2337 Amberwood Dr · Woodbury, MN 55125

$240,000

2 bd · 2.0 ba · 1,420 sqft · SingleFamily public records · 42 Days on market

Built 1984 5,009 sqft lot $365/mo HOA · 16% 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).

• Cash flow +9.1/30.0
• ARV discount +7.5/15.0
• Schools +5.2/10.0
• Livability +4.5/5.0
• 1% rule +4.4/10.0
• Rent growth +3.4/5.0
• DSCR +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this 2-bedroom, 1-bath townhouse offering comfortable living and great functional space. The main level features a bright, open layout that flows seamlessly to a deck, perfect for relaxing or entertaining. Downstairs, the walkout basement adds valuable additional living space with easy access to the outdoors—ideal for a second living area, home office, or flex space. Enjoy nearby outdoor spaces including Carver Lake Park and Beach, Tamarack Nature Preserve, and Colby Lake Park, all offering scenic trails, water access, and year-round activities. Situated near the Tamarack and Radio Drive retail corridors with convenient access to I-94 and I-494, providing an easy commute to the Twin Cities and surrounding areas. Close proximity to several grocery options including Kowalski's Market, Whole Foods Market, Cub Foods, and Trader Joe's.

Key facts

• $365 HOA
• 2 garage spots
• Built 1984

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $240k.

Deal economics

• At list price, monthly cash flow is $-186 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $207k (13.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $225k (6.3% below list).
• Recommended offer: $207k (13.7% below list) — sets the bar for cash-flow.
• Cap rate 5.4% 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; 3 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 $2k of loan paydown is wiped out by about $7k 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 42 days — a 3% lower offer ($233k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 23y 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 $147k; list at $240k implies a 63% gain — meaningful room to come down on a strong offer.

Recommended offer $207,185 (13.7% 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 42 days. Have you received any prior offers? Is the seller open to a 14% 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. 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?
6. 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?
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 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: 0.94% ✗
• Cap rate: 5.36%
• Cash-on-cash: -3.32%
• DSCR: 0.85
• GRM: 8.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -20.9%
• Equity multiple: 0.27×
• Total profit: $-49,020
• Equity at exit: $35,785

10-year hold

• IRR: -12.3%
• Equity multiple: 0.24×
• Total profit: $-50,864
• Equity at exit: $20,751

Cash invested: $67,200 (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: 8.9×

Monthly cashflow live

• Estimated rent: $2,250 medium
• Mortgage (P&I): −$1,259
• Tax from tax record: −$240 /mo · $2,874/yr
• Insurance: −$100
• HOA: −$365
• Vacancy / Maint / Mgmt: −$472
• Net cashflow: $-186

Break-even live

Break-even rent $2,485

Max offer price $207,185

Occupancy floor —

Sensitivity live

Price	-10% $-50	-5% $-118	+0% $-186	+5% $-254	+10% $-322
Rent	-10% $-363	-5% $-275	+0% $-186	+5% $-97	+10% $-8
Rate	-1.0pp $-65	-0.5pp $-125	base $-186	+0.5pp $-248	+1.0pp $-311

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: $60,000
• Closing costs: $7,200
• Reserves months: —
• Total cash needed: —

Rent comps 3 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	0.53mi
8632 Savanna Oaks Bay Unit C Saint Paul, MN	3.0	2.0	1300	$2,500	$1.92	0d	1	0.56mi
3183 Juniper Ln Unit C Saint Paul, MN	2.0	2.0	1650	$2,199	$1.33	13d	1	0.78mi

HOA detail

• Monthly dues: $365 · $4,380/yr
• Likely covers: water

Listing history 13 events

1. 2026-06-04
   days on market $240,000 Active 42 DOM
2. 2026-06-03
   days on market $240,000 Active 41 DOM
3. 2026-06-02
   days on market $240,000 Active 40 DOM
4. 2026-06-01
   days on market $240,000 Active 39 DOM
5. 2026-05-31
   days on market $240,000 Active 38 DOM
6. 2026-05-07
   price $240,000 862-char remark

