4755 Dominick Dr · Minnetonka, MN 55343

$335,000

4 bd · 1.0 ba · 1,270 sqft · SingleFamily public records · 40 Days on market

Built 1950 0.26 ac lot $264/sqft · at area comps Est $384k · 13% under ↓ 1% since listing

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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 +13.2/15.0
• Cash flow +8.9/30.0
• Schools +4.6/10.0
• Livability +3.8/5.0
• Rent growth +3.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• DSCR +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this charming and versatile home in highly sought-after Minnetonka! Combining classic character with smart updates, this residence offers a perfect blend of comfort and potential. The heart of the home features beautifully refinished hardwood floors that flow through the main living spaces, which have a fresh coat of paint. You’ll find two spacious bedrooms on this level, along with a clean full bathroom. The upper level serves as a private third bedroom, while the lower level is finished with cozy carpeting and large egress windows. The current family room was previously used by the original owners as a fourth bedroom, offering an easy conversion for those needing extra space. The lower-level laundry area is bright and airy, complete with a washer and dryer. Tucked around the corner is a dedicated small workshop, perfect for DIY projects. Storage Galore: Beyond the oversized single-stall garage, the property includes two sheds to handle all your seasonal storage and lawn equipment. Step outside to the wooden deck, featuring a retractable awning—the ideal spot to relax in the shade while enjoying sunsets. The backyard is a gardener’s dream, boasting two garden areas, including a raised garden bed ready for your spring planting. Don’t miss this opportunity to own a loved home in a prime location.

Key facts

• Raised garden bed
• Two garden areas
• Wooden deck

Tags

• REFINISHED HARDWOOD FLOORS
• LARGE EGRESS WINDOWS
• DEDICATED SMALL WORKSHOP
• TWO GARDEN AREAS
• RAISED GARDEN BED
• WOODEN DECK

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $335k.

Deal economics

• At list price, monthly cash flow is $-273 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $287k (14.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $248k (25.9% below list).
• Recommended offer: $248k (25.9% below list) — sets the bar for 1% rule.
• Cap rate 5.3% vs local median 2.4% in Minnetonka — 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 75/100 on livability (#187 in MN, #3,994 nationally) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, crime A-; Watch: amenities F, cost of living F, health & safety F.
• Hopkins Public School District (suburban): math 48% / reading 57% proficiency, ranked #75 of 301 in MN (top 25%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Gatewood Elementary (math 37% / reading 42%, grade F, #604 of 857 statewide, top 74%, 413 students, 65% FRL); Hopkins West Junior High (math 62% / reading 72%, grade A-, #11 of 258 statewide, top 5%, 592 students, 47% FRL); Hopkins Senior High (math 52% / reading 63%, grade C, #59 of 471 statewide, top 13%, 1,491 students, 40% FRL) — zoned schools average 51% FRL vs 29% district-wide (22 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+4.0%/yr); 134 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 4,651 units permitted in Hennepin County in 2024 (2,443 in 5+ unit buildings).
• This rent runs 36% of the median local income ($83k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $10k 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 40 days — a 3% lower offer ($325k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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: built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $248,396 (25.9% 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 40 days. Have you received any prior offers? Is the seller open to a 26% concession, seller financing, or rate buy-down credit?
3. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 5.32%
• Cash-on-cash: -3.49%
• DSCR: 0.84
• GRM: 11.2

CMA / ARV

• ARV (median comp): $383,956
• List price: $335,000
• Delta: -12.75%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 4.0% rent growth · sell at horizon

5-year hold

• IRR: -21.1%
• Equity multiple: 0.26×
• Total profit: $-69,141
• Equity at exit: $49,950

10-year hold

• IRR: -12.5%
• Equity multiple: 0.23×
• Total profit: $-72,049
• Equity at exit: $28,965

Cash invested: $93,800 (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 55343

