13681 Bass Lake Rd · Maple Grove, MN 55311

$399,500

4 bd · 3.0 ba · 1,825 sqft · SingleFamily public records · 23 Days on market

Built 1964 0.27 ac lot

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Why this score? — see what drove the F 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 +7.8/30.0
• ARV discount +7.5/15.0
• Schools +4.2/10.0
• Rent growth +4.0/5.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• 1% rule +2.0/10.0
• DSCR +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great Home for Family Fun! Big Kitchen and Living Spaces that walk out to a Large Deck! Private Back Yard with In-Ground Pool. Fresh Paint, New Carpet and Re-Finished Hardwood Floors! Deluxe Bathrooms!

Key facts

• 0.27 acre lot
• 2 garage spots
• Pool

Property features AI

Finance

• Other: Below-ground heated in-ground pool

Exterior

• Parking: Attached 2-car garage (asphalt); Garage approximately 374 square feet
• Utilities: City water (connected); City sewer (connected); Natural gas; Electric service with circuit breakers
• Home design: Residential property; Two levels; Main level finished area included; Corner lot with driveway on side street
• Construction: Metal roof (age over 8 years); Block foundation; Built with metal exterior elements
• Exterior features: Deck; Wood fencing; Metal exterior accents

Interior

• Kitchen: Range; Microwave; Refrigerator
• Bedrooms: 5 bedrooms total (includes main-floor bedroom and upper-level bedrooms)
• Bathrooms: One full bathroom on main floor; Two three-quarter bathrooms (one on upper level and one in basement); Jetted tub
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Finished daylight/walkout basement with sump pump; Block foundation; Two fireplaces (one wood-burning, one gas) in family room and living room; Informal dining area and combined living/dining space; 3 bedrooms on one level; main-floor bedroom
• Laundry & utility: Lower-level laundry; Washer; Dryer; Owned water softener

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $400k.

Deal economics

• At list price, monthly cash flow is $-452 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $320k (20.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $280k (29.9% below list).
• Recommended offer: $280k (29.9% below list) — sets the bar for 1% rule.
• Cap rate 4.9% 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 fast (+5.9%/yr); 300 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 10d 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 $3k of loan paydown is wiped out by about $12k 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 23 days — a 2% lower offer ($394k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 31y ago; this cycle's ask is 105% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $185k; list at $400k implies a 116% gain — meaningful room to come down on a strong offer.

Recommended offer $279,899 (29.9% 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. Built in 1964 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.70% ✗
• Cap rate: 4.94%
• Cash-on-cash: -4.85%
• DSCR: 0.78
• GRM: 11.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 5.86% rent growth · sell at horizon

5-year hold

• IRR: -21.5%
• Equity multiple: 0.24×
• Total profit: $-85,241
• Equity at exit: $59,567

10-year hold

• IRR: -9.8%
• Equity multiple: 0.33×
• Total profit: $-75,294
• Equity at exit: $34,541

Cash invested: $111,860 (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 55311

• Rents YoY: 5.9%
• Active inventory: 300
• Price-to-rent: 11.9×

Monthly cashflow live

• Estimated rent: $2,799 high
• Mortgage (P&I): −$2,095
• Tax from tax record: −$401 /mo · $4,818/yr
• Insurance: −$166
• HOA: −$0
• Vacancy / Maint / Mgmt: −$588
• Net cashflow: $-452

Break-even live

Break-even rent $3,371

Max offer price $319,699

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: $99,875
• Closing costs: $11,985
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6110 Quinwood Ln N Minneapolis, MN	1.0–3.0	1.0–2.0	1047	$2,495	$2.38	1d	22	0.85mi
5814 Teakwood Ln N Plymouth, MN	2.0–3.0	1.0–2.0	1224	$2,534	$2.07	1d	12	0.88mi
15375 60th Ave N Minneapolis, MN	3.0	3.0	2400	$2,400	$1.00	10d	1	1.22mi
15375 60th Ave N Minneapolis, MN	3.0	3.0	2400	$2,400	$1.00	14d	1	1.22mi
15377 60th Ave N Minneapolis, MN	3.0	2.5	1792	$2,400	$1.34	16d	1	1.23mi

