14525 Kerry St NW · Andover, MN 55304

$350,000

2 bd · 1.0 ba · 970 sqft · SingleFamily public records · 36 Days on market

Built 1987 0.26 ac lot $361/sqft · 76% above area Est $379k · 8% under ↓ 7% since listing

---

Why this score? — see what drove the F 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 +11.0/15.0
• Cash flow +6.1/30.0
• Schools +4.7/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +0.8/10.0
• DSCR +0.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Well-maintained 4-bedroom, 2-bath home in Andover offering a functional layout and comfortable living spaces. The home features a bright and inviting main living area with plenty of room for everyday living, entertaining, or working from home. Step outside to a back deck—perfect for relaxing, grilling, or enjoying the outdoors—overlooking the yard. The attached two-stall garage provides convenient parking and additional storage. Located in a desirable Andover neighborhood close to parks, schools, shopping, and commuter routes, this home offers a great combination of space, comfort, and location. *PLEASE NOTE! ROAD IS CURRENTLY BEING RE-SURFACED. SIGNS SAY ROAD CLOSED, BUT YOU CAN STILL ENTER TO ACCESS PROPERTY

Key facts

• 0.26 acre lot
• 2 garage spots
• Built 1987

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $350k.

Deal economics

• At list price, monthly cash flow is $-651 ($-8k/yr) — negative.
• To cash-flow at today's rent, offer at most $235k (32.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $203k (42.1% below list).
• Recommended offer: $203k (42.1% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 72/100 on livability (#291 in MN) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, schools A; Watch: amenities F, commute F, cost of living D-.
• 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.
• Market conditions: 392 active listings in the ZIP; 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 $10k 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 36 days — a 3% lower offer ($340k) is reasonable based on typical stale-listing flexibility.

Recommended offer $202,593 (42.1% 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 36 days. Have you received any prior offers? Is the seller open to a 42% concession, seller financing, or rate buy-down credit?
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: 0.58% ✗
• Cap rate: 4.06%
• Cash-on-cash: -7.97%
• DSCR: 0.65
• GRM: 14.4

CMA / ARV

• ARV (median comp): $379,423
• List price: $350,000
• Delta: -7.75%
• Verdict: FAIR
• Comps: 6 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -30.3%
• Equity multiple: -0.00×
• Total profit: $-98,239
• Equity at exit: $52,186

10-year hold

• IRR: -32.4%
• Equity multiple: -0.42×
• Total profit: $-139,215
• Equity at exit: $30,262

Cash invested: $98,000 (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 55304

• Active inventory: 392
• Price-to-rent: 14.4×

Monthly cashflow live

• Estimated rent: $2,026 medium
• Mortgage (P&I): −$1,835
• Tax from tax record: −$270 /mo · $3,241/yr
• Insurance: −$146
• HOA: −$0
• Vacancy / Maint / Mgmt: −$425
• Net cashflow: $-651

Break-even live

Break-even rent $2,850

Max offer price $235,027

Occupancy floor —

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: $87,500
• Closing costs: $10,500
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-05-15
   historical Contingent - Inspection 734-char remark

   Show marketing remark (734 chars)

   Well-maintained 4-bedroom, 2-bath home in Andover offering a functional layout and comfortable living spaces. The home features a bright and inviting main living area with plenty of room for everyday living, entertaining, or working from home. Step outside to a back deck—perfect for relaxing, grilling, or enjoying the outdoors—overlooking the yard. The attached two-stall garage provides convenient parking and additional storage. Located in a desirable Andover neighborhood close to parks, schools, shopping, and commuter routes, this home offers a great combination of space, comfort, and location. *PLEASE NOTE! ROAD IS CURRENTLY BEING RE-SURFACED. SIGNS SAY ROAD CLOSED, BUT YOU CAN STILL ENTER TO ACCESS PROPERTY

2. 2026-05-13
   price $350,000 734-char remark

   Show marketing remark (734 chars)

   Well-maintained 4-bedroom, 2-bath home in Andover offering a functional layout and comfortable living spaces. The home features a bright and inviting main living area with plenty of room for everyday living, entertaining, or working from home. Step outside to a back deck—perfect for relaxing, grilling, or enjoying the outdoors—overlooking the yard. The attached two-stall garage provides convenient parking and additional storage. Located in a desirable Andover neighborhood close to parks, schools, shopping, and commuter routes, this home offers a great combination of space, comfort, and location. *PLEASE NOTE! ROAD IS CURRENTLY BEING RE-SURFACED. SIGNS SAY ROAD CLOSED, BUT YOU CAN STILL ENTER TO ACCESS PROPERTY

