14998 Adare Way · Rosemount, MN 55068

$329,985

3 bd · 2.5 ba · 1,800 sqft · Townhouse · 6 Days on market

Built 2026 ↓ 13% 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).

• Cash flow +9.9/30.0
• ARV discount +7.5/15.0
• Schools +4.9/10.0
• Livability +4.5/5.0
• Rent growth +4.0/5.0
• 1% rule +3.0/10.0
• DSCR +2.8/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This new two-story townhome is an end unit featuring a contemporary design. The first floor offers a stylish open-concept layout among the Great Room, dining room and kitchen. Upstairs are a loft that adds shared living space, two secondary bedrooms and a luxe owner's suite with a retreat.

Key facts

• Low-maintenance yard
• Loft
• Kitchen island

Tags

• OPEN-CONCEPT LAYOUT
• KITCHEN ISLAND
• STAINLESS STEEL APPLIANCES
• PATIO
• LOW-MAINTENANCE YARD
• LOFT

Property features AI

Finance

• HOA & community: HOA managed by Associa; Monthly association fee of $280; HOA covers hazard insurance, lawn care, grounds maintenance, professional management, and snow removal

Exterior

• Parking: Attached 2-car garage
• Utilities: City water connected; City sewer connected; Natural gas; 200+ amp electrical service
• Home design: Attached residential property; Two levels; Main entry level on the main floor; New construction (builder: Lennar)
• Construction: Concrete and frame construction; Pitched roof (age 8 years or less); Slab foundation; Foundation area approximately 1,088
• Exterior features: Patio; Stone and vinyl exterior; In-ground sprinkler; Sod included with purchase; Underground utilities; City street with curbs and paved streets; association-maintained road

Interior

• Kitchen: Center island; Dishwasher; Disposal; Microwave; Range; Refrigerator; Stainless steel appliances
• Bedrooms: 3 bedrooms total; Primary bedroom suite on upper level; Two additional upper-level bedrooms (approx. 11 x 13 each)
• Bathrooms: Primary bath with 3/4 configuration, double sink and private layout; Upper-level full bathroom; Main-floor half bath
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Air-to-air exchanger; Humidifier; Tankless water heater; Indoor sprinklers; Primary bedroom with walk-in closet; Walk-in closet; Informal dining area / kitchen-dining combo; Primary bedroom suite; 3 BR on one level (principal layout feature)
• Laundry & utility: Upper-level laundry room; Washer hookup; Gas dryer hookup; Laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $330k.

Deal economics

• At list price, monthly cash flow is $-206 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $300k (9.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $263k (20.4% below list).
• Recommended offer: $263k (20.4% below list) — sets the bar for 1% rule.
• Cap rate 5.5% vs local median 3.5% in Rosemount — 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 89/100 on livability (#5 in MN, #148 nationally) — a professional / high-income tenant draw. Strengths: schools A+, crime A+, commute A+; Watch: amenities D, cost of living D.
• Rosemount-Apple Valley-Eagan (suburban): math 50% / reading 58% proficiency, ranked #58 of 301 in MN (top 19%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 18% free/reduced lunch — higher-income household profile.
• Market conditions: Rents rising fast (+6.0%/yr); 394 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 2,134 units permitted in Dakota County in 2024 (898 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 $10k of value loss. Plan a longer hold.
• Dakota County population projected at +11% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 9 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.

Recommended offer $262,582 (20.4% 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. 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. 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?
5. 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.
6. 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.
7. 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: 0.80% ✗
• Cap rate: 5.54%
• Cash-on-cash: -2.68%
• DSCR: 0.88
• GRM: 10.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 6.02% rent growth · sell at horizon

5-year hold

• IRR: -17.4%
• Equity multiple: 0.37×
• Total profit: $-58,336
• Equity at exit: $49,202

10-year hold

• IRR: -4.6%
• Equity multiple: 0.66×
• Total profit: $-31,646
• Equity at exit: $28,531

Cash invested: $92,396 (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 55068

• Home prices YoY: -30.8%
• Rents YoY: 6.0%
• Active inventory: 394
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $2,626 high
• Mortgage (P&I): −$1,730
• Tax est. 1.5%: −$412 /mo · $4,950/yr
• Insurance: −$137
• HOA: −$0
• Vacancy / Maint / Mgmt: −$551
• Net cashflow: $-206

Break-even live

Break-even rent $2,887

Max offer price $300,169

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: $82,496
• Closing costs: $9,900
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
14990 Adare Way Rosemount, MN	3.0	3.0	1800	$2,650	$1.47	18d	1	0.04mi
14947 Adare Way Rosemount, MN	3.0	3.0	1800	$2,545	$1.41	24d	1	0.09mi
1003 148th St W Rosemount, MN	1.0–3.0	1.0–2.0	1131	$2,545	$2.25	2d	27	0.21mi
14211 Akron Ave Rosemount, MN	1.0–3.0	1.0–2.0	1012	$2,635	$2.60	2d	36	0.59mi
14215 Adalyn Ave Rosemount, MN	3.0	1.0–2.0	948	$2,850	$3.00	2d	121	0.77mi
1211 142nd St E Rosemount, MN	3.0	2.5	1770	$1,200	$0.68	5d	1	0.83mi
14160 Addison Trl Rosemount, MN	4.0	3.5	2520	$2,795	$1.11	15d	1	0.88mi
13721 Kaylemore Trl Unit 13721 Rosemount, MN	4.0	3.0	1800	$2,949	$1.64	24d	1	1.23mi
13652 Kaylemore Trl Rosemount, MN	3.0	2.5	1665	$2,599	$1.56	24d	1	1.33mi