Listing history 23 events

1. 2026-06-15
   status $399,500 Pending 23 DOM
2. 2026-06-15
   days on market $399,500 Contingent - Inspection 23 DOM
3. 2026-06-13
   days on market $399,500 Contingent - Inspection 21 DOM
4. 2026-06-09
   days on market $399,500 Contingent - Inspection 17 DOM
5. 2026-06-08
   days on market $399,500 Contingent - Inspection 16 DOM
6. 2026-06-07
   days on market $399,500 Contingent - Inspection 15 DOM
7. 2026-06-04
   days on market $399,500 Contingent - Inspection 12 DOM
8. 2026-06-03
   days on market $399,500 Contingent - Inspection 11 DOM
9. 2026-06-02
   days on market $399,500 Contingent - Inspection 10 DOM
10. 2026-06-01
    days on market $399,500 Contingent - Inspection 9 DOM
11. 2026-06-01
    status $399,500 Contingent - Inspection 8 DOM
12. 2026-05-31
    days on market $399,500 Active 8 DOM
13. 2026-05-19
    historical $399,500
14. 2013-10-16
    soldstatus $185,000 Sold 201-char remark

    Show marketing remark (201 chars)

    Great Home for Family Fun! Big Kitchen and Living Spaces that walk out to a Large Deck! Private Back Yard with In-Ground Pool. Fresh Paint, New Carpet and Re-Finished Hardwood Floors! Deluxe Bathrooms!

15. 2013-10-03
    status Pending 201-char remark

    Show marketing remark (201 chars)

    Great Home for Family Fun! Big Kitchen and Living Spaces that walk out to a Large Deck! Private Back Yard with In-Ground Pool. Fresh Paint, New Carpet and Re-Finished Hardwood Floors! Deluxe Bathrooms!

16. 2013-09-07
    listed Contingent - Inspection 201-char remark

    Show marketing remark (201 chars)

    Great Home for Family Fun! Big Kitchen and Living Spaces that walk out to a Large Deck! Private Back Yard with In-Ground Pool. Fresh Paint, New Carpet and Re-Finished Hardwood Floors! Deluxe Bathrooms!

17. 2000-07-31
    soldstatus $189,500
18. 2000-07-08
    historical
19. 2000-06-09
    listed $194,900
20. 1995-08-03
    soldstatus $112,000
21. 1995-07-28
    soldstatus $112,000
22. 1995-06-28
    historical
23. 1995-05-31
    listed $114,900

ⓘ 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: $4,818 · $401/mo
• Projected year-2 tax: $4,818 · $401/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 ≥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: $33,588
• − Mortgage interest: −$22,378
• − Property taxes: −$4,818
• − Insurance: −$1,998
• − Repairs & maintenance: −$2,687
• − Management: −$2,687
• − Depreciation: −$11,622
• Taxable loss: −$12,601
• Est. tax savings @ 24.0%: +$3,024
• After-tax cash flow: $-2,397/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): 38,472
• Household income: $153,568
• Rent vs Own: 13.3% rent · 86.7% own
• Severe rent burden: 497.0

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 (80%)
• Race & ethnicity: White 80% Asian 8% Black 7% Two or more races 3% Hispanic / Latino 1%
• Common ancestry: Portuguese 12% Lithuanian 4% Romanian 4%
• Foreign-born: 12% · Canada, Vietnam, South Korea
• Languages at home: 87% English-only · Other Indo-European 3% Vietnamese 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: ▼ -181.69%
• Current HPI: 213.3896
• Rent YoY: ▲ 5.86%
• 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

+247.7% since first listed

11 events — show timeline

• 2026-05-19 Coming Soon $399,500 NORTHSTARMLS as Distributed by MLS Grid
• 2013-10-16 Sold (MLS) $185,000 NORTHSTARMLS as Distributed by MLS Grid
• 2013-10-03 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2013-09-07 Listed — NORTHSTARMLS as Distributed by MLS Grid
• 2000-07-31 Sold (MLS) $189,500 NORTHSTARMLS as Distributed by MLS Grid
• 2000-07-08 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2000-06-09 Listed $194,900 NORTHSTARMLS as Distributed by MLS Grid
• 1995-08-03 Sold (Public Records) $112,000 Public Records
• 1995-07-28 Sold (MLS) $112,000 NORTHSTARMLS as Distributed by MLS Grid
• 1995-06-28 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 1995-05-31 Listed $114,900 NORTHSTARMLS as Distributed by MLS Grid

Property tax history

+3.8%/yr

Latest (2025): $4,818 · +3.3% YoY. Source: county tax records.