3155 Old Highway 8 #104 · Roseville, MN 55418

$97,500

2 bd · 1.0 ba · 759 sqft · Condo public records · 45 Days on market

Built 1967 $128/sqft · 36% below area $594/mo HOA · 38% 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 +14.1/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• Schools +5.4/10.0
• DSCR +4.3/10.0
• Livability +4.0/5.0
• Rent growth +3.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Beautifully Updated Condo in a Prime Roseville Location! Welcome home to this move-in ready 2 bedroom, 1 bathroom condo offering 988 sq/ft of thoughtfully updated living space on the main level. The updated kitchen shines with newer stainless steel appliances, refreshed cabinetry, new countertops, and a new sink — perfect for everyday cooking and entertaining. The remodeled bathroom features a new vanity, updated flooring, and a refreshed shower. Newer flooring and fresh paint throughout give the entire home a bright, clean feel. The HOA takes the stress out of homeownership — covering heat, water, trash removal, snow removal, lawn care, and building exterior maintenance. Enjoy

Key facts

• Heated garage
• Remodeled bathroom
• Indoor mail area

Tags

• UPDATED KITCHEN
• REMODELED BATHROOM
• HEATED GARAGE
• SECURE BUILDING ENTRY
• INDOOR MAIL AREA
• BIKE STORAGE

Property features AI

Finance

• Other: Association-managed complex with two buildings and central open parking lot
• HOA & community: Part of Westport association; Monthly association fee; HOA fee covers controlled access, gas, hazard insurance, heating, lawn care, grounds maintenance, parking, professional management, and snow removal

Exterior

• Parking: Underground parking; Open parking lot; 20 garage stalls total; 1 garage space assigned
• Security: Building security system; Controlled access included in HOA
• Utilities: City water connected; City sewer connected; Natural gas
• Home design: Attached residential property; One story; Main-floor entry/primary; Accessible design features
• Construction: Poured concrete foundation; Foundation area 905; Building area total 905
• Exterior features: Patio; Stone exterior; City street frontage; Association-maintained road

Interior

• Kitchen: Dishwasher; Range; Microwave; Refrigerator; Exhaust fan
• Bedrooms: 2 bedrooms (both on the main level)
• Bathrooms: 1 full bathroom (main floor)
• Heating & cooling: Baseboard heating; Hot water heating; Wall cooling unit(s)
• Interior features: Main floor primary bedroom; All living facilities on one level; Paneled doors; Security system; Living/Dining room; Accessible elevator installed; Doors 36+ inches; Hallways 42+ inches
• Laundry & utility: In-unit washer hookup; In-unit electric dryer hookup; Common area laundry available; Main-level laundry

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $98k.

Deal economics

• At list price, monthly cash flow is $14 ($172/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $98k).
• Recommended offer: $95k (3.0% below list) — sets the bar for market timing.
• Cap rate 6.5% vs local median 3.1% in Roseville — 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 80/100 on livability (#69 in MN, #1,685 nationally) — a professional / high-income tenant draw. Strengths: commute A+, employment A+, housing A+; Watch: crime F.
• Mounds View Public School District (suburban): math 58% / reading 64% proficiency, ranked #30 of 301 in MN (top 10%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising fast (+5.2%/yr); 162 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals leasing fast (median 5d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 1,202 units permitted in Ramsey County in 2024 (880 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $674 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Ramsey County population projected at +27% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 45 days — a 3% lower offer ($95k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 6y 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.

Risks & watch-outs

• Watch-outs: HOA is 38% of rent.

Recommended offer $94,575 (3.0% below list)

Questions for the listing agent

1. It's been on market 45 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1967 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
8. 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.
9. 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.
10. 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: 1.62% ✓
• Cap rate: 6.47%
• Cash-on-cash: 0.63%
• DSCR: 1.03
• GRM: 5.1

CMA / ARV

• ARV (median comp): $196,913
• List price: $97,500
• Delta: -50.49%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 5.19% rent growth · sell at horizon

5-year hold

• IRR: -10.6%
• Equity multiple: 0.60×
• Total profit: $-10,953
• Equity at exit: $14,538

10-year hold

• IRR: 3.6%
• Equity multiple: 1.31×
• Total profit: $8,431
• Equity at exit: $8,430

Cash invested: $27,300 (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 55418

• Rents YoY: 5.2%
• Active inventory: 162
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $1,583 high
• Mortgage (P&I): −$511
• Tax from tax record: −$90 /mo · $1,080/yr
• Insurance: −$41
• HOA: −$594
• Vacancy / Maint / Mgmt: −$332
• Net cashflow: $14

