11614 Laketowne Vw · Albertville, MN 55301

$469,000

4 bd · 2.0 ba · 2,479 sqft · SingleFamily public records · 46 Days on market

Built 2003 10,018 sqft lot $189/sqft · 6% below area Est $566k · 17% under $100/mo HOA · 3% 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 +7.7/30.0
• Schools +5.2/10.0
• Livability +3.8/5.0
• 1% rule +2.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming custom built home has that Pottery Barn feel. Lives like a rambler - 3 steps to main level w/Living, Dining, Kitchen, 3 bdrms and full bath. 4th bedroom on lower w/walk thru bath, large Family/Game Room and a cozy fireplace. 3 car tandem garage.

Key facts

• Large center island
• Main level living
• Community pool

Tags

• MAIN LEVEL LIVING
• LARGE CENTER ISLAND
• FINISHED LOWER LEVEL
• COMMUNITY POOL
• IN GROUND SPRINKLER SYSTEM
• RARE GARAGE SETUP

Property features AI

Finance

• Other: Shared heated below-ground pool (shared, heated); Community offers lake access/views
• Financial info: Conventional mortgage type
• HOA & community: Has HOA managed by Property Solution, LLC; HOA fee $300 quarterly (includes professional management and shared amenities); Shared community room

Exterior

• Parking: Attached garage; 3-car garage; Concrete driveway
• Utilities: City water (connected); City sewer (connected); Natural gas fuel; Circuit breaker electrical
• Home design: Residential property; One level (main living on one level) with finished lower level; Entry/rooms include living room, family room, dining room, mud room, play room, computer room, patio
• Construction: Asphalt roof; Block foundation
• Exterior features: Stone exterior accents; Patio; Patio porch; Hot tub; In-ground sprinkler; Light tree coverage; Lake view

Interior

• Kitchen: Kitchen with center island; Range; Microwave; Dishwasher; Refrigerator; Stainless steel appliances
• Bedrooms: 4 bedrooms total; Main-floor primary bedroom; Three bedrooms on one level
• Flooring: Hardwood floors
• Bathrooms: Main-floor full bathroom; Basement 3/4 bathroom
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Daylight/lookout windows in basement; Drain tile in basement; Finished basement; Sump pump; Informal dining area; Natural woodwork; Paneled doors; Hardwood floors; Air-to-air exchanger; Water softener (owned); Two gas fireplaces (family room and living room)
• Laundry & utility: Main laundry room; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $469k.

Deal economics

• At list price, monthly cash flow is $-540 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $374k (20.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $351k (25.2% below list).
• Recommended offer: $351k (25.2% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 75/100 on livability (#206 in MN, #4,356 nationally) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, crime A-; Watch: amenities D, commute F.
• Independent School District 728 (suburban): math 56% / reading 60% proficiency, ranked #37 of 301 in MN (top 12%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 14% free/reduced lunch — higher-income household profile.
• Zoned schools: Rogers Elementary (math 69% / reading 70%, grade A-, #74 of 857 statewide, top 10%, 627 students, 12% FRL); Rogers Middle School (math 61% / reading 63%, grade B+, #19 of 258 statewide, top 8%, 979 students, 16% FRL); Rogers Senior High (math 66% / reading 64%, grade B, #28 of 471 statewide, top 6%, 1,740 students, 18% FRL) — zoned schools at 15% FRL track the district average.
• Market conditions: 143 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 0d on market — plan ~1-2 weeks tenant-placement turnaround); high-income renter base; 1,260 units permitted in Wright County in 2024 (180 in 5+ unit buildings).
• This rent runs 33% of the median local income ($129k/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 $3k of loan paydown is wiped out by about $14k of value loss. Plan a longer hold.
• Wright County population projected at +9% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 46 days — a 3% lower offer ($455k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 17y 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 $240k; list at $469k implies a 95% gain — meaningful room to come down on a strong offer.

