3268 Edgerton St · Vadnais Heights, MN 55127

$210,000

2 bd · 1.5 ba · 1,112 sqft · Townhouse public records · 69 Days on market

Built 1986 0.93 ac lot $300/mo HOA · 15% 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 +11.5/30.0
• ARV discount +7.5/15.0
• 1% rule +4.8/10.0
• Schools +4.6/10.0
• Livability +3.6/5.0
• DSCR +3.4/10.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Town home, side by side split entry, with two car detahced garage. Upper Level has a 14x12 living room, 12x9 kitchen, 12x8 dining room, 1/2 bath and extra large 15x7 deck. Lower level has a 14x11 bedroom, 12x9 bedroom, full bathroom and utility closet for washer, dryer and water heater and extra storage space. Electric baseboard heat and wall a/c unit. Warm and welcoming town home conveiently located close to shops, lakes, parks and trails. Located in a small 10 unit home owners association. Newly updated windows and roof. Located in Ramsey county. This is a no dog property. Easy to access right off Edgerton street.

Key facts

• Extra storage space
• Utility closet
• Extra large deck

Tags

• TWO CAR DETACHED GARAGE
• EXTRA LARGE DECK
• UTILITY CLOSET
• EXTRA STORAGE SPACE
• NEWLY UPDATED WINDOWS
• NEWLY UPDATED ROOF

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath townhouse listed at $210k.

Deal economics

• At list price, monthly cash flow is $-70 ($-843/yr) — negative.
• To cash-flow at today's rent, offer at most $198k (5.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $206k (1.9% below list).
• Recommended offer: $197k (6.0% below list) — sets the bar for market timing.
• Cap rate 5.9% vs local median 4.0% in Vadnais 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 72/100 on livability (#280 in MN) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, crime A-; Watch: amenities F, commute F.
• White Bear Lake School District (suburban): math 45% / reading 57% proficiency, ranked #83 of 301 in MN (top 28%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents flat; 135 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 18d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 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 $1k of loan paydown is wiped out by about $6k 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 69 days — a 6% lower offer ($197k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 36y 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.

Recommended offer $197,400 (6.0% 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 69 days. Have you received any prior offers? Is the seller open to a 6% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.98% ✗
• Cap rate: 5.89%
• Cash-on-cash: -1.43%
• DSCR: 0.94
• GRM: 8.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.54% rent growth · sell at horizon

5-year hold

• IRR: -21.9%
• Equity multiple: 0.26×
• Total profit: $-43,298
• Equity at exit: $31,312

10-year hold

• IRR: -24.6%
• Equity multiple: -0.06×
• Total profit: $-62,161
• Equity at exit: $18,157

Cash invested: $58,800 (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 55127

• Rents YoY: 0.5%
• Active inventory: 135
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $2,059 high
• Mortgage (P&I): −$1,101
• Tax from tax record: −$208 /mo · $2,502/yr
• Insurance: −$88
• HOA: −$300
• Vacancy / Maint / Mgmt: −$432
• Net cashflow: $-70

Break-even live

Break-even rent $2,148

Max offer price $197,586

Occupancy floor 98%

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: $52,500
• Closing costs: $6,300
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
631 Liberty Way Saint Paul, MN	2.0	2.0	1471	$2,895	$1.97	15d	1	0.27mi
Parkside Village (Arcade, Bella, Berwood, Greta) Vadnais Heights, MN	2.0	2.0	1255	$2,100	$1.67	5d	1	0.37mi
3334 Arcade St S Saint Paul, MN	2.0	2.0	1255	$2,100	$1.67	18d	1	0.48mi
826 Greta Ln Saint Paul, MN	2.0	2.0	1255	$2,100	$1.67	5d	1	0.50mi
2955 Arcade St Saint Paul, MN	2.0	1.5	1122	$2,000	$1.78	24d	1	0.87mi
396 Labore Rd Saint Paul, MN	3.0	1.0–1.5	775	$1,562	$2.02	13d	25	1.02mi
179 Little Canada Rd E #336 Saint Paul, MN	1.0	1.0	815	$1,475	$1.81	44d	1	1.42mi
1255 County Road D Cir St Paul, MN	3.0	2.0	1205	$1,650	$1.37	24d	1	1.42mi

HOA detail

• Monthly dues: $300 · $3,600/yr
• Likely covers: waterelectric

Listing history 31 events

1. 2026-05-16
   status Pending 628-char remark

   Show marketing remark (628 chars)

   Town home, side by side split entry, with two car detahced garage. Upper Level has a 14x12 living room, 12x9 kitchen, 12x8 dining room, 1/2 bath and extra large 15x7 deck. Lower level has a 14x11 bedroom, 12x9 bedroom, full bathroom and utility closet for washer, dryer and water heater and extra storage space. Electric baseboard heat and wall a/c unit. Warm and welcoming town home conveiently located close to shops, lakes, parks and trails. Located in a small 10 unit home owners association. Newly updated windows and roof. Located in Ramsey county. This is a no dog property. Easy to access right off Edgerton street.