• Rents YoY: 4.0%
• Active inventory: 134
• Price-to-rent: 11.2×

Monthly cashflow live

• Estimated rent: $2,484 medium
• Mortgage (P&I): −$1,757
• Tax from tax record: −$339 /mo · $4,064/yr
• Insurance: −$140
• HOA: −$0
• Vacancy / Maint / Mgmt: −$522
• Net cashflow: $-273

Break-even live

Break-even rent $2,829

Max offer price $286,825

Occupancy floor —

Sensitivity live

Price	-10% $-83	-5% $-178	+0% $-273	+5% $-368	+10% $-462
Rent	-10% $-469	-5% $-371	+0% $-273	+5% $-175	+10% $-76
Rate	-1.0pp $-104	-0.5pp $-188	base $-273	+0.5pp $-360	+1.0pp $-448

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: $83,750
• Closing costs: $10,050
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4136 Kings Dr Minnetonka, MN	3.0	2.0	1616	$2,900	$1.79	12d	1	1.30mi

Listing history 4 events

1. 2026-05-01
   price $335,000 1351-char remark

   Show marketing remark (1351 chars)

   Welcome to this charming and versatile home in highly sought-after Minnetonka! Combining classic character with smart updates, this residence offers a perfect blend of comfort and potential. The heart of the home features beautifully refinished hardwood floors that flow through the main living spaces, which have a fresh coat of paint. You’ll find two spacious bedrooms on this level, along with a clean full bathroom. The upper level serves as a private third bedroom, while the lower level is finished with cozy carpeting and large egress windows. The current family room was previously used by the original owners as a fourth bedroom, offering an easy conversion for those needing extra space. The lower-level laundry area is bright and airy, complete with a washer and dryer. Tucked around the corner is a dedicated small workshop, perfect for DIY projects. Storage Galore: Beyond the oversized single-stall garage, the property includes two sheds to handle all your seasonal storage and lawn equipment. Step outside to the wooden deck, featuring a retractable awning—the ideal spot to relax in the shade while enjoying sunsets. The backyard is a gardener’s dream, boasting two garden areas, including a raised garden bed ready for your spring planting. Don’t miss this opportunity to own a loved home in a prime location.

2. 2026-04-22
   status Active 1351-char remark

   Show marketing remark (1351 chars)

   Welcome to this charming and versatile home in highly sought-after Minnetonka! Combining classic character with smart updates, this residence offers a perfect blend of comfort and potential. The heart of the home features beautifully refinished hardwood floors that flow through the main living spaces, which have a fresh coat of paint. You’ll find two spacious bedrooms on this level, along with a clean full bathroom. The upper level serves as a private third bedroom, while the lower level is finished with cozy carpeting and large egress windows. The current family room was previously used by the original owners as a fourth bedroom, offering an easy conversion for those needing extra space. The lower-level laundry area is bright and airy, complete with a washer and dryer. Tucked around the corner is a dedicated small workshop, perfect for DIY projects. Storage Galore: Beyond the oversized single-stall garage, the property includes two sheds to handle all your seasonal storage and lawn equipment. Step outside to the wooden deck, featuring a retractable awning—the ideal spot to relax in the shade while enjoying sunsets. The backyard is a gardener’s dream, boasting two garden areas, including a raised garden bed ready for your spring planting. Don’t miss this opportunity to own a loved home in a prime location.

3. 2026-04-15
   historical Contingent - Inspection 1351-char remark

   Show marketing remark (1351 chars)

   Welcome to this charming and versatile home in highly sought-after Minnetonka! Combining classic character with smart updates, this residence offers a perfect blend of comfort and potential. The heart of the home features beautifully refinished hardwood floors that flow through the main living spaces, which have a fresh coat of paint. You’ll find two spacious bedrooms on this level, along with a clean full bathroom. The upper level serves as a private third bedroom, while the lower level is finished with cozy carpeting and large egress windows. The current family room was previously used by the original owners as a fourth bedroom, offering an easy conversion for those needing extra space. The lower-level laundry area is bright and airy, complete with a washer and dryer. Tucked around the corner is a dedicated small workshop, perfect for DIY projects. Storage Galore: Beyond the oversized single-stall garage, the property includes two sheds to handle all your seasonal storage and lawn equipment. Step outside to the wooden deck, featuring a retractable awning—the ideal spot to relax in the shade while enjoying sunsets. The backyard is a gardener’s dream, boasting two garden areas, including a raised garden bed ready for your spring planting. Don’t miss this opportunity to own a loved home in a prime location.

