7317 Bond Way · Inver Grove Heights, MN 55076

$264,900

2 bd · 2.0 ba · 1,506 sqft · Townhouse · 53 Days on market

Built 1997 Good condition $176/sqft · 18% below area Est $324k · 18% under $329/mo HOA · 14% 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 +8.4/30.0
• 1% rule +4.2/10.0
• Livability +3.8/5.0
• Condition / age +3.8/5.0
• Schools +3.3/10.0
• Rent growth +2.5/5.0
• DSCR +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautifully maintained end-unit townhome offering a great combination of comfort, space, and convenience. Featuring 2 bedrooms, 2 bathrooms, and multiple living areas across three levels, the layout is designed to fit a variety of lifestyles. The sun-filled main level features a spacious living room with access to a private deck, ideal for both everyday living and entertaining. The kitchen offers ample cabinet space, a functional pass-through to the living area, and updated fixtures. Upstairs, you will find two generously sized bedrooms, including a spacious primary suite with a walk-in closet. The lower level provides a flexible bonus room, perfect for a home office, gym, or additional living space. Additional highlights include in-unit laundry and a two-car attached tuck-under garage. As an end unit, the home offers added privacy along with surrounding green space. Located in a quiet community with convenient access to parks, trails, shopping, and major highways, this is a great opportunity to enjoy low-maintenance townhome living. Welcome home!

Key facts

• Private deck
• In-unit laundry
• Flexible bonus room

Tags

• PRIVATE DECK
• AMPLE CABINET SPACE
• FLEXIBLE BONUS ROOM
• IN-UNIT LAUNDRY
• SURROUNDING GREEN SPACE
• CONVENIENT ACCESS TO PARKS

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath townhouse listed at $265k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-237 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $231k (12.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $243k (8.1% below list).
• Recommended offer: $231k (12.9% below list) — sets the bar for cash-flow.
• Cap rate 5.2% vs local median 3.2% in Inver Grove Heights — 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 76/100 on livability (#146 in MN, #3,277 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, employment A+, housing A+; Watch: amenities F, health & safety F.
• Inver Grove Heights Schools (suburban): math 32% / reading 41% proficiency, ranked #234 of 301 in MN (top 78%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Hilltop Elementary (math 22% / reading 32%, grade F, #703 of 857 statewide, top 84%, 574 students, 62% FRL); Inver Grove Heights Middle (math 25% / reading 36%, grade F, #192 of 258 statewide, top 77%, 761 students, 59% FRL); Simley Senior High (math 27% / reading 52%, grade F, #246 of 471 statewide, top 59%, 1,062 students, 49% FRL) — zoned schools average 57% FRL vs 31% district-wide (26 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 105 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); 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 $8k 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

• It's been on market 53 days — a 3% lower offer ($257k) is reasonable based on typical stale-listing flexibility.
• 2 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 $230,633 (12.9% 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. It's been on market 53 days. Have you received any prior offers? Is the seller open to a 13% 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. 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: 0.92% ✗
• Cap rate: 5.22%
• Cash-on-cash: -3.83%
• DSCR: 0.83
• GRM: 9.1

CMA / ARV

• ARV (median comp): $324,421
• List price: $264,900
• Delta: -18.35%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6902 Inverness Trl #21	0.66mi	2/2.0	1,600 (+6%)	19mo	$330,000	$206	43

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -22.6%
• Equity multiple: 0.22×
• Total profit: $-57,769
• Equity at exit: $39,497

10-year hold

• IRR: -16.6%
• Equity multiple: 0.07×
• Total profit: $-68,755
• Equity at exit: $22,904

Cash invested: $74,172 (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 55076

• Active inventory: 105
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $2,434 high
• Mortgage (P&I): −$1,389
• Tax est. 1.5%: −$331 /mo · $3,974/yr
• Insurance: −$110
• HOA: −$329
• Vacancy / Maint / Mgmt: −$511
• Net cashflow: $-237

Break-even live

Break-even rent $2,734

Max offer price $230,633

Occupancy floor —

Sensitivity live

Price	-10% $-54	-5% $-145	+0% $-237	+5% $-328	+10% $-420
Rent	-10% $-429	-5% $-333	+0% $-237	+5% $-141	+10% $-45
Rate	-1.0pp $-103	-0.5pp $-169	base $-237	+0.5pp $-305	+1.0pp $-375