Recommended offer $350,901 (25.2% 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 46 days. Have you received any prior offers? Is the seller open to a 25% 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: 0.75% ✗
• Cap rate: 4.91%
• Cash-on-cash: -4.94%
• DSCR: 0.78
• GRM: 11.1

CMA / ARV

• ARV (median comp): $565,877
• List price: $469,000
• Delta: -17.12%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -24.7%
• Equity multiple: 0.16×
• Total profit: $-110,302
• Equity at exit: $69,929

10-year hold

• IRR: -20.2%
• Equity multiple: -0.07×
• Total profit: $-139,953
• Equity at exit: $40,551

Cash invested: $131,320 (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 55301

• Home prices YoY: -14.2%
• Active inventory: 143
• Price-to-rent: 11.1×

Monthly cashflow live

• Estimated rent: $3,509 medium
• Mortgage (P&I): −$2,459
• Tax from tax record: −$557 /mo · $6,688/yr
• Insurance: −$195
• HOA: −$100
• Vacancy / Maint / Mgmt: −$737
• Net cashflow: $-540

Break-even live

Break-even rent $4,193

Max offer price $373,586

Occupancy floor —

Sensitivity live

Price	-10% $-275	-5% $-407	+0% $-540	+5% $-673	+10% $-806
Rent	-10% $-817	-5% $-679	+0% $-540	+5% $-402	+10% $-263
Rate	-1.0pp $-304	-0.5pp $-421	base $-540	+0.5pp $-662	+1.0pp $-785

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: $117,250
• Closing costs: $14,070
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11193 68th St NE Unit NA Albertville, MN	3.0	3.0	2644	$3,250	$1.23	0d	1	0.45mi
7535 Lannon Ave NE Albertville, MN	5.0	3.0	2209	$3,179	$1.44	0d	1	1.06mi
5055 Lander Ave NE Albertville, MN	2.0–5.0	2.0–3.5	2067	$3,675	$1.78	0d	7	1.44mi

HOA detail

• Monthly dues: $100 · $1,200/yr

Listing history 32 events

1. 2026-06-21
   days on market $469,000 Active 46 DOM
2. 2026-06-18
   days on market $469,000 Active 43 DOM
3. 2026-06-17
   days on market $469,000 Active 42 DOM
4. 2026-06-16
   days on market $469,000 Active 41 DOM
5. 2026-06-15
   days on market $469,000 Active 40 DOM
6. 2026-06-13
   days on market $469,000 Active 38 DOM
7. 2026-06-13
   pricedays on market $469,000 Active 37 DOM
8. 2026-06-09
   days on market $479,000 Active 34 DOM
9. 2026-06-08
   days on market $479,000 Active 33 DOM
10. 2026-06-07
    days on market $479,000 Active 32 DOM
11. 2026-06-04
    days on market $479,000 Active 29 DOM
12. 2026-06-03
    days on market $479,000 Active 28 DOM
13. 2026-06-02
    days on market $479,000 Active 27 DOM
14. 2026-06-01
    days on market $479,000 Active 26 DOM
15. 2026-05-31
    days on market $479,000 Active 25 DOM
16. 2026-05-07
    listed $479,000 Active 1782-char remark
17. 2026-05-06
    historical
18. 2026-04-15
    price $489,000
19. 2026-03-24
    price $499,000
20. 2026-03-13
    listed $525,000 Active
21. 2026-03-11
    historical
22. 2013-07-09
    soldstatus $240,000
23. 2013-06-27
    soldstatus $240,000

    Show marketing remark (254 chars)

    Charming custom built home has that Pottery Barn feel. Lives like a rambler - 3 steps to main level w/Living, Dining, Kitchen, 3 bdrms and full bath. 4th bedroom on lower w/walk thru bath, large Family/Game Room and a cozy fireplace. 3 car tandem garage.

24. 2013-05-28
    historical

    Show marketing remark (254 chars)

    Charming custom built home has that Pottery Barn feel. Lives like a rambler - 3 steps to main level w/Living, Dining, Kitchen, 3 bdrms and full bath. 4th bedroom on lower w/walk thru bath, large Family/Game Room and a cozy fireplace. 3 car tandem garage.

25. 2013-02-14
    listed $240,000

    Show marketing remark (254 chars)

    Charming custom built home has that Pottery Barn feel. Lives like a rambler - 3 steps to main level w/Living, Dining, Kitchen, 3 bdrms and full bath. 4th bedroom on lower w/walk thru bath, large Family/Game Room and a cozy fireplace. 3 car tandem garage.