   Show marketing remark (862 chars)

   Welcome to this 2-bedroom, 1-bath townhouse offering comfortable living and great functional space. The main level features a bright, open layout that flows seamlessly to a deck, perfect for relaxing or entertaining. Downstairs, the walkout basement adds valuable additional living space with easy access to the outdoors—ideal for a second living area, home office, or flex space. Enjoy nearby outdoor spaces including Carver Lake Park and Beach, Tamarack Nature Preserve, and Colby Lake Park, all offering scenic trails, water access, and year-round activities. Situated near the Tamarack and Radio Drive retail corridors with convenient access to I-94 and I-494, providing an easy commute to the Twin Cities and surrounding areas. Close proximity to several grocery options including Kowalski's Market, Whole Foods Market, Cub Foods, and Trader Joe's.

7. 2026-04-24
   listed $249,900 Active 862-char remark

   Show marketing remark (862 chars)

   Welcome to this 2-bedroom, 1-bath townhouse offering comfortable living and great functional space. The main level features a bright, open layout that flows seamlessly to a deck, perfect for relaxing or entertaining. Downstairs, the walkout basement adds valuable additional living space with easy access to the outdoors—ideal for a second living area, home office, or flex space. Enjoy nearby outdoor spaces including Carver Lake Park and Beach, Tamarack Nature Preserve, and Colby Lake Park, all offering scenic trails, water access, and year-round activities. Situated near the Tamarack and Radio Drive retail corridors with convenient access to I-94 and I-494, providing an easy commute to the Twin Cities and surrounding areas. Close proximity to several grocery options including Kowalski's Market, Whole Foods Market, Cub Foods, and Trader Joe's.

8. 2026-04-21
   historical $249,900 862-char remark

   Show marketing remark (862 chars)

   Welcome to this 2-bedroom, 1-bath townhouse offering comfortable living and great functional space. The main level features a bright, open layout that flows seamlessly to a deck, perfect for relaxing or entertaining. Downstairs, the walkout basement adds valuable additional living space with easy access to the outdoors—ideal for a second living area, home office, or flex space. Enjoy nearby outdoor spaces including Carver Lake Park and Beach, Tamarack Nature Preserve, and Colby Lake Park, all offering scenic trails, water access, and year-round activities. Situated near the Tamarack and Radio Drive retail corridors with convenient access to I-94 and I-494, providing an easy commute to the Twin Cities and surrounding areas. Close proximity to several grocery options including Kowalski's Market, Whole Foods Market, Cub Foods, and Trader Joe's.

9. 2003-12-31
   soldstatus $147,000
10. 2003-10-30
    soldstatus $128,900
11. 2003-10-22
    historical
12. 2003-10-16
    listed $144,900
13. 1982-11-01
    soldstatus $77,249

ⓘ 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: $2,874 · $240/mo
• Projected year-2 tax: $2,874 · $240/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 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,997
• − Mortgage interest: −$13,444
• − Property taxes: −$2,874
• − Insurance: −$1,200
• − Repairs & maintenance: −$2,160
• − Management: −$2,160
• − HOA: −$4,380
• − Depreciation: −$6,982
• Taxable loss: −$6,202
• Est. tax savings @ 24.0%: +$1,488
• After-tax cash flow: $-741/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

+210.7% since first listed

8 events — show timeline

• 2026-05-07 Price Changed $240,000 NORTHSTARMLS as Distributed by MLS Grid
• 2026-04-24 Listed $249,900 NORTHSTARMLS as Distributed by MLS Grid
• 2026-04-21 Coming Soon $249,900 NORTHSTARMLS as Distributed by MLS Grid
• 2003-12-31 Sold (Public Records) $147,000 Public Records
• 2003-10-30 Sold (Public Records) $128,900 Public Records
• 2003-10-22 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2003-10-16 Listed $144,900 NORTHSTARMLS as Distributed by MLS Grid
• 1982-11-01 Sold (Public Records) $77,249 Public Records

Property tax history

+5.5%/yr

Latest (2025): $2,874 · +2.0% YoY. Source: county tax records.