7510 Cahill Rd Unit 214B · Edina, MN 55439

$159,000

2 bd · 2.0 ba · 1,250 sqft · Condo public records · 97 Days on market

Built 1972 $127/sqft · 33% below area Est $238k · 33% under $944/mo HOA · 37% of rent

---

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).

• ARV discount +15.0/15.0
• Cash flow +13.0/30.0
• 1% rule +10.0/10.0
• Schools +6.6/10.0
• Livability +4.0/5.0
• DSCR +3.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This unit boast rate amenities, including an in-unit washer/dryer combo and 2 garage stalls! Enjoy prime location within the complex where you can step outside your door to access outdoor and indoor pools, tennis courts and garden plots. The well equipped party room is just down the hall. This is a exceptional complex nestled on 12 beautifully landscaped acres, offering easy and quick access to MSP airport, shopping malls and local restaurants. Stroll to Braemar golf, as well as Braemar hockey arenas. Stroll the 21 acre Lewis Park which features an ice skating rink with warming house, playground, tennis courts and fields for football and soccer. This location has it all.

Key facts

• Tennis courts
• Party room
• Garden plots

Tags

• IN UNIT WASHER DRYER COMBO
• OUTDOOR AND INDOOR POOLS
• TENNIS COURTS
• GARDEN PLOTS
• PARTY ROOM
• BEAUTIFULLY LANDSCAPED ACRES

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $159k.

Deal economics

• At list price, monthly cash flow is $-7 ($-90/yr) — negative.
• To cash-flow at today's rent, offer at most $158k (0.8% below list).
• Meets the 1% rule at list price ($3k rent vs $159k).
• Recommended offer: $145k (9.0% below list) — sets the bar for market timing.
• Cap rate 6.2% vs local median 1.8% in Edina — 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 (#82 in MN, #1,926 nationally) — a professional / high-income tenant draw. Strengths: schools A+, crime A+, commute A+; Watch: amenities F, cost of living F.
• Edina Public School District (suburban): math 69% / reading 75% proficiency, ranked #5 of 301 in MN (top 2%) — strong family-tenant draw, lease renewals of 3-5y typical; only 7% free/reduced lunch — higher-income household profile.
• Market conditions: 71 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals leasing fast (median 2d on market — plan ~1-2 weeks tenant-placement turnaround); 4,651 units permitted in Hennepin County in 2024 (2,443 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 $5k of value loss. Plan a longer hold.
• Hennepin County population projected at +30% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 97 days — a 9% lower offer ($145k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 21y 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 37% of rent.

Recommended offer $144,690 (9.0% 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 97 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
3. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. 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?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
10. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
11. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
12. 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.
13. 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.
14. 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: 1.60% ✓
• Cap rate: 6.24%
• Cash-on-cash: -0.20%
• DSCR: 0.99
• GRM: 5.2

CMA / ARV

• ARV (median comp): $237,587
• List price: $159,000
• Delta: -33.08%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -16.2%
• Equity multiple: 0.42×
• Total profit: $-25,642
• Equity at exit: $23,707

10-year hold

• IRR: -7.1%
• Equity multiple: 0.54×
• Total profit: $-20,509
• Equity at exit: $13,747

Cash invested: $44,520 (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 55439

• Active inventory: 71
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $2,536 high
• Mortgage (P&I): −$834
• Tax from tax record: −$167 /mo · $2,006/yr
• Insurance: −$66
• HOA: −$944
• Vacancy / Maint / Mgmt: −$533
• Net cashflow: $-7

Break-even live

Break-even rent $2,546

Max offer price $157,678

Occupancy floor 95%

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: $39,750
• Closing costs: $4,770
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6701 W 78th St Edina, MN	3.0	2.0	952	$2,678	$2.81	1d	167	0.40mi
7150 Cahill Rd Minneapolis, MN	1.0–2.0	1.0–2.0	950	$1,681	$1.77	2d	4	0.57mi
5800 American Blvd W Minneapolis, MN	1.0–2.0	1.5–2.5	1031	$4,650	$4.51	1d	19	0.62mi
5515 Oak Glen Rd Minneapolis, MN	2.0	2.0	1100	$1,850	$1.68	43d	1	0.63mi
5400 W 70th St Minneapolis, MN	2.0	1.5	936	$1,499	$1.60	5d	2	0.80mi
8101 Normandale Lake Blvd Minneapolis, MN	2.0	1.0–2.0	918	$2,884	$3.14	1d	20	0.80mi
4660 77th St W Minneapolis, MN	1.0–2.0	1.0–2.0	815	$3,199	$3.93	1d	37	1.09mi
5100 W 82nd St Minneapolis, MN	2.0	1.0–2.0	884	$2,355	$2.66	1d	15	1.15mi
4620 77th St W Minneapolis, MN	1.0–2.0	1.0–2.0	856	$3,199	$3.74	1d	33	1.19mi
8200 Stanley Rd Minneapolis, MN	1.0–2.0	1.0	790	$1,437	$1.82	3d	6	1.20mi
4480 Parklawn Ave Minneapolis, MN	1.0–3.0	1.0–2.0	950	$1,825	$1.92	2d	4	1.40mi