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: $66,225
• Closing costs: $7,947
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3284 71st St E Inver Grove Heights, MN	3.0	1.5	1630	$2,539	$1.56	0d	1	0.75mi
7398 Arch WAY INVER GROVE, MN	1.0–3.0	1.0–2.5	1143	$2,545	$2.23	0d	96	0.93mi
7535 Cloman Way E Unit A Inver Grove Heights, MN	3.0	1.0	1500	$1,950	$1.30	5d	1	1.00mi
1462 80th St E Inver Grove Heights, MN	2.0	1.0–2.5	1084	$2,749	$2.53	0d	13	1.24mi
6953 Allen Way Inver Grove Heights, MN	2.0–4.0	2.0–2.5	1439	$2,555	$1.77	0d	4	1.49mi

HOA detail

• Monthly dues: $329 · $3,948/yr
• Likely covers: gym

Listing history 5 events

1. 2026-05-18
   status Pending 1063-char remark

   Show marketing remark (1063 chars)

   Beautifully maintained end-unit townhome offering a great combination of comfort, space, and convenience. Featuring 2 bedrooms, 2 bathrooms, and multiple living areas across three levels, the layout is designed to fit a variety of lifestyles. The sun-filled main level features a spacious living room with access to a private deck, ideal for both everyday living and entertaining. The kitchen offers ample cabinet space, a functional pass-through to the living area, and updated fixtures. Upstairs, you will find two generously sized bedrooms, including a spacious primary suite with a walk-in closet. The lower level provides a flexible bonus room, perfect for a home office, gym, or additional living space. Additional highlights include in-unit laundry and a two-car attached tuck-under garage. As an end unit, the home offers added privacy along with surrounding green space. Located in a quiet community with convenient access to parks, trails, shopping, and major highways, this is a great opportunity to enjoy low-maintenance townhome living. Welcome home!

2. 2026-05-07
   historical Contingent - Inspection 1063-char remark

   Show marketing remark (1063 chars)

   Beautifully maintained end-unit townhome offering a great combination of comfort, space, and convenience. Featuring 2 bedrooms, 2 bathrooms, and multiple living areas across three levels, the layout is designed to fit a variety of lifestyles. The sun-filled main level features a spacious living room with access to a private deck, ideal for both everyday living and entertaining. The kitchen offers ample cabinet space, a functional pass-through to the living area, and updated fixtures. Upstairs, you will find two generously sized bedrooms, including a spacious primary suite with a walk-in closet. The lower level provides a flexible bonus room, perfect for a home office, gym, or additional living space. Additional highlights include in-unit laundry and a two-car attached tuck-under garage. As an end unit, the home offers added privacy along with surrounding green space. Located in a quiet community with convenient access to parks, trails, shopping, and major highways, this is a great opportunity to enjoy low-maintenance townhome living. Welcome home!

3. 2026-04-09
   status Active 1063-char remark

   Show marketing remark (1063 chars)

   Beautifully maintained end-unit townhome offering a great combination of comfort, space, and convenience. Featuring 2 bedrooms, 2 bathrooms, and multiple living areas across three levels, the layout is designed to fit a variety of lifestyles. The sun-filled main level features a spacious living room with access to a private deck, ideal for both everyday living and entertaining. The kitchen offers ample cabinet space, a functional pass-through to the living area, and updated fixtures. Upstairs, you will find two generously sized bedrooms, including a spacious primary suite with a walk-in closet. The lower level provides a flexible bonus room, perfect for a home office, gym, or additional living space. Additional highlights include in-unit laundry and a two-car attached tuck-under garage. As an end unit, the home offers added privacy along with surrounding green space. Located in a quiet community with convenient access to parks, trails, shopping, and major highways, this is a great opportunity to enjoy low-maintenance townhome living. Welcome home!