2. 2026-05-05
   status Active 628-char remark

   Show marketing remark (628 chars)

   Town home, side by side split entry, with two car detahced garage. Upper Level has a 14x12 living room, 12x9 kitchen, 12x8 dining room, 1/2 bath and extra large 15x7 deck. Lower level has a 14x11 bedroom, 12x9 bedroom, full bathroom and utility closet for washer, dryer and water heater and extra storage space. Electric baseboard heat and wall a/c unit. Warm and welcoming town home conveiently located close to shops, lakes, parks and trails. Located in a small 10 unit home owners association. Newly updated windows and roof. Located in Ramsey county. This is a no dog property. Easy to access right off Edgerton street.

3. 2026-04-08
   status Pending 628-char remark

   Show marketing remark (628 chars)

   Town home, side by side split entry, with two car detahced garage. Upper Level has a 14x12 living room, 12x9 kitchen, 12x8 dining room, 1/2 bath and extra large 15x7 deck. Lower level has a 14x11 bedroom, 12x9 bedroom, full bathroom and utility closet for washer, dryer and water heater and extra storage space. Electric baseboard heat and wall a/c unit. Warm and welcoming town home conveiently located close to shops, lakes, parks and trails. Located in a small 10 unit home owners association. Newly updated windows and roof. Located in Ramsey county. This is a no dog property. Easy to access right off Edgerton street.

4. 2026-02-09
   listed $210,000 Active 628-char remark

   Show marketing remark (628 chars)

   Town home, side by side split entry, with two car detahced garage. Upper Level has a 14x12 living room, 12x9 kitchen, 12x8 dining room, 1/2 bath and extra large 15x7 deck. Lower level has a 14x11 bedroom, 12x9 bedroom, full bathroom and utility closet for washer, dryer and water heater and extra storage space. Electric baseboard heat and wall a/c unit. Warm and welcoming town home conveiently located close to shops, lakes, parks and trails. Located in a small 10 unit home owners association. Newly updated windows and roof. Located in Ramsey county. This is a no dog property. Easy to access right off Edgerton street.

5. 2026-02-09
   price $210,000

   Show marketing remark (628 chars)

   Town home, side by side split entry, with two car detahced garage. Upper Level has a 14x12 living room, 12x9 kitchen, 12x8 dining room, 1/2 bath and extra large 15x7 deck. Lower level has a 14x11 bedroom, 12x9 bedroom, full bathroom and utility closet for washer, dryer and water heater and extra storage space. Electric baseboard heat and wall a/c unit. Warm and welcoming town home conveiently located close to shops, lakes, parks and trails. Located in a small 10 unit home owners association. Newly updated windows and roof. Located in Ramsey county. This is a no dog property. Easy to access right off Edgerton street.

6. 2022-08-17
   soldstatus $185,000
7. 2022-08-15
   soldstatus $185,000 Sold
8. 2022-07-27
   status Pending
9. 2022-07-22
   historical Contingent - Subject to Statutory Rescission
10. 2022-07-21
    listed $185,000 Active
11. 2022-07-16
    historical $185,000
12. 2021-12-03
    soldstatus $170,000
13. 2021-11-30
    soldstatus $170,000 Sold
14. 2021-10-26
    status Pending
15. 2021-10-08
    listed $165,000 Active
16. 2019-11-06
    soldstatus $145,000
17. 2010-05-25
    soldstatus $70,000
18. 2010-04-20
    historical
19. 2010-03-23
    listed $77,500
20. 2010-01-26
    historical
21. 2009-03-28
    listed $79,000
22. 2004-11-19
    soldstatus $110,000
23. 2004-11-19
    soldstatus $148,823
24. 2004-09-15
    soldstatus $149,000
25. 2004-08-25
    historical
26. 2004-07-27
    listed $149,900
27. 2001-03-27
    soldstatus $105,000
28. 1997-11-07
    soldstatus $47,500
29. 1997-11-07
    soldstatus $73,500
30. 1993-06-24
    soldstatus $47,500
31. 1990-11-08
    listed $47,900