HOA detail condo

• Monthly dues: $944 · $11,328/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 32 events

1. 2026-06-19
   status $159,000 Pending 97 DOM
2. 2026-06-18
   days on market $159,000 Contingent - Subject to Statutory Rescission 97 DOM
3. 2026-06-17
   days on market $159,000 Contingent - Subject to Statutory Rescission 96 DOM
4. 2026-06-16
   days on market $159,000 Contingent - Subject to Statutory Rescission 95 DOM
5. 2026-06-15
   days on market $159,000 Contingent - Subject to Statutory Rescission 94 DOM
6. 2026-06-13
   days on market $159,000 Contingent - Subject to Statutory Rescission 92 DOM
7. 2026-06-13
   days on market $159,000 Contingent - Subject to Statutory Rescission 91 DOM
8. 2026-06-09
   days on market $159,000 Contingent - Subject to Statutory Rescission 88 DOM
9. 2026-06-08
   days on market $159,000 Contingent - Subject to Statutory Rescission 87 DOM
10. 2026-06-07
    days on market $159,000 Contingent - Subject to Statutory Rescission 86 DOM
11. 2026-06-04
    statusdays on market $159,000 Contingent - Subject to Statutory Rescission 83 DOM
12. 2026-06-03
    days on market $159,000 Active 82 DOM
13. 2026-06-02
    days on market $159,000 Active 81 DOM
14. 2026-06-01
    days on market $159,000 Active 80 DOM
15. 2026-05-31
    days on market $159,000 Active 79 DOM
16. 2026-04-08
    status Active 684-char remark

    Show marketing remark (684 chars)

    This unit boast rate amenities, including an in-unit washer/dryer combo and 2 garage stalls! Enjoy prime location within the complex where you can step outside your door to access outdoor and indoor pools, tennis courts and garden plots. The well equipped party room is just down the hall. This is a exceptional complex nestled on 12 beautifully landscaped acres, offering easy and quick access to MSP airport, shopping malls and local restaurants. Stroll to Braemar golf, as well as Braemar hockey arenas. Stroll the 21 acre Lewis Park which features an ice skating rink with warming house, playground, tennis courts and fields for football and soccer. This location has it all.

17. 2026-03-30
    historical Contingent - Subject to Statutory Rescission 684-char remark

    Show marketing remark (684 chars)

    This unit boast rate amenities, including an in-unit washer/dryer combo and 2 garage stalls! Enjoy prime location within the complex where you can step outside your door to access outdoor and indoor pools, tennis courts and garden plots. The well equipped party room is just down the hall. This is a exceptional complex nestled on 12 beautifully landscaped acres, offering easy and quick access to MSP airport, shopping malls and local restaurants. Stroll to Braemar golf, as well as Braemar hockey arenas. Stroll the 21 acre Lewis Park which features an ice skating rink with warming house, playground, tennis courts and fields for football and soccer. This location has it all.

18. 2026-03-13
    listed $159,000 Active 684-char remark

    Show marketing remark (684 chars)

    This unit boast rate amenities, including an in-unit washer/dryer combo and 2 garage stalls! Enjoy prime location within the complex where you can step outside your door to access outdoor and indoor pools, tennis courts and garden plots. The well equipped party room is just down the hall. This is a exceptional complex nestled on 12 beautifully landscaped acres, offering easy and quick access to MSP airport, shopping malls and local restaurants. Stroll to Braemar golf, as well as Braemar hockey arenas. Stroll the 21 acre Lewis Park which features an ice skating rink with warming house, playground, tennis courts and fields for football and soccer. This location has it all.

19. 2026-03-13
    historical

    Show marketing remark (684 chars)

    This unit boast rate amenities, including an in-unit washer/dryer combo and 2 garage stalls! Enjoy prime location within the complex where you can step outside your door to access outdoor and indoor pools, tennis courts and garden plots. The well equipped party room is just down the hall. This is a exceptional complex nestled on 12 beautifully landscaped acres, offering easy and quick access to MSP airport, shopping malls and local restaurants. Stroll to Braemar golf, as well as Braemar hockey arenas. Stroll the 21 acre Lewis Park which features an ice skating rink with warming house, playground, tennis courts and fields for football and soccer. This location has it all.