4. 2026-04-03
   historical Contingent - Inspection 1063-char remark

   Show marketing remark (1063 chars)

   Beautifully maintained end-unit townhome offering a great combination of comfort, space, and convenience. Featuring 2 bedrooms, 2 bathrooms, and multiple living areas across three levels, the layout is designed to fit a variety of lifestyles. The sun-filled main level features a spacious living room with access to a private deck, ideal for both everyday living and entertaining. The kitchen offers ample cabinet space, a functional pass-through to the living area, and updated fixtures. Upstairs, you will find two generously sized bedrooms, including a spacious primary suite with a walk-in closet. The lower level provides a flexible bonus room, perfect for a home office, gym, or additional living space. Additional highlights include in-unit laundry and a two-car attached tuck-under garage. As an end unit, the home offers added privacy along with surrounding green space. Located in a quiet community with convenient access to parks, trails, shopping, and major highways, this is a great opportunity to enjoy low-maintenance townhome living. Welcome home!

5. 2026-03-26
   listed $264,900 Active 1063-char remark

   Show marketing remark (1063 chars)

   Beautifully maintained end-unit townhome offering a great combination of comfort, space, and convenience. Featuring 2 bedrooms, 2 bathrooms, and multiple living areas across three levels, the layout is designed to fit a variety of lifestyles. The sun-filled main level features a spacious living room with access to a private deck, ideal for both everyday living and entertaining. The kitchen offers ample cabinet space, a functional pass-through to the living area, and updated fixtures. Upstairs, you will find two generously sized bedrooms, including a spacious primary suite with a walk-in closet. The lower level provides a flexible bonus room, perfect for a home office, gym, or additional living space. Additional highlights include in-unit laundry and a two-car attached tuck-under garage. As an end unit, the home offers added privacy along with surrounding green space. Located in a quiet community with convenient access to parks, trails, shopping, and major highways, this is a great opportunity to enjoy low-maintenance townhome living. Welcome home!

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

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 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,208
• − Mortgage interest: −$14,839
• − Property taxes: −$3,974
• − Insurance: −$1,324
• − Repairs & maintenance: −$2,337
• − Management: −$2,337
• − HOA: −$3,948
• − Depreciation: −$7,706
• Taxable loss: −$7,256
• Est. tax savings @ 24.0%: +$1,741
• After-tax cash flow: $-1,100/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.

Condition & rehab AI · 12 photos

Good 75/100 Cosmetic rehab

This end-unit townhome is in good condition with minimal repairs needed. Painting the exterior and updating the kitchen appliances would significantly increase its value.

Value-add opportunities

• Both Painting exterior — Enhances curb appeal and value
• Both Landscaping improvements — Enhances curb appeal and value
• Both New flooring — Improves aesthetics and value
• Both Kitchen appliances — Modernizes and increases value

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior — Enhances curb appeal and value ↑
• Both Landscaping improvements — Enhances curb appeal and value ↑
• Both New flooring — Improves aesthetics and value ↑
• Both Kitchen appliances — Modernizes and increases value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Inver Grove Heights Schools
• NCES district ID: 2715030
• Math proficiency: 32% ▼ -16.00%
• Reading proficiency: 41% ▼ -11.00%
• Median HH income: $63,476
• Composite: 32.85/100
• National rank: #5614
• State rank: #234 of 301 in MN

Livability — Inver Grove Heights

• Score: 76/100
• State rank: #146
• US rank: #3277

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Inver Grove Heights, MN
• City population: 14,503
• Population (ZIP): 21,258

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 (76%)
• Race & ethnicity: White 76% Hispanic / Latino 14% Two or more races 6% Black 5% Asian 3%
• Hispanic origin (detail): Mexican 10% Puerto Rican 1%
• Common ancestry: Portuguese 8% Romanian 5% Scottish 4%
• Foreign-born: 9% · Canada, Jamaica, Vietnam
• Languages at home: 89% English-only · Spanish 7% German/W. Germanic 1% French/Haitian/Cajun 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: ▼ -256.08%
• Current HPI: 209.7955
• Rent YoY: —
• Metro: —
• 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

5 events — show timeline

• 2026-05-18 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2026-05-07 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2026-04-09 Relisted — NORTHSTARMLS as Distributed by MLS Grid
• 2026-04-03 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2026-03-26 Listed $264,900 NORTHSTARMLS as Distributed by MLS Grid