · 1,260 sqft · SingleFamily public records · 1 Days on market

Built 1910 0.26 ac lot

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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 +26.1/30.0
• DSCR +8.8/10.0
• ARV discount +7.5/15.0
• 1% rule +6.7/10.0
• Schools +5.9/10.0
• Livability +4.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Bring your highly skilled remodeling ability or, tear down and start from scratch. Nice Mound lot in a private location. Buyer to assume all responsibility and acceptance for condition and any personal property. Seller will not be clearing out the house. Seller will agree to a Contract for Deed with acceptable terms. Property SOLD AS IS.

Key facts

• 0.26 acre lot
• Built 1910

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $456 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $180k).
• Cap rate 9.3% vs local median 1.8% in Mound — 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 85/100 on livability (#20 in MN, #559 nationally) — a professional / high-income tenant draw. Strengths: schools A+, crime A+, commute A+; Watch: amenities F.
• Westonka Public School District (rural): math 65% / reading 68% proficiency, ranked #14 of 301 in MN (top 5%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 14% free/reduced lunch — higher-income household profile.
• Market conditions: 147 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 12d on market — plan ~1-2 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 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 $1k of loan paydown is wiped out by about $5k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $50k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $120k; 49% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $179,900

Questions for the listing agent

1. Built in 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.17% ✓
• Cap rate: 9.33%
• Cash-on-cash: 10.86%
• DSCR: 1.48
• GRM: 7.1

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: -0.1%
• Equity multiple: 1.00×
• Total profit: $-117
• Equity at exit: $26,824

10-year hold

• IRR: 9.6%
• Equity multiple: 1.74×
• Total profit: $37,303
• Equity at exit: $15,554

Cash invested: $50,372 (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 55364

• Active inventory: 147
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $2,099 high
• Mortgage (P&I): −$943
• Tax from tax record: −$184 /mo · $2,210/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$441
• Net cashflow: $456

Break-even live

Break-even rent $1,522

Max offer price $179,900

Occupancy floor 73%

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: $44,975
• Closing costs: $5,397
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4407 Wilshire Blvd #206 Mound, MN	2.0	1.0	1005	$1,775	$1.77	12d	1	0.52mi
4407 Wilshire Blvd #107 Mound, MN	2.0	1.0	913	$1,195	$1.31	43d	1	0.55mi
4400 W Arm Rd Spring Park, MN	1.0–2.0	1.0–2.0	868	$1,800	$2.07	1d	1	1.11mi
4887 Edgewater Dr Mound, MN	2.0	1.5	1400	$2,095	$1.50	43d	1	1.19mi
4201 Sunset Dr Spring Park, MN	1.0–2.0	1.0–2.5	1369	$4,052	$2.96	1d	1	1.20mi

Listing history 11 events

1. 2026-06-17
   pricestatusdays on marketlisting id $179,900 Active 1 DOM
2. 2026-05-04
   status Pending 340-char remark

   Show marketing remark (340 chars)

   Bring your highly skilled remodeling ability or, tear down and start from scratch. Nice Mound lot in a private location. Buyer to assume all responsibility and acceptance for condition and any personal property. Seller will not be clearing out the house. Seller will agree to a Contract for Deed with acceptable terms. Property SOLD AS IS.

3. 2026-01-05
   price $169,000 340-char remark

   Show marketing remark (340 chars)

   Bring your highly skilled remodeling ability or, tear down and start from scratch. Nice Mound lot in a private location. Buyer to assume all responsibility and acceptance for condition and any personal property. Seller will not be clearing out the house. Seller will agree to a Contract for Deed with acceptable terms. Property SOLD AS IS.

4. 2025-12-17
   price $174,978 340-char remark

   Show marketing remark (340 chars)

   Bring your highly skilled remodeling ability or, tear down and start from scratch. Nice Mound lot in a private location. Buyer to assume all responsibility and acceptance for condition and any personal property. Seller will not be clearing out the house. Seller will agree to a Contract for Deed with acceptable terms. Property SOLD AS IS.

5. 2025-12-04
   price $179,000 340-char remark

   Show marketing remark (340 chars)

   Bring your highly skilled remodeling ability or, tear down and start from scratch. Nice Mound lot in a private location. Buyer to assume all responsibility and acceptance for condition and any personal property. Seller will not be clearing out the house. Seller will agree to a Contract for Deed with acceptable terms. Property SOLD AS IS.