20. 2026-02-17
    price $159,000
21. 2026-01-04
    price $164,500
22. 2025-10-20
    price $174,900
23. 2025-10-11
    price $179,900
24. 2025-10-03
    price $184,900
25. 2025-08-12
    listed $189,900 Active
26. 2022-10-05
    soldstatus $170,000
27. 2006-06-27
    soldstatus $188,000
28. 2006-06-09
    soldstatus $188,000
29. 2006-03-30
    historical
30. 2005-11-07
    listed $189,900
31. 1993-05-14
    soldstatus $79,200
32. 1980-03-01
    soldstatus $76,000

ⓘ 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: $2,006 · $167/mo
• Projected year-2 tax: $2,006 · $167/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 ≥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: $30,436
• − Mortgage interest: −$8,906
• − Property taxes: −$2,006
• − Insurance: −$795
• − Repairs & maintenance: −$2,435
• − Management: −$2,435
• − HOA: −$11,328
• − Depreciation: −$4,625
• Taxable loss: −$2,094
• Est. tax savings @ 24.0%: +$503
• After-tax cash flow: $413/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: Edina Public School District
• NCES district ID: 2711250
• Math proficiency: 69% ▼ -8.00%
• Reading proficiency: 75% ▼ -2.00%
• Median HH income: $100,093
• Composite: 65.8/100
• National rank: #456
• State rank: #5 of 301 in MN

Livability — Edina

• Score: 80/100
• State rank: #82
• US rank: #1926

Category grades

Amenities F Commute A+ Cost of living F 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: Edina, MN
• City population: 38,943
• Population (ZIP): 9,475

Population outlook (Hennepin County) Hauer SSP2

• Today (2025): 1,405,227 people
• By 2030: 1,492,650 · +6.2%
• By 2040: 1,660,157 · +18.1%
• By 2050: 1,823,498 · +29.8%
• By 2075: 2,221,283 · +58.1%
• By 2100: 2,509,976 · +78.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (76%)
• Race & ethnicity: White 76% Two or more races 10% Asian 10% Hispanic / Latino 3% Black 2%
• Common ancestry: Portuguese 12% Lithuanian 4% Romanian 3%
• Foreign-born: 9% · China, South Korea, Canada
• Languages at home: 85% English-only · Other Asian/Pacific 6% Chinese 3% Other Indo-European 2%

Political lean MEDSL · Hennepin

• 2024 margin: Solid D (+42.6) · D 70.2% · R 27.5% · Other 2.3%
• 2008→2024 swing: +14.0pp toward D · 2008: 28.6pp · 2024: 42.6pp
• All cycles: 2024: D+42.6 2020: D+43.2 2016: D+35.3 2012: D+27.1 2008: D+28.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -314.48%
• Current HPI: 226.9332
• 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

+109.2% since first listed

17 events — show timeline

• 2026-04-08 Relisted — NORTHSTARMLS as Distributed by MLS Grid
• 2026-03-30 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2026-03-13 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2026-03-13 Listed $159,000 NORTHSTARMLS as Distributed by MLS Grid
• 2026-02-17 Price Changed $159,000 NORTHSTARMLS as Distributed by MLS Grid
• 2026-01-04 Price Changed $164,500 NORTHSTARMLS as Distributed by MLS Grid
• 2025-10-20 Price Changed $174,900 NORTHSTARMLS as Distributed by MLS Grid
• 2025-10-11 Price Changed $179,900 NORTHSTARMLS as Distributed by MLS Grid
• 2025-10-03 Price Changed $184,900 NORTHSTARMLS as Distributed by MLS Grid
• 2025-08-12 Listed $189,900 NORTHSTARMLS as Distributed by MLS Grid
• 2022-10-05 Sold (Public Records) $170,000 Public Records
• 2006-06-27 Sold (Public Records) $188,000 Public Records
• 2006-06-09 Sold (MLS) $188,000 NORTHSTARMLS as Distributed by MLS Grid
• 2006-03-30 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2005-11-07 Listed $189,900 NORTHSTARMLS as Distributed by MLS Grid
• 1993-05-14 Sold (Public Records) $79,200 Public Records
• 1980-03-01 Sold (Public Records) $76,000 Public Records

Property tax history

+3.5%/yr

Latest (2025): $2,006 · -0.2% YoY. Source: county tax records.