Listing history 3 events

1. 2026-06-03
   days on marketlisting id $329,985 Active 6 DOM
2. 2026-06-02
   remarks 699-char remark

   Show marketing remark (290 chars)

   This new two-story townhome is an end unit featuring a contemporary design. The first floor offers a stylish open-concept layout among the Great Room, dining room and kitchen. Upstairs are a loft that adds shared living space, two secondary bedrooms and a luxe owner's suite with a retreat.

3. 2026-06-02
   listed $329,985 Active 1 DOM

   Show marketing remark (290 chars)

   This new two-story townhome is an end unit featuring a contemporary design. The first floor offers a stylish open-concept layout among the Great Room, dining room and kitchen. Upstairs are a loft that adds shared living space, two secondary bedrooms and a luxe owner's suite with a retreat.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $31,510
• − Mortgage interest: −$18,484
• − Property taxes: −$4,950
• − Insurance: −$1,650
• − Repairs & maintenance: −$2,521
• − Management: −$2,521
• − Depreciation: −$9,600
• Taxable loss: −$8,215
• Est. tax savings @ 24.0%: +$1,972
• After-tax cash flow: $-501/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: Rosemount-Apple Valley-Eagan
• NCES district ID: 2732390
• Math proficiency: 50% ▼ -14.00%
• Reading proficiency: 58% ▼ -7.00%
• Median HH income: $85,559
• Composite: 49.48/100
• National rank: #2000
• State rank: #58 of 301 in MN

Livability — Rosemount

• Score: 89/100
• State rank: #5
• US rank: #148

Category grades

Amenities D Commute A+ Cost of living D 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: Rosemount, MN
• County: Dakota County · 417,704 people
• City population: 33,119
• Metro: Minneapolis-St. Paul-Bloomington, MN-WI
• Population (ZIP): 33,119
• Household income: $127,798
• Rent vs Own: 12.9% rent · 87.1% own
• Severe rent burden: 295.0

Population outlook (Dakota County) Hauer SSP2

• Today (2025): 450,671 people
• By 2030: 465,068 · +3.2%
• By 2040: 486,770 · +8.0%
• By 2050: 498,743 · +10.7%
• By 2075: 533,865 · +18.5%
• By 2100: 550,133 · +22.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (81%)
• Race & ethnicity: White 81% Two or more races 7% Asian 5% Black 4% Hispanic / Latino 4%
• Common ancestry: Portuguese 14% Romanian 7% Lithuanian 3%
• Foreign-born: 7% · Canada, Vietnam, South Korea
• Languages at home: 92% English-only · Spanish 2% Tagalog/Filipino 1% Other Asian/Pacific 1%

Political lean MEDSL · Dakota

• 2024 margin: D (+12.9) · D 55.4% · R 42.5% · Other 2.1%
• 2008→2024 swing: +7.4pp toward D · 2008: 5.5pp · 2024: 12.9pp
• All cycles: 2024: D+12.9 2020: D+13.9 2016: D+4.7 2012: D+2.9 2008: D+5.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -99.45%
• Current HPI: 223.9769
• Rent YoY: ▲ 6.02%
• 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

-13.5% since first listed

20 events — show timeline

• 2026-06-02 Relisted — Zillow
• 2026-06-02 Price Changed $329,985 Zillow
• 2026-06-02 Listed $329,985 NORTHSTARMLS as Distributed by MLS Grid
• 2026-05-24 Rental Removed $2,500 TURBOTENANT
• 2026-05-16 Listed for Rent $2,500 TURBOTENANT
• 2026-05-11 Delisted — Zillow
• 2026-05-11 Price Changed $388,485 NORTHSTARMLS as Distributed by MLS Grid
• 2026-05-09 Relisted — Zillow
• 2026-05-09 Price Changed $388,485 Zillow
• 2026-05-08 Relisted — NORTHSTARMLS as Distributed by MLS Grid
• 2026-05-08 Price Changed $387,485 NORTHSTARMLS as Distributed by MLS Grid
• 2026-02-23 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2026-02-19 Delisted — Zillow
• 2026-02-18 Relisted — Zillow
• 2026-02-17 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2026-02-17 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2026-02-17 Listed $383,485 NORTHSTARMLS as Distributed by MLS Grid
• 2026-02-16 Delisted — Zillow
• 2026-02-14 Listed $383,485 Zillow
• 2026-02-13 Listed $381,485 NORTHSTARMLS as Distributed by MLS Grid