3. 2026-05-07
   price $360,000 734-char remark

   Show marketing remark (734 chars)

   Well-maintained 4-bedroom, 2-bath home in Andover offering a functional layout and comfortable living spaces. The home features a bright and inviting main living area with plenty of room for everyday living, entertaining, or working from home. Step outside to a back deck—perfect for relaxing, grilling, or enjoying the outdoors—overlooking the yard. The attached two-stall garage provides convenient parking and additional storage. Located in a desirable Andover neighborhood close to parks, schools, shopping, and commuter routes, this home offers a great combination of space, comfort, and location. *PLEASE NOTE! ROAD IS CURRENTLY BEING RE-SURFACED. SIGNS SAY ROAD CLOSED, BUT YOU CAN STILL ENTER TO ACCESS PROPERTY

4. 2026-04-24
   listed $375,000 Active 734-char remark

   Show marketing remark (734 chars)

   Well-maintained 4-bedroom, 2-bath home in Andover offering a functional layout and comfortable living spaces. The home features a bright and inviting main living area with plenty of room for everyday living, entertaining, or working from home. Step outside to a back deck—perfect for relaxing, grilling, or enjoying the outdoors—overlooking the yard. The attached two-stall garage provides convenient parking and additional storage. Located in a desirable Andover neighborhood close to parks, schools, shopping, and commuter routes, this home offers a great combination of space, comfort, and location. *PLEASE NOTE! ROAD IS CURRENTLY BEING RE-SURFACED. SIGNS SAY ROAD CLOSED, BUT YOU CAN STILL ENTER TO ACCESS PROPERTY

5. 2026-04-13
   historical $375,000 734-char remark

   Show marketing remark (734 chars)

   Well-maintained 4-bedroom, 2-bath home in Andover offering a functional layout and comfortable living spaces. The home features a bright and inviting main living area with plenty of room for everyday living, entertaining, or working from home. Step outside to a back deck—perfect for relaxing, grilling, or enjoying the outdoors—overlooking the yard. The attached two-stall garage provides convenient parking and additional storage. Located in a desirable Andover neighborhood close to parks, schools, shopping, and commuter routes, this home offers a great combination of space, comfort, and location. *PLEASE NOTE! ROAD IS CURRENTLY BEING RE-SURFACED. SIGNS SAY ROAD CLOSED, BUT YOU CAN STILL ENTER TO ACCESS PROPERTY

ⓘ 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: $3,241 · $270/mo
• Projected year-2 tax: $3,580 · $298/mo
• Expected delta: +$340/yr (+$28/mo · 10.5%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥98°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: $24,311
• − Mortgage interest: −$19,605
• − Property taxes: −$3,241
• − Insurance: −$1,750
• − Repairs & maintenance: −$1,945
• − Management: −$1,945
• − Depreciation: −$10,182
• Taxable loss: −$14,356
• Est. tax savings @ 24.0%: +$3,446
• After-tax cash flow: $-4,364/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 — Andover

• Score: 72/100
• State rank: #291
• US rank: #6311

Category grades

Amenities F Commute F Cost of living D- 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: Andover, MN
• Population (ZIP): 49,452

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 (88%)
• Race & ethnicity: White 88% Two or more races 4% Asian 3% Black 3% Hispanic / Latino 2%
• Common ancestry: Portuguese 14% Romanian 6% Lithuanian 3%
• Foreign-born: 5% · Canada
• Languages at home: 94% English-only · Other Asian/Pacific 2% Spanish 1% Russian/Polish/Slavic 1%

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: ▼ -267.68%
• Current HPI: 242.7122
• 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

-6.7% since first listed

5 events — show timeline

• 2026-05-15 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2026-05-13 Price Changed $350,000 NORTHSTARMLS as Distributed by MLS Grid
• 2026-05-07 Price Changed $360,000 NORTHSTARMLS as Distributed by MLS Grid
• 2026-04-24 Listed $375,000 NORTHSTARMLS as Distributed by MLS Grid
• 2026-04-13 Coming Soon $375,000 NORTHSTARMLS as Distributed by MLS Grid

Property tax history

+4.3%/yr

Latest (2026): $3,241 · +9.1% YoY. Source: county tax records.