9858 93rd Pl N · Maple Grove, MN 55369

$325,000

3 bd · 1.0 ba · 1,548 sqft · SingleFamily public records · 32 Days on market

Built 1954 0.25 ac lot $210/sqft · 30% above area Est $348k · 7% under

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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 +13.7/30.0
• ARV discount +10.5/15.0
• Schools +4.2/10.0
• DSCR +4.1/10.0
• Livability +4.0/5.0
• 1% rule +3.4/10.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Wonderful Maple Grove home offering walkability to restaurants, shops and grocery store. Luxury vinyl flooring throughout main level. 4 bedrooms and 2 bathrooms. Large screened porch with access to fenced backyard. Quick possession available.

Key facts

• Walkability to shops
• Fenced backyard
• Large screened porch

Tags

• WALKABILITY TO RESTAURANTS
• WALKABILITY TO SHOPS
• WALKABILITY TO GROCERY STORE
• LARGE SCREENED PORCH
• FENCED BACKYARD

Property features AI

Finance

• Other: Lot approximately 0.25 acres (dimensions 120x85)
• Financial info: Conventional financing indicated; Standard rental license (rental license active)

Exterior

• Parking: Attached garage with storage and garage door opener; 2-car garage
• Utilities: City water (connected); City sewer (connected); Circuit breaker electric service; Xcel Energy provider; Natural gas
• Home design: Residential property; One level (with lower level/basement); Block foundation
• Construction: Brick construction; Asphalt roof (age 8 years or less); Block foundation
• Exterior features: Brick and wood exterior with stone accents; Screened patio/porch; Chain link fence; Light tree coverage; City street frontage with paved streets (publicly maintained)

Interior

• Kitchen: Range; Refrigerator; Dishwasher; Stainless steel appliances
• Bedrooms: Four bedrooms total; Three bedrooms on one level
• Bathrooms: One full bathroom on main level; One 3/4 bathroom in basement
• Heating & cooling: Forced air heat; Central air conditioning
• Interior features: Finished full basement with egress window(s); Informal dining room; Screened porch
• Laundry & utility: Washer hookup; Gas dryer hookup; Washer and dryer included; Gas water heater; Water softener (owned)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $325k.

Deal economics

• At list price, monthly cash flow is $25 ($300/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $273k (16.1% below list).
• Recommended offer: $273k (16.1% below list) — sets the bar for 1% rule.
• Cap rate 6.4% 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 (+2.3%/yr); 382 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 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 $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 32 days — a 3% lower offer ($315k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 23y ago; this cycle's ask has dropped $35k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $182k; list at $325k implies a 78% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1954 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $272,642 (16.1% below list)

Questions for the listing agent

1. It's been on market 32 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
2. Built in 1954 — 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: 0.84% ✗
• Cap rate: 6.39%
• Cash-on-cash: 0.33%
• DSCR: 1.01
• GRM: 9.9

CMA / ARV

• ARV (median comp): $348,144
• List price: $325,000
• Delta: -6.65%
• Verdict: FAIR
• Comps: 5 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10002 93rd Pl N	0.09mi	4/2.0 (+1)	1,679 (+8%)	8mo	$324,900	$194	66

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 2.26% rent growth · sell at horizon

5-year hold

• IRR: -16.6%
• Equity multiple: 0.42×
• Total profit: $-53,117
• Equity at exit: $48,459

10-year hold

• IRR: -9.7%
• Equity multiple: 0.42×
• Total profit: $-52,475
• Equity at exit: $28,100

Cash invested: $91,000 (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 55369

• Rents YoY: 2.3%
• Active inventory: 382
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $2,726 medium
• Mortgage (P&I): −$1,704
• Tax from tax record: −$289 /mo · $3,469/yr
• Insurance: −$135
• HOA: −$0
• Vacancy / Maint / Mgmt: −$573
• Net cashflow: $25

Break-even live

Break-even rent $2,695

Max offer price $325,000

Occupancy floor 94%

Sensitivity live

Price	-10% $209	-5% $117	+0% $25	+5% $-67	+10% $-159
Rent	-10% $-190	-5% $-83	+0% $25	+5% $133	+10% $240
Rate	-1.0pp $189	-0.5pp $108	base $25	+0.5pp $-59	+1.0pp $-145

