1845 Donegal Dr #2 · Woodbury, MN 55125

$215,900

2 bd · 1.0 ba · 1,080 sqft · Condo public records · 73 Days on market

Built 1993 $200/sqft · 21% below area Est $273k · 21% under $260/mo HOA · 12% of rent

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Why this score? — see what drove the C 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 +16.0/30.0
• ARV discount +15.0/15.0
• 1% rule +5.5/10.0
• Schools +5.2/10.0
• DSCR +4.9/10.0
• Livability +4.5/5.0
• Rent growth +3.4/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Very nice affordable 2 bedroom townhouse style condo. Lots of updates including new sliding door (2026), new furnace (2021), newer garbage disposal (3-4 yrs), new main floor flooring (2024), new primary bedroom window (2025), newer garage door opener (3-4 rs). Easy access to major roads and shopping. VA listed as approved, but not FHA approved - first time buyers should check out MHFA for down payment and closing costs assistance. Have your lender check out the City of Woodbury for additional down payment assistance. Attached garage with guest parking spots across the driveway. Reasonable association fees and taxes makes this an affordable home. Flexible possession.

Key facts

• $260 HOA
• Garage
• Built 1993

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $216k.

Deal economics

• At list price, monthly cash flow is $105 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $216k).
• Recommended offer: $203k (6.0% below list) — sets the bar for market timing.
• Cap rate 6.9% vs local median 3.2% in Woodbury — 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 (#6 in MN, #153 nationally) — a professional / high-income tenant draw. Strengths: crime A+, commute A+, employment A+; Watch: cost of living F.
• South Washington County School District (suburban): math 52% / reading 61% proficiency, ranked #40 of 301 in MN (top 13%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 14% free/reduced lunch — higher-income household profile.
• Zoned schools: Nuevas Fronteras Spanish Immersion (math 47% / reading 47%, grade D-, #492 of 857 statewide, top 61%, 499 students, 16% FRL); Woodbury Middle School (math 44% / reading 60%, grade C+, #63 of 258 statewide, top 25%, 1,108 students, 24% FRL); Woodbury High School (math 62% / reading 71%, grade B, #21 of 471 statewide, top 5%, 1,979 students, 21% FRL).
• Market conditions: Rents rising (+3.6%/yr); 149 active listings in the ZIP; 5 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; 1,405 units permitted in Washington County in 2024 (121 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• Washington County population projected at +16% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 73 days — a 6% lower offer ($203k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 26y 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 $130k; list at $216k implies a 66% gain — meaningful room to come down on a strong offer.

Recommended offer $202,946 (6.0% below list)

Questions for the listing agent

1. It's been on market 73 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.05% ✓
• Cap rate: 6.88%
• Cash-on-cash: 2.08%
• DSCR: 1.09
• GRM: 8.0

CMA / ARV

• ARV (median comp): $272,896
• List price: $215,900
• Delta: -20.89%
• Verdict: UNDERPRICED
• Comps: 3 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.65% rent growth · sell at horizon

5-year hold

• IRR: -12.1%
• Equity multiple: 0.56×
• Total profit: $-26,677
• Equity at exit: $32,191

10-year hold

• IRR: -1.8%
• Equity multiple: 0.87×
• Total profit: $-7,851
• Equity at exit: $18,667

Cash invested: $60,452 (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 55125

• Rents YoY: 3.6%
• Active inventory: 149
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $2,258 high
• Mortgage (P&I): −$1,132
• Tax from tax record: −$197 /mo · $2,364/yr
• Insurance: −$90
• HOA: −$260
• Vacancy / Maint / Mgmt: −$474
• Net cashflow: $105

Break-even live

Break-even rent $2,126

Max offer price $215,900

Occupancy floor 90%

Sensitivity live

Price	-10% $227	-5% $166	+0% $105	+5% $44	+10% $-17
Rent	-10% $-74	-5% $16	+0% $105	+5% $194	+10% $283
Rate	-1.0pp $213	-0.5pp $160	base $105	+0.5pp $49	+1.0pp $-8