26. 2010-09-01
    historical
27. 2010-01-16
    listed $279,900
28. 2010-01-15
    historical
29. 2009-09-01
    listed $300,000
30. 2009-08-31
    historical
31. 2009-04-25
    listed $319,900
32. 2003-05-14
    soldstatus $47,900

ⓘ 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: $6,688 · $557/mo
• Projected year-2 tax: $6,688 · $557/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 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $42,108
• − Mortgage interest: −$26,271
• − Property taxes: −$6,688
• − Insurance: −$2,345
• − Repairs & maintenance: −$3,369
• − Management: −$3,369
• − HOA: −$1,200
• − Depreciation: −$13,644
• Taxable loss: −$14,777
• Est. tax savings @ 24.0%: +$3,547
• After-tax cash flow: $-2,935/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: Independent School District 728
• NCES district ID: 2711370
• Math proficiency: 56% ▼ -15.00%
• Reading proficiency: 60% ▼ -10.00%
• Median HH income: $82,336
• Composite: 52.5/100
• National rank: #1567
• State rank: #37 of 301 in MN

Livability — Albertville

• Score: 75/100
• State rank: #206
• US rank: #4356

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Albertville, MN
• County: Wright County · 79,164 people
• City population: 13,482
• Metro: Minneapolis-St. Paul-Bloomington, MN-WI
• Population (ZIP): 13,482
• Household income: $129,232
• Rent vs Own: 8.6% rent · 91.4% own
• Severe rent burden: 50.0

Population outlook (Wright County) Hauer SSP2

• Today (2025): 142,526 people
• By 2030: 146,915 · +3.1%
• By 2040: 153,625 · +7.8%
• By 2050: 155,416 · +9.0%
• By 2075: 150,352 · +5.5%
• By 2100: 130,631 · -8.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (85%)
• Race & ethnicity: White 85% Black 7% Two or more races 5% Asian 2%
• Common ancestry: Portuguese 10% Romanian 5% Lithuanian 4%
• Foreign-born: 7% · South Korea, China, Canada

Political lean MEDSL · Wright

• 2024 margin: Strong R (+29.4) · D 34.4% · R 63.8% · Other 1.8%
• 2008→2024 swing: -11.9pp toward R · 2008: -17.4pp · 2024: -29.4pp
• All cycles: 2024: R+29.4 2020: R+28.6 2016: R+33.2 2012: R+21.4 2008: R+17.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -38.52%
• Current HPI: 233.6299
• 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

+879.1% since first listed

18 events — show timeline

• 2026-06-10 Price Changed $469,000 NORTHSTARMLS as Distributed by MLS Grid
• 2026-05-07 Listed $479,000 NORTHSTARMLS as Distributed by MLS Grid
• 2026-05-06 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2026-04-15 Price Changed $489,000 NORTHSTARMLS as Distributed by MLS Grid
• 2026-03-24 Price Changed $499,000 NORTHSTARMLS as Distributed by MLS Grid
• 2026-03-13 Listed $525,000 NORTHSTARMLS as Distributed by MLS Grid
• 2026-03-11 Coming Soon — NORTHSTARMLS as Distributed by MLS Grid
• 2013-07-09 Sold (Public Records) $240,000 Public Records
• 2013-06-27 Sold (MLS) $240,000 NORTHSTARMLS as Distributed by MLS Grid
• 2013-05-28 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2013-02-14 Listed $240,000 NORTHSTARMLS as Distributed by MLS Grid
• 2010-09-01 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2010-01-16 Listed $279,900 NORTHSTARMLS as Distributed by MLS Grid
• 2010-01-15 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2009-09-01 Listed $300,000 NORTHSTARMLS as Distributed by MLS Grid
• 2009-08-31 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2009-04-25 Listed $319,900 NORTHSTARMLS as Distributed by MLS Grid
• 2003-05-14 Sold (Public Records) $47,900 Public Records

Property tax history

+5.6%/yr

Latest (2025): $6,688 · +28.4% YoY. Source: county tax records.