4. 2026-04-09
   listed $339,000 Active 1351-char remark

   Show marketing remark (1351 chars)

   Welcome to this charming and versatile home in highly sought-after Minnetonka! Combining classic character with smart updates, this residence offers a perfect blend of comfort and potential. The heart of the home features beautifully refinished hardwood floors that flow through the main living spaces, which have a fresh coat of paint. You’ll find two spacious bedrooms on this level, along with a clean full bathroom. The upper level serves as a private third bedroom, while the lower level is finished with cozy carpeting and large egress windows. The current family room was previously used by the original owners as a fourth bedroom, offering an easy conversion for those needing extra space. The lower-level laundry area is bright and airy, complete with a washer and dryer. Tucked around the corner is a dedicated small workshop, perfect for DIY projects. Storage Galore: Beyond the oversized single-stall garage, the property includes two sheds to handle all your seasonal storage and lawn equipment. Step outside to the wooden deck, featuring a retractable awning—the ideal spot to relax in the shade while enjoying sunsets. The backyard is a gardener’s dream, boasting two garden areas, including a raised garden bed ready for your spring planting. Don’t miss this opportunity to own a loved home in a prime location.

ⓘ 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: $4,064 · $339/mo
• Projected year-2 tax: $4,064 · $339/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 · 13 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: $29,808
• − Mortgage interest: −$18,765
• − Property taxes: −$4,064
• − Insurance: −$1,675
• − Repairs & maintenance: −$2,385
• − Management: −$2,385
• − Depreciation: −$9,745
• Taxable loss: −$9,211
• Est. tax savings @ 24.0%: +$2,211
• After-tax cash flow: $-1,062/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: Hopkins Public School District
• NCES district ID: 2714260
• Math proficiency: 48% ▼ -6.00%
• Reading proficiency: 57% ▼ -2.00%
• Median HH income: $66,915
• Composite: 46.44/100
• National rank: #2448
• State rank: #75 of 301 in MN

Livability — Minnetonka

• Score: 75/100
• State rank: #187
• US rank: #3994

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Minnetonka, MN
• County: Hennepin County · 1,150,272 people
• City population: 41,857
• Metro: Minneapolis-St. Paul-Bloomington, MN-WI
• Population (ZIP): 27,102
• Household income: $83,143
• Rent vs Own: 53.5% rent · 46.5% own
• Severe rent burden: 1514.0

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 (66%)
• Race & ethnicity: White 66% Black 17% Two or more races 10% Hispanic / Latino 4% Asian 4%
• Common ancestry: Portuguese 10% Romanian 4% Scottish 3%
• Foreign-born: 12% · Canada, United Kingdom
• Languages at home: 85% English-only · Spanish 3% French/Haitian/Cajun 2% Other Asian/Pacific 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: ▼ -223.01%
• Current HPI: 252.3059
• Rent YoY: ▲ 4.00%
• 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

-1.2% since first listed

4 events — show timeline

• 2026-05-01 Price Changed $335,000 NORTHSTARMLS as Distributed by MLS Grid
• 2026-04-22 Relisted — NORTHSTARMLS as Distributed by MLS Grid
• 2026-04-15 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2026-04-09 Listed $339,000 NORTHSTARMLS as Distributed by MLS Grid

Property tax history

+3.4%/yr

Latest (2025): $4,064 · +6.3% YoY. Source: county tax records.