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: $53,975
• Closing costs: $6,477
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2150 Vining Dr Saint Paul, MN	1.0–3.0	1.0–2.5	1337	$2,425	$1.81	0d	24	0.35mi
8630 Summer Wind Alcove Saint Paul, MN	2.0	1.0–1.5	1060	$2,264	$2.14	0d	18	1.12mi
8632 Savanna Oaks Bay Unit C Saint Paul, MN	3.0	2.0	1300	$2,500	$1.92	0d	1	1.18mi
7260 Guider Dr Saint Paul, MN	1.0–2.0	1.0	935	$1,779	$1.90	45d	1	1.42mi
9000 City Place Blvd Saint Paul, MN	3.0	1.0–2.5	1194	$3,058	$2.56	3d	34	1.43mi

HOA detail condo

• Monthly dues: $260 · $3,120/yr
• Likely covers: trash
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 36 events

1. 2026-06-21
   days on market $215,900 Active 73 DOM
2. 2026-06-18
   days on market $215,900 Active 70 DOM
3. 2026-06-17
   days on market $215,900 Active 69 DOM
4. 2026-06-16
   days on market $215,900 Active 68 DOM
5. 2026-06-15
   days on market $215,900 Active 67 DOM
6. 2026-06-13
   days on market $215,900 Active 65 DOM
7. 2026-06-13
   days on market $215,900 Active 64 DOM
8. 2026-06-09
   days on market $215,900 Active 61 DOM
9. 2026-06-08
   days on market $215,900 Active 60 DOM
10. 2026-06-07
    days on market $215,900 Active 59 DOM
11. 2026-06-04
    days on market $215,900 Active 56 DOM
12. 2026-06-03
    days on market $215,900 Active 55 DOM
13. 2026-06-02
    days on market $215,900 Active 54 DOM
14. 2026-06-01
    days on market $215,900 Active 53 DOM
15. 2026-05-31
    days on market $215,900 Active 52 DOM
16. 2026-05-10
    price $215,900 683-char remark

    Show marketing remark (683 chars)

    Very nice affordable 2 bedroom townhouse style condo. Lots of updates including new sliding door (2026), new furnace (2021), newer garbage disposal (3-4 yrs), new main floor flooring (2024), new primary bedroom window (2025), newer garage door opener (3-4 rs). Easy access to major roads and shopping. VA listed as approved, but not FHA approved - first time buyers should check out MHFA for down payment and closing costs assistance. Have your lender check out the City of Woodbury for additional down payment assistance. Attached garage with guest parking spots across the driveway. Reasonable association fees and taxes makes this an affordable home. Flexible possession.

17. 2026-04-28
    price $219,900 683-char remark

    Show marketing remark (683 chars)

    Very nice affordable 2 bedroom townhouse style condo. Lots of updates including new sliding door (2026), new furnace (2021), newer garbage disposal (3-4 yrs), new main floor flooring (2024), new primary bedroom window (2025), newer garage door opener (3-4 rs). Easy access to major roads and shopping. VA listed as approved, but not FHA approved - first time buyers should check out MHFA for down payment and closing costs assistance. Have your lender check out the City of Woodbury for additional down payment assistance. Attached garage with guest parking spots across the driveway. Reasonable association fees and taxes makes this an affordable home. Flexible possession.

18. 2026-04-10
    listed $222,900 Active 683-char remark

    Show marketing remark (683 chars)

    Very nice affordable 2 bedroom townhouse style condo. Lots of updates including new sliding door (2026), new furnace (2021), newer garbage disposal (3-4 yrs), new main floor flooring (2024), new primary bedroom window (2025), newer garage door opener (3-4 rs). Easy access to major roads and shopping. VA listed as approved, but not FHA approved - first time buyers should check out MHFA for down payment and closing costs assistance. Have your lender check out the City of Woodbury for additional down payment assistance. Attached garage with guest parking spots across the driveway. Reasonable association fees and taxes makes this an affordable home. Flexible possession.