ⓘ 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: $2,502 · $208/mo
• Projected year-2 tax: $2,502 · $208/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: $24,714
• − Mortgage interest: −$11,763
• − Property taxes: −$2,502
• − Insurance: −$1,050
• − Repairs & maintenance: −$1,977
• − Management: −$1,977
• − HOA: −$3,600
• − Depreciation: −$6,109
• Taxable loss: −$4,265
• Est. tax savings @ 24.0%: +$1,024
• After-tax cash flow: $180/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: White Bear Lake School District
• NCES district ID: 2742360
• Math proficiency: 45% ▼ -18.00%
• Reading proficiency: 57% ▼ -8.00%
• Median HH income: $73,051
• Composite: 45.78/100
• National rank: #2564
• State rank: #83 of 301 in MN

Livability — Vadnais Heights

• Score: 72/100
• State rank: #280
• US rank: #6090

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Vadnais Heights, MN
• County: Ramsey County · 542,837 people
• City population: 18,090
• Metro: Minneapolis-St. Paul-Bloomington, MN-WI
• Population (ZIP): 18,090
• Household income: $117,917
• Rent vs Own: 17.7% rent · 82.3% own
• Severe rent burden: 280.0

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 (78%)
• Race & ethnicity: White 78% Asian 8% Two or more races 7% Hispanic / Latino 7% Black 2%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Portuguese 8% Romanian 5% Scottish 4%
• Foreign-born: 9% · Canada, China, Guatemala
• Languages at home: 89% English-only · Other Asian/Pacific 4% Spanish 4% Other Indo-European 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: ▼ -267.17%
• Current HPI: 215.5757
• Rent YoY: ▲ 0.54%
• 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

+338.4% since first listed

31 events — show timeline

• 2026-05-16 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2026-05-05 Relisted — NORTHSTARMLS as Distributed by MLS Grid
• 2026-04-08 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2026-02-09 Price Changed $210,000 Fizber.com
• 2026-02-09 Listed $210,000 NORTHSTARMLS as Distributed by MLS Grid
• 2022-08-17 Sold (Public Records) $185,000 Public Records
• 2022-08-15 Sold (MLS) $185,000 NORTHSTARMLS as Distributed by MLS Grid
• 2022-07-27 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2022-07-22 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2022-07-21 Listed $185,000 NORTHSTARMLS as Distributed by MLS Grid
• 2022-07-16 Coming Soon $185,000 NORTHSTARMLS as Distributed by MLS Grid
• 2021-12-03 Sold (Public Records) $170,000 Public Records
• 2021-11-30 Sold (MLS) $170,000 NORTHSTARMLS as Distributed by MLS Grid
• 2021-10-26 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2021-10-08 Listed $165,000 NORTHSTARMLS as Distributed by MLS Grid
• 2019-11-06 Sold (Public Records) $145,000 Public Records
• 2010-05-25 Sold (MLS) $70,000 NORTHSTARMLS as Distributed by MLS Grid
• 2010-04-20 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2010-03-23 Listed $77,500 NORTHSTARMLS as Distributed by MLS Grid
• 2010-01-26 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2009-03-28 Listed $79,000 NORTHSTARMLS as Distributed by MLS Grid
• 2004-11-19 Sold (Public Records) $148,823 Public Records
• 2004-11-19 Sold (Public Records) $110,000 Public Records
• 2004-09-15 Sold (MLS) $149,000 NORTHSTARMLS as Distributed by MLS Grid
• 2004-08-25 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2004-07-27 Listed $149,900 NORTHSTARMLS as Distributed by MLS Grid
• 2001-03-27 Sold (Public Records) $105,000 Public Records
• 1997-11-07 Sold (Public Records) $73,500 Public Records
• 1997-11-07 Sold (Public Records) $47,500 Public Records
• 1993-06-24 Sold (MLS) $47,500 NORTHSTARMLS as Distributed by MLS Grid
• 1990-11-08 Listed $47,900 NORTHSTARMLS as Distributed by MLS Grid

Property tax history

+3.5%/yr

Latest (2025): $2,502 · +6.6% YoY. Source: county tax records.