11221 Aberdeen St NE Unit I · Blaine, MN 55449

$270,000

2 bd · 2.0 ba · 1,448 sqft · Condo public records · 172 Days on market

Built 2004 $186/sqft · at area comps Est $302k · 11% under $400/mo HOA · 16% of rent ↓ 3% 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).

• ARV discount +12.3/15.0
• Cash flow +8.7/30.0
• Schools +4.7/10.0
• 1% rule +4.2/10.0
• Rent growth +3.6/5.0
• Livability +3.6/5.0
• Condition / age +2.5/5.0
• DSCR +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home to this townhome overlooking the water in Blaine’s highly sought-after Club West community! The bright and open layout features large windows bringing in abundant natural light and a walk-out patio or deck perfect for relaxing or entertaining. The kitchen offers ample cabinetry, a breakfast bar, and a convenient dining area. Upstairs you’ll find two generous bedrooms, including a primary suite with walk-in closet and private bath access, plus a versatile flex room ideal for a home office, gym, or reading nook. Two-car garage provides added storage and convenience. AC recently installed along with brand new fridge and microwave. Enjoy maintenance-free living with Club West amenities including a fitness center, outdoor pool, tennis and volleyball courts, clubhouse, playgrounds, trails, and beautifully landscaped ponds and greenspace. Conveniently located near shopping, dining, and major commuter routes — this home offers comfort, community, and convenience all in one!

Key facts

• $400 HOA
• 2 garage spots
• Built 2004

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $270k.

Deal economics

• At list price, monthly cash flow is $-228 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $230k (14.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $248k (8.2% below list).
• Recommended offer: $230k (14.9% below list) — sets the bar for cash-flow.
• Cap rate 5.3% vs local median 4.0% in Blaine — 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 71/100 on livability (#315 in MN) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, crime A; Watch: amenities F, commute F.
• Anoka-Hennepin Public School District (suburban): math 49% / reading 55% proficiency, ranked #71 of 301 in MN (top 24%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: University Avenue Elementary - Aero (math 47% / reading 49%, grade D, #484 of 857 statewide, top 57%, 608 students, 61% FRL); Northdale Middle (math 40% / reading 55%, grade C-, #93 of 258 statewide, top 37%, 1,274 students, 46% FRL); Blaine High School (math 46% / reading 67%, grade C, #77 of 471 statewide, top 17%, 2,969 students, 37% FRL) — zoned schools average 48% FRL vs 24% district-wide (24 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+4.4%/yr); 245 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 4d on market — plan ~1-2 weeks tenant-placement turnaround); high-income renter base; 1,083 units permitted in Anoka County in 2024 (134 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.
• Anoka 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 172 days — a 12% lower offer ($238k) 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 $229,803 (14.9% 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 172 days. Have you received any prior offers? Is the seller open to a 15% 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. 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?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. Schools are B-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?
8. 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?
9. 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.
10. 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.
11. 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: 0.92% ✗
• Cap rate: 5.28%
• Cash-on-cash: -3.61%
• DSCR: 0.84
• GRM: 9.1

CMA / ARV

• ARV (median comp): $301,982
• List price: $270,000
• Delta: -10.59%
• Verdict: UNDERPRICED
• Comps: 2 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 4.42% rent growth · sell at horizon

5-year hold

• IRR: -20.4%
• Equity multiple: 0.28×
• Total profit: $-54,420
• Equity at exit: $40,258

10-year hold

• IRR: -10.1%
• Equity multiple: 0.34×
• Total profit: $-49,935
• Equity at exit: $23,345

Cash invested: $75,600 (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 55449

• Home prices YoY: -23.8%
• Rents YoY: 4.4%
• Active inventory: 245
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $2,478 medium
• Mortgage (P&I): −$1,416
• Tax from tax record: −$257 /mo · $3,081/yr
• Insurance: −$112
• HOA: −$400
• Vacancy / Maint / Mgmt: −$520
• Net cashflow: $-228

Break-even live

Break-even rent $2,766

Max offer price $229,803

Occupancy floor —

Sensitivity live

Price	-10% $-75	-5% $-151	+0% $-228	+5% $-304	+10% $-380
Rent	-10% $-423	-5% $-325	+0% $-228	+5% $-130	+10% $-32
Rate	-1.0pp $-92	-0.5pp $-159	base $-228	+0.5pp $-298	+1.0pp $-369