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: $81,250
• Closing costs: $9,750
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9713 95th Pl N Maple Grove, MN	3.0–5.0	2.5–3.5	2202	$2,880	$1.31	2d	9	0.22mi
9317 95th Pl N Maple Grove, MN	3.0	2.0	1700	$2,850	$1.68	44d	1	0.28mi
9201 Forestview Ln N Maple Grove, MN	2.0	1.0	1180	$1,950	$1.65	24d	1	1.14mi
8601 Goldenrod Ln N Maple Grove, MN	2.0–4.0	2.0–2.5	1688	$3,187	$1.89	2d	9	1.46mi

Listing history 19 events

1. 2026-06-02
   status $325,000 Pending 32 DOM
2. 2026-06-01
   days on market $325,000 Contingent - Inspection 32 DOM
3. 2026-05-31
   days on market $325,000 Contingent - Inspection 31 DOM
4. 2026-05-16
   price $325,000 242-char remark
5. 2026-05-15
   price $334,000 242-char remark
6. 2026-05-07
   price $345,000 242-char remark
7. 2026-04-30
   listed $359,900 Active 242-char remark
8. 2026-03-30
   historical
9. 2026-03-29
   price $375,000
10. 2026-03-21
    price $339,900
11. 2026-02-12
    price $359,900
12. 2026-01-22
    price $374,900
13. 2026-01-08
    listed $395,000 Active
14. 2011-03-12
    historical
15. 2010-12-29
    listed $1,475
16. 2004-03-17
    soldstatus $182,500
17. 2004-02-18
    soldstatus $182,500
18. 2003-12-23
    historical
19. 2003-09-28
    listed $189,999

ⓘ 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: $3,469 · $289/mo
• Projected year-2 tax: $3,555 · $296/mo
• Expected delta: +$85/yr (+$7/mo · 2.5%)

ⓘ 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 ≥100°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: $32,717
• − Mortgage interest: −$18,205
• − Property taxes: −$3,469
• − Insurance: −$1,625
• − Repairs & maintenance: −$2,617
• − Management: −$2,617
• − Depreciation: −$9,455
• Taxable loss: −$5,272
• Est. tax savings @ 24.0%: +$1,265
• After-tax cash flow: $1,565/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): 39,290
• Household income: $112,144
• Rent vs Own: 24.1% rent · 75.9% own
• Severe rent burden: 718.0

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 (76%)
• Race & ethnicity: White 76% Two or more races 7% Black 6% Asian 6% Hispanic / Latino 6%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Portuguese 10% Romanian 6% Lithuanian 3%
• Foreign-born: 11% · Canada, China, Vietnam
• Languages at home: 86% English-only · Spanish 5% Other Asian/Pacific 2% 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: ▼ -313.16%
• Current HPI: 233.7627
• Rent YoY: ▲ 2.26%
• 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

+71.1% since first listed

18 events — show timeline

• 2026-06-01 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2026-05-28 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2026-05-16 Price Changed $325,000 NORTHSTARMLS as Distributed by MLS Grid
• 2026-05-15 Price Changed $334,000 NORTHSTARMLS as Distributed by MLS Grid
• 2026-05-07 Price Changed $345,000 NORTHSTARMLS as Distributed by MLS Grid
• 2026-04-30 Listed $359,900 NORTHSTARMLS as Distributed by MLS Grid
• 2026-03-30 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2026-03-29 Price Changed $375,000 NORTHSTARMLS as Distributed by MLS Grid
• 2026-03-21 Price Changed $339,900 NORTHSTARMLS as Distributed by MLS Grid
• 2026-02-12 Price Changed $359,900 NORTHSTARMLS as Distributed by MLS Grid
• 2026-01-22 Price Changed $374,900 NORTHSTARMLS as Distributed by MLS Grid
• 2026-01-08 Listed $395,000 NORTHSTARMLS as Distributed by MLS Grid
• 2011-03-12 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2010-12-29 Listed $1,475 NORTHSTARMLS as Distributed by MLS Grid
• 2004-03-17 Sold (Public Records) $182,500 Public Records
• 2004-02-18 Sold (MLS) $182,500 NORTHSTARMLS as Distributed by MLS Grid
• 2003-12-23 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2003-09-28 Listed $189,999 NORTHSTARMLS as Distributed by MLS Grid

Property tax history

+3.6%/yr

Latest (2025): $3,469 · +4.4% YoY. Source: county tax records.