Break-even live

Break-even rent $1,564

Max offer price $97,500

Occupancy floor 94%

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: $24,375
• Closing costs: $2,925
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3050 Old Highway 8 Saint Paul, MN	1.0–2.0	1.0	642	$1,380	$2.15	24d	7	0.55mi
3713 Foss Rd Minneapolis, MN	1.0	1.0	750	$980	$1.31	5d	1	0.75mi
1000 County Road D W Saint Paul, MN	2.0	1.5	1056	$1,475	$1.40	43d	1	0.79mi
3200 Diamond Eight Ter Minneapolis, MN	1.0–2.0	1.0	787	$1,425	$1.81	3d	23	0.83mi
900 County Road D W Saint Paul, MN	1.0–2.0	1.0–1.5	887	$1,530	$1.72	1d	6	0.87mi
3817 Macalaster Dr NE Minneapolis, MN	1.0–2.0	1.0	749	$1,389	$1.85	5d	5	0.93mi
2600 Kenzie Ter Minneapolis, MN	1.0	1.0	782	$1,588	$2.03	20d	4	1.06mi
2551 38th Ave NE Minneapolis, MN	2.0	1.0–2.0	894	$2,639	$2.95	1d	22	1.06mi
3725 NE Stinson Blvd St Anthony, MN	1.0–2.0	1.0	701	$1,925	$2.75	22d	3	1.19mi
730 5th St SW New Brighton, MN	1.0–2.0	1.0	795	$1,430	$1.80	2d	5	1.21mi
2808 Silver Ln NE Saint Anthony, MN	1.0–2.0	1.0	850	$2,050	$2.41	2d	13	1.22mi
2808 Silver Ln NE Saint Anthony, MN	1.0–2.0	1.0	850	$1,770	$2.08	43d	20	1.22mi
2310 Silver Ln New Brighton, MN	3.0	1.0	707	$2,630	$3.72	1d	17	1.25mi
371 Old Hwy 8 SW New Brighton, MN	2.0	1.0	830	$1,445	$1.74	3d	6	1.31mi
2447 County Road B W Saint Paul, MN	2.0	1.0	667	$1,212	$1.82	12d	3	1.36mi
2354 Benjamin St NE Minneapolis, MN	2.0	1.0	1000	$1,495	$1.50	43d	1	1.39mi

HOA detail condo

• Monthly dues: $594 · $7,128/yr
• Likely covers: watertrashlandscapingsnow removalexterior maint.
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 37 events

1. 2026-06-17
   status $97,500 Pending 45 DOM
2. 2026-06-17
   days on market $97,500 Contingent - Inspection 45 DOM
3. 2026-06-16
   days on market $97,500 Contingent - Inspection 44 DOM
4. 2026-06-15
   days on market $97,500 Contingent - Inspection 43 DOM
5. 2026-06-13
   days on market $97,500 Contingent - Inspection 41 DOM
6. 2026-06-13
   days on market $97,500 Contingent - Inspection 40 DOM
7. 2026-06-09
   days on market $97,500 Contingent - Inspection 37 DOM
8. 2026-06-08
   days on market $97,500 Contingent - Inspection 36 DOM
9. 2026-06-07
   days on market $97,500 Contingent - Inspection 35 DOM
10. 2026-06-04
    days on market $97,500 Contingent - Inspection 32 DOM
11. 2026-06-03
    days on market $97,500 Contingent - Inspection 31 DOM
12. 2026-06-02
    days on market $97,500 Contingent - Inspection 30 DOM
13. 2026-06-01
    days on market $97,500 Contingent - Inspection 29 DOM
14. 2026-05-31
    days on market $97,500 Contingent - Inspection 28 DOM
15. 2026-05-12
    status Contingent - Inspection 1193-char remark
16. 2026-04-28
    listed $97,500 Active 1193-char remark
17. 2024-11-20
    status Pending
18. 2024-11-20
    historical
19. 2024-11-19
    historical Contingent - Inspection
20. 2024-11-14
    price $144,900
21. 2024-10-02
    price $149,900
22. 2024-09-16
    price $154,900
23. 2024-09-04
    listed $159,900 Active
24. 2024-08-31
    historical
25. 2023-05-03
    historical
26. 2022-05-03
    listed $159,900 Active
27. 2022-04-25
    historical
28. 2022-03-23
    status Active
29. 2022-03-21
    status Pending
30. 2022-03-16
    historical Contingent - Subject to Statutory Rescission
31. 2022-02-08
    listed $160,000 Active
32. 2021-12-28
    soldstatus $140,000
33. 2020-11-25
    soldstatus $75,000 Sold
34. 2020-11-10
    status Pending
35. 2020-10-30
    historical Contingent - Inspection
36. 2020-10-07
    price $75,000
37. 2020-06-30
    listed $87,000 Active