19. 2026-04-08
    historical $222,900 683-char remark

    Show marketing remark (683 chars)

    Very nice affordable 2 bedroom townhouse style condo. Lots of updates including new sliding door (2026), new furnace (2021), newer garbage disposal (3-4 yrs), new main floor flooring (2024), new primary bedroom window (2025), newer garage door opener (3-4 rs). Easy access to major roads and shopping. VA listed as approved, but not FHA approved - first time buyers should check out MHFA for down payment and closing costs assistance. Have your lender check out the City of Woodbury for additional down payment assistance. Attached garage with guest parking spots across the driveway. Reasonable association fees and taxes makes this an affordable home. Flexible possession.

20. 2016-06-01
    soldstatus $130,000 Sold 344-char remark

    Show marketing remark (344 chars)

    GREAT location in the heart of Woodbury. Quick access to I94 and convenient location near schools, shopping, churches and more! New stainless steel appliances, all new carpeting and flooring, new water heater and water softener. Large bedrooms with large closets. Nothing to do but move in and enjoy! Don't wait - call for an appointment today!

21. 2016-06-01
    soldstatus $130,000

    Show marketing remark (344 chars)

    GREAT location in the heart of Woodbury. Quick access to I94 and convenient location near schools, shopping, churches and more! New stainless steel appliances, all new carpeting and flooring, new water heater and water softener. Large bedrooms with large closets. Nothing to do but move in and enjoy! Don't wait - call for an appointment today!

22. 2016-04-25
    status Pending 344-char remark

    Show marketing remark (344 chars)

    GREAT location in the heart of Woodbury. Quick access to I94 and convenient location near schools, shopping, churches and more! New stainless steel appliances, all new carpeting and flooring, new water heater and water softener. Large bedrooms with large closets. Nothing to do but move in and enjoy! Don't wait - call for an appointment today!

23. 2016-04-25
    status Contingent - Other 344-char remark

    Show marketing remark (344 chars)

    GREAT location in the heart of Woodbury. Quick access to I94 and convenient location near schools, shopping, churches and more! New stainless steel appliances, all new carpeting and flooring, new water heater and water softener. Large bedrooms with large closets. Nothing to do but move in and enjoy! Don't wait - call for an appointment today!

24. 2016-04-22
    historical 344-char remark

    Show marketing remark (344 chars)

    GREAT location in the heart of Woodbury. Quick access to I94 and convenient location near schools, shopping, churches and more! New stainless steel appliances, all new carpeting and flooring, new water heater and water softener. Large bedrooms with large closets. Nothing to do but move in and enjoy! Don't wait - call for an appointment today!

25. 2016-04-04
    historical Contingent - Other 344-char remark

    Show marketing remark (344 chars)

    GREAT location in the heart of Woodbury. Quick access to I94 and convenient location near schools, shopping, churches and more! New stainless steel appliances, all new carpeting and flooring, new water heater and water softener. Large bedrooms with large closets. Nothing to do but move in and enjoy! Don't wait - call for an appointment today!

26. 2016-03-04
    price $136,500 344-char remark

    Show marketing remark (344 chars)

    GREAT location in the heart of Woodbury. Quick access to I94 and convenient location near schools, shopping, churches and more! New stainless steel appliances, all new carpeting and flooring, new water heater and water softener. Large bedrooms with large closets. Nothing to do but move in and enjoy! Don't wait - call for an appointment today!

27. 2015-10-22
    listed $139,900 Active 344-char remark

    Show marketing remark (344 chars)

    GREAT location in the heart of Woodbury. Quick access to I94 and convenient location near schools, shopping, churches and more! New stainless steel appliances, all new carpeting and flooring, new water heater and water softener. Large bedrooms with large closets. Nothing to do but move in and enjoy! Don't wait - call for an appointment today!