6. 2025-11-24
   price $189,500 340-char remark

   Show marketing remark (340 chars)

   Bring your highly skilled remodeling ability or, tear down and start from scratch. Nice Mound lot in a private location. Buyer to assume all responsibility and acceptance for condition and any personal property. Seller will not be clearing out the house. Seller will agree to a Contract for Deed with acceptable terms. Property SOLD AS IS.

7. 2025-11-15
   listed $199,988 Active 340-char remark

   Show marketing remark (340 chars)

   Bring your highly skilled remodeling ability or, tear down and start from scratch. Nice Mound lot in a private location. Buyer to assume all responsibility and acceptance for condition and any personal property. Seller will not be clearing out the house. Seller will agree to a Contract for Deed with acceptable terms. Property SOLD AS IS.

8. 2022-11-29
   soldstatus $120,500
9. 2022-11-03
   soldstatus $120,500 Sold 256-char remark

   Show marketing remark (256 chars)

   Bring your highly skilled remodeling ability or, tear down and start from scratch. Nice Mound lot in a private location. Buyer to assume all responsibility and acceptance for condition and any personal property. Seller will not be clearing out the house.

10. 2022-09-29
    status Pending 256-char remark

    Show marketing remark (256 chars)

    Bring your highly skilled remodeling ability or, tear down and start from scratch. Nice Mound lot in a private location. Buyer to assume all responsibility and acceptance for condition and any personal property. Seller will not be clearing out the house.

11. 2022-09-14
    historical $120,000 256-char remark

    Show marketing remark (256 chars)

    Bring your highly skilled remodeling ability or, tear down and start from scratch. Nice Mound lot in a private location. Buyer to assume all responsibility and acceptance for condition and any personal property. Seller will not be clearing out the house.

ⓘ 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: $2,210 · $184/mo
• Projected year-2 tax: $2,210 · $184/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: $25,189
• − Mortgage interest: −$10,077
• − Property taxes: −$2,210
• − Insurance: −$900
• − Repairs & maintenance: −$2,015
• − Management: −$2,015
• − Depreciation: −$5,233
• Taxable income: $2,739
• Est. tax owed @ 24.0%: −$657
• After-tax cash flow: $4,812/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: Westonka Public School District
• NCES district ID: 2722920
• Math proficiency: 65% ▼ -14.00%
• Reading proficiency: 68% ▼ -10.00%
• Median HH income: $80,965
• Composite: 59.42/100
• National rank: #928
• State rank: #14 of 301 in MN

Livability — Mound

• Score: 85/100
• State rank: #20
• US rank: #559

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Mound, MN
• County: Hennepin County · 1,150,272 people
• City population: 14,097
• Metro: Minneapolis-St. Paul-Bloomington, MN-WI
• Population (ZIP): 14,097
• Household income: $108,725
• Rent vs Own: 18.2% rent · 81.8% own
• Severe rent burden: 198.0

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 (89%)
• Race & ethnicity: White 89% Two or more races 5% Hispanic / Latino 2% Black 1% Asian 1%
• Common ancestry: Portuguese 19% Lithuanian 3% Slovak 3%
• Foreign-born: 7% · Canada, China
• Languages at home: 92% English-only · Spanish 4% Russian/Polish/Slavic 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: ▼ -395.23%
• Current HPI: 249.0081
• Rent YoY: —
• 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

+40.8% since first listed

10 events — show timeline

• 2026-05-04 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2026-01-05 Price Changed $169,000 NORTHSTARMLS as Distributed by MLS Grid
• 2025-12-17 Price Changed $174,978 NORTHSTARMLS as Distributed by MLS Grid
• 2025-12-04 Price Changed $179,000 NORTHSTARMLS as Distributed by MLS Grid
• 2025-11-24 Price Changed $189,500 NORTHSTARMLS as Distributed by MLS Grid
• 2025-11-15 Listed $199,988 NORTHSTARMLS as Distributed by MLS Grid
• 2022-11-29 Sold (Public Records) $120,500 Public Records
• 2022-11-03 Sold (MLS) $120,500 NORTHSTARMLS as Distributed by MLS Grid
• 2022-09-29 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2022-09-14 Coming Soon $120,000 NORTHSTARMLS as Distributed by MLS Grid

Property tax history

+2.4%/yr

Latest (2025): $2,210 · +24.9% YoY. Source: county tax records.