ⓘ 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: $1,080 · $90/mo
• Projected year-2 tax: $1,086 · $90/mo
• Expected delta: +$6/yr ($0/mo · 0.6%)

ⓘ 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: $18,991
• − Mortgage interest: −$5,462
• − Property taxes: −$1,080
• − Insurance: −$488
• − Repairs & maintenance: −$1,519
• − Management: −$1,519
• − HOA: −$7,128
• − Depreciation: −$2,836
• Taxable loss: −$1,041
• Est. tax savings @ 24.0%: +$250
• After-tax cash flow: $422/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: Mounds View Public School District
• NCES district ID: 2722950
• Math proficiency: 58% ▼ -9.00%
• Reading proficiency: 64% ▼ -3.00%
• Median HH income: $72,492
• Composite: 54.04/100
• National rank: #1390
• State rank: #30 of 301 in MN

Livability — Roseville

• Score: 80/100
• State rank: #69
• US rank: #1685

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Roseville, MN
• County: Hennepin County · 1,150,272 people
• City population: 40,819
• Metro: Minneapolis-St. Paul-Bloomington, MN-WI
• Population (ZIP): 31,505
• Household income: $99,397
• Rent vs Own: 33.7% rent · 66.3% own
• Severe rent burden: 1179.0

Population outlook (Ramsey County) Hauer SSP2

• Today (2025): 603,431 people
• By 2030: 636,459 · +5.5%
• By 2040: 700,596 · +16.1%
• By 2050: 765,819 · +26.9%
• By 2075: 929,297 · +54.0%
• By 2100: 1,053,924 · +74.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (74%)
• Race & ethnicity: White 74% Black 9% Hispanic / Latino 8% Two or more races 7% Asian 2%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Portuguese 14% Romanian 6% Lithuanian 3%
• Foreign-born: 11% · Canada, Vietnam, South Korea
• Languages at home: 86% English-only · Spanish 5% Other Indo-European 1% German/W. Germanic 1%

Political lean MEDSL · Ramsey

• 2024 margin: Solid D (+43.3) · D 70.5% · R 27.2% · Other 2.3%
• 2008→2024 swing: +9.4pp toward D · 2008: 33.9pp · 2024: 43.3pp
• All cycles: 2024: D+43.3 2020: D+45.4 2016: D+39.4 2012: D+35.3 2008: D+33.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -278.21%
• Current HPI: 277.9846
• Rent YoY: ▲ 5.19%
• 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

+12.1% since first listed

24 events — show timeline

• 2026-06-17 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2026-05-12 Relisted — NORTHSTARMLS as Distributed by MLS Grid
• 2026-04-28 Listed $97,500 NORTHSTARMLS as Distributed by MLS Grid
• 2024-11-20 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2024-11-20 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2024-11-19 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2024-11-14 Price Changed $144,900 NORTHSTARMLS as Distributed by MLS Grid
• 2024-10-02 Price Changed $149,900 NORTHSTARMLS as Distributed by MLS Grid
• 2024-09-16 Price Changed $154,900 NORTHSTARMLS as Distributed by MLS Grid
• 2024-09-04 Listed $159,900 NORTHSTARMLS as Distributed by MLS Grid
• 2024-08-31 Coming Soon — NORTHSTARMLS as Distributed by MLS Grid
• 2023-05-03 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2022-05-03 Listed $159,900 NORTHSTARMLS as Distributed by MLS Grid
• 2022-04-25 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2022-03-23 Relisted — NORTHSTARMLS as Distributed by MLS Grid
• 2022-03-21 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2022-03-16 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2022-02-08 Listed $160,000 NORTHSTARMLS as Distributed by MLS Grid
• 2021-12-28 Sold (Public Records) $140,000 Public Records
• 2020-11-25 Sold (MLS) $75,000 NORTHSTARMLS as Distributed by MLS Grid
• 2020-11-10 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2020-10-30 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2020-10-07 Price Changed $75,000 NORTHSTARMLS as Distributed by MLS Grid
• 2020-06-30 Listed $87,000 NORTHSTARMLS as Distributed by MLS Grid

Property tax history

+1.4%/yr

Latest (2025): $1,080 · +4.2% YoY. Source: county tax records.