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: $67,500
• Closing costs: $8,100
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1509 111th Dr NE Unit D Minneapolis, MN	3.0	3.0	1792	$2,500	$1.40	4d	1	0.09mi
1509 111th Dr NE Unit D Minneapolis, MN	3.0	3.0	1800	$2,500	$1.39	14d	1	0.09mi
1145 116th Ave NE Minneapolis, MN	2.0	1.0–2.0	850	$3,041	$3.58	0d	6	0.80mi

HOA detail condo

• Monthly dues: $400 · $4,800/yr
• Likely covers: waterlandscapingpoolgym
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 20 events

1. 2026-06-21
   days on market $270,000 Active 172 DOM
2. 2026-06-18
   days on market $270,000 Active 169 DOM
3. 2026-06-17
   days on market $270,000 Active 168 DOM
4. 2026-06-16
   days on market $270,000 Active 167 DOM
5. 2026-06-15
   days on market $270,000 Active 166 DOM
6. 2026-06-13
   days on market $270,000 Active 164 DOM
7. 2026-06-13
   days on market $270,000 Active 163 DOM
8. 2026-06-09
   days on market $270,000 Active 160 DOM
9. 2026-06-08
   days on market $270,000 Active 159 DOM
10. 2026-06-07
    days on market $270,000 Active 158 DOM
11. 2026-06-04
    days on market $270,000 Active 155 DOM
12. 2026-06-03
    days on market $270,000 Active 154 DOM
13. 2026-06-02
    days on market $270,000 Active 153 DOM
14. 2026-06-01
    days on market $270,000 Active 152 DOM
15. 2026-05-31
    days on market $270,000 Active 151 DOM
16. 2026-04-10
    price $270,000 1016-char remark

    Show marketing remark (1016 chars)

    Welcome home to this townhome overlooking the water in Blaine’s highly sought-after Club West community! The bright and open layout features large windows bringing in abundant natural light and a walk-out patio or deck perfect for relaxing or entertaining. The kitchen offers ample cabinetry, a breakfast bar, and a convenient dining area. Upstairs you’ll find two generous bedrooms, including a primary suite with walk-in closet and private bath access, plus a versatile flex room ideal for a home office, gym, or reading nook. Two-car garage provides added storage and convenience. AC recently installed along with brand new fridge and microwave. Enjoy maintenance-free living with Club West amenities including a fitness center, outdoor pool, tennis and volleyball courts, clubhouse, playgrounds, trails, and beautifully landscaped ponds and greenspace. Conveniently located near shopping, dining, and major commuter routes — this home offers comfort, community, and convenience all in one!

17. 2026-03-19
    status Active 1016-char remark

    Show marketing remark (1016 chars)

    Welcome home to this townhome overlooking the water in Blaine’s highly sought-after Club West community! The bright and open layout features large windows bringing in abundant natural light and a walk-out patio or deck perfect for relaxing or entertaining. The kitchen offers ample cabinetry, a breakfast bar, and a convenient dining area. Upstairs you’ll find two generous bedrooms, including a primary suite with walk-in closet and private bath access, plus a versatile flex room ideal for a home office, gym, or reading nook. Two-car garage provides added storage and convenience. AC recently installed along with brand new fridge and microwave. Enjoy maintenance-free living with Club West amenities including a fitness center, outdoor pool, tennis and volleyball courts, clubhouse, playgrounds, trails, and beautifully landscaped ponds and greenspace. Conveniently located near shopping, dining, and major commuter routes — this home offers comfort, community, and convenience all in one!

18. 2025-11-14
    price $275,000 1016-char remark

    Show marketing remark (1016 chars)

    Welcome home to this townhome overlooking the water in Blaine’s highly sought-after Club West community! The bright and open layout features large windows bringing in abundant natural light and a walk-out patio or deck perfect for relaxing or entertaining. The kitchen offers ample cabinetry, a breakfast bar, and a convenient dining area. Upstairs you’ll find two generous bedrooms, including a primary suite with walk-in closet and private bath access, plus a versatile flex room ideal for a home office, gym, or reading nook. Two-car garage provides added storage and convenience. AC recently installed along with brand new fridge and microwave. Enjoy maintenance-free living with Club West amenities including a fitness center, outdoor pool, tennis and volleyball courts, clubhouse, playgrounds, trails, and beautifully landscaped ponds and greenspace. Conveniently located near shopping, dining, and major commuter routes — this home offers comfort, community, and convenience all in one!