28. 2001-06-23
    soldstatus $119,900
29. 2001-06-18
    soldstatus $121,000
30. 2001-05-09
    historical
31. 2001-05-05
    listed $119,900
32. 2000-04-27
    soldstatus $103,000
33. 2000-04-25
    soldstatus $103,000
34. 2000-03-12
    historical
35. 2000-03-04
    listed $104,900
36. 1992-11-02
    soldstatus $61,300

ⓘ 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: $2,364 · $197/mo
• Projected year-2 tax: $2,391 · $199/mo
• Expected delta: +$27/yr (+$2/mo · 1.1%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $27,098
• − Mortgage interest: −$12,094
• − Property taxes: −$2,364
• − Insurance: −$1,080
• − Repairs & maintenance: −$2,168
• − Management: −$2,168
• − HOA: −$3,120
• − Depreciation: −$6,281
• Taxable loss: −$2,176
• Est. tax savings @ 24.0%: +$522
• After-tax cash flow: $1,779/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: South Washington County School District
• NCES district ID: 2733810
• Math proficiency: 52% ▼ -13.00%
• Reading proficiency: 61% ▼ -7.00%
• Median HH income: $88,285
• Composite: 51.8/100
• National rank: #1670
• State rank: #40 of 301 in MN

Livability — Woodbury

• Score: 89/100
• State rank: #6
• US rank: #153

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Woodbury, MN
• County: Washington County · 235,613 people
• City population: 78,305
• Metro: Minneapolis-St. Paul-Bloomington, MN-WI
• Population (ZIP): 44,185
• Household income: $119,260
• Rent vs Own: 22.4% rent · 77.6% own
• Severe rent burden: 946.0

Population outlook (Washington County) Hauer SSP2

• Today (2025): 278,554 people
• By 2030: 290,465 · +4.3%
• By 2040: 310,014 · +11.3%
• By 2050: 324,118 · +16.4%
• By 2075: 362,697 · +30.2%
• By 2100: 381,491 · +37.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (76%)
• Race & ethnicity: White 76% Asian 9% Hispanic / Latino 6% Black 6% Two or more races 5%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Portuguese 11% Romanian 5% Lithuanian 4%
• Foreign-born: 11% · Canada, China, South Korea
• Languages at home: 86% English-only · Spanish 5% Other Asian/Pacific 4% Chinese 1%

Political lean MEDSL · Washington

• 2024 margin: Lean D (+8.9) · D 53.5% · R 44.6% · Other 1.9%
• 2008→2024 swing: +4.6pp toward D · 2008: 4.3pp · 2024: 8.9pp
• All cycles: 2024: D+8.9 2020: D+9.2 2016: D+1.9 2012: D+0.8 2008: D+4.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -166.03%
• Current HPI: 241.9098
• Rent YoY: ▲ 3.65%
• 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

+252.2% since first listed

21 events — show timeline

• 2026-05-10 Price Changed $215,900 NORTHSTARMLS as Distributed by MLS Grid
• 2026-04-28 Price Changed $219,900 NORTHSTARMLS as Distributed by MLS Grid
• 2026-04-10 Listed $222,900 NORTHSTARMLS as Distributed by MLS Grid
• 2026-04-08 Coming Soon $222,900 NORTHSTARMLS as Distributed by MLS Grid
• 2016-06-01 Sold (Public Records) $130,000 Public Records
• 2016-06-01 Sold (MLS) $130,000 NORTHSTARMLS as Distributed by MLS Grid
• 2016-04-25 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2016-04-25 Relisted — NORTHSTARMLS as Distributed by MLS Grid
• 2016-04-22 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2016-04-04 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2016-03-04 Price Changed $136,500 NORTHSTARMLS as Distributed by MLS Grid
• 2015-10-22 Listed $139,900 NORTHSTARMLS as Distributed by MLS Grid
• 2001-06-23 Sold (MLS) $119,900 NORTHSTARMLS as Distributed by MLS Grid
• 2001-06-18 Sold (Public Records) $121,000 Public Records
• 2001-05-09 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2001-05-05 Listed $119,900 NORTHSTARMLS as Distributed by MLS Grid
• 2000-04-27 Sold (Public Records) $103,000 Public Records
• 2000-04-25 Sold (MLS) $103,000 NORTHSTARMLS as Distributed by MLS Grid
• 2000-03-12 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2000-03-04 Listed $104,900 NORTHSTARMLS as Distributed by MLS Grid
• 1992-11-02 Sold (Public Records) $61,300 Public Records

Property tax history

+3.6%/yr

Latest (2025): $2,364 · +1.7% YoY. Source: county tax records.