19. 2025-10-23
    listed $278,000 Active 1016-char remark

    Show marketing remark (1016 chars)

    Welcome home to this townhome overlooking the water in Blaine’s highly sought-after Club West community! The bright and open layout features large windows bringing in abundant natural light and a walk-out patio or deck perfect for relaxing or entertaining. The kitchen offers ample cabinetry, a breakfast bar, and a convenient dining area. Upstairs you’ll find two generous bedrooms, including a primary suite with walk-in closet and private bath access, plus a versatile flex room ideal for a home office, gym, or reading nook. Two-car garage provides added storage and convenience. AC recently installed along with brand new fridge and microwave. Enjoy maintenance-free living with Club West amenities including a fitness center, outdoor pool, tennis and volleyball courts, clubhouse, playgrounds, trails, and beautifully landscaped ponds and greenspace. Conveniently located near shopping, dining, and major commuter routes — this home offers comfort, community, and convenience all in one!

20. 2025-10-16
    historical $278,000 1016-char remark

    Show marketing remark (1016 chars)

    Welcome home to this townhome overlooking the water in Blaine’s highly sought-after Club West community! The bright and open layout features large windows bringing in abundant natural light and a walk-out patio or deck perfect for relaxing or entertaining. The kitchen offers ample cabinetry, a breakfast bar, and a convenient dining area. Upstairs you’ll find two generous bedrooms, including a primary suite with walk-in closet and private bath access, plus a versatile flex room ideal for a home office, gym, or reading nook. Two-car garage provides added storage and convenience. AC recently installed along with brand new fridge and microwave. Enjoy maintenance-free living with Club West amenities including a fitness center, outdoor pool, tennis and volleyball courts, clubhouse, playgrounds, trails, and beautifully landscaped ponds and greenspace. Conveniently located near shopping, dining, and major commuter routes — this home offers comfort, community, and convenience all in one!

ⓘ 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: $3,081 · $257/mo
• Projected year-2 tax: $3,081 · $257/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 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 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,735
• − Mortgage interest: −$15,124
• − Property taxes: −$3,081
• − Insurance: −$1,350
• − Repairs & maintenance: −$2,379
• − Management: −$2,379
• − HOA: −$4,800
• − Depreciation: −$7,855
• Taxable loss: −$7,232
• Est. tax savings @ 24.0%: +$1,736
• After-tax cash flow: $-995/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: Anoka-Hennepin Public School District
• NCES district ID: 2703180
• Math proficiency: 49% ▼ -14.00%
• Reading proficiency: 55% ▼ -10.00%
• Median HH income: $73,837
• Composite: 46.7/100
• National rank: #2400
• State rank: #71 of 301 in MN

Livability — Blaine

• Score: 71/100
• State rank: #315
• US rank: #7073

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Blaine, MN
• County: Anoka County · 277,116 people
• City population: 67,472
• Metro: Minneapolis-St. Paul-Bloomington, MN-WI
• Population (ZIP): 34,443
• Household income: $131,832
• Rent vs Own: 12.1% rent · 87.9% own
• Severe rent burden: 275.0

Population outlook (Anoka County) Hauer SSP2

• Today (2025): 375,223 people
• By 2030: 387,850 · +3.4%
• By 2040: 407,239 · +8.5%
• By 2050: 417,541 · +11.3%
• By 2075: 448,447 · +19.5%
• By 2100: 464,954 · +23.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (73%)
• Race & ethnicity: White 73% Asian 10% Black 9% Two or more races 6% Hispanic / Latino 4%
• Common ancestry: Portuguese 10% Romanian 5% Lithuanian 3%
• Foreign-born: 14% · Canada, Vietnam, China
• Languages at home: 79% English-only · Arabic 4% Other Asian/Pacific 4% Spanish 3%

Political lean MEDSL · Anoka

• 2024 margin: Toss-up / Even · D 46.6% · R 51.0% · Other 2.4%
• 2008→2024 swing: -2.0pp toward R · 2008: -2.4pp · 2024: -4.4pp
• All cycles: 2024: R+4.4 2020: R+1.9 2016: R+9.7 2012: R+2.6 2008: R+2.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -70.24%
• Current HPI: 225.2348
• Rent YoY: ▲ 4.42%
• 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

-2.9% since first listed

5 events — show timeline

• 2026-04-10 Price Changed $270,000 NORTHSTARMLS as Distributed by MLS Grid
• 2026-03-19 Relisted — NORTHSTARMLS as Distributed by MLS Grid
• 2025-11-14 Price Changed $275,000 NORTHSTARMLS as Distributed by MLS Grid
• 2025-10-23 Listed $278,000 NORTHSTARMLS as Distributed by MLS Grid
• 2025-10-16 Coming Soon $278,000 NORTHSTARMLS as Distributed by MLS Grid

Property tax history

+4.1%/yr

Latest (2026): $3,081 · +4.4% YoY. Source: county tax records.