7202 72nd Ln N · Brooklyn Park, MN 55428

$64,900

1 bd · 1.0 ba · 633 sqft · Condo public records · 66 Days on market

Built 1976 $103/sqft · 6% below area Est $69k · 6% under $502/mo HOA · 41% 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 +15.7/30.0
• ARV discount +10.1/15.0
• 1% rule +10.0/10.0
• DSCR +4.8/10.0
• Schools +4.2/10.0
• Livability +4.0/5.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Completely renovated and move-in ready 1-bedroom, 1 bath unit! This one-level living home offers the convenience of stairs and is ideally located in a quiet area of the community. Features brand-new flooring, fresh paint throughout, and a modern kitchen with stainless steel appliances. New all-in-one washer/dryer unit included, offering convenient in-unit laundry with no venting required. An excellent opportunity for both first-time buyers and investors - HOA allows rentals and pet ( with restrictions), offering flexibility for homeowners or rental income potential. Conveniently located near shopping, parks, and public transit for easy everyday living.

Key facts

• Brand-new flooring
• Hoa allows rentals
• Modern kitchen

Tags

• BRAND-NEW FLOORING
• MODERN KITCHEN
• STAINLESS STEEL APPLIANCES
• WASHER AND DRYER HOOKUP
• HOA ALLOWS RENTALS

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $65k.

Deal economics

• At list price, monthly cash flow is $29 ($344/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $65k).
• Recommended offer: $61k (6.0% below list) — sets the bar for market timing.
• Cap rate 6.8% vs local median 3.0% in Brooklyn Park — 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 81/100 on livability (#50 in MN, #1,308 nationally) — a professional / high-income tenant draw. Strengths: commute A+, employment A+, housing A+; Watch: crime C-, schools D, amenities F.
• Osseo Public School District (suburban): math 42% / reading 51% proficiency, ranked #129 of 301 in MN (top 43%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+2.5%/yr); 115 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals leasing fast (median 6d 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 $449 of loan paydown is wiped out by about $2k 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 66 days — a 6% lower offer ($61k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 16y 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 41% of rent.

Recommended offer $61,006 (6.0% below list)

Questions for the listing agent

1. It's been on market 66 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1976 — 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.89% ✓
• Cap rate: 6.82%
• Cash-on-cash: 1.89%
• DSCR: 1.08
• GRM: 4.4

CMA / ARV

• ARV (median comp): $68,827
• List price: $64,900
• Delta: -5.71%
• Verdict: FAIR
• Comps: 2 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 2.52% rent growth · sell at horizon

5-year hold

• IRR: -13.8%
• Equity multiple: 0.51×
• Total profit: $-8,960
• Equity at exit: $9,677

10-year hold

• IRR: -5.7%
• Equity multiple: 0.64×
• Total profit: $-6,546
• Equity at exit: $5,611

Cash invested: $18,172 (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 55428

• Rents YoY: 2.5%
• Active inventory: 115
• Price-to-rent: 4.4×

Monthly cashflow live

• Estimated rent: $1,230 high
• Mortgage (P&I): −$340
• Tax from tax record: −$74 /mo · $882/yr
• Insurance: −$27
• HOA: −$502
• Vacancy / Maint / Mgmt: −$258
• Net cashflow: $29

Break-even live

Break-even rent $1,194

Max offer price $64,900

Occupancy floor 93%

Sensitivity live

Price	-10% $65	-5% $47	+0% $29	+5% $10	+10% $-8
Rent	-10% $-69	-5% $-20	+0% $29	+5% $77	+10% $126
Rate	-1.0pp $61	-0.5pp $45	base $29	+0.5pp $12	+1.0pp $-5

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: $16,225
• Closing costs: $1,947
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7282 72nd Ln N #343 Minneapolis, MN	1.0	1.0	608	$1,255	$2.06	6d	1	0.05mi
7254 72nd Ln N #354 Minneapolis, MN	1.0	1.0	702	$1,250	$1.78	25d	1	0.05mi
7468 72nd Ln N #301 Minneapolis, MN	1.0	1.0	608	$1,350	$2.22	6d	1	0.17mi
5805 73rd Ave N Brooklyn Park, MN	1.0	1.0	685	$1,233	$1.80	6d	2	0.91mi
6200 78th Ave N Minneapolis, MN	1.0	1.0	750	$1,092	$1.46	3d	3	1.01mi
6232 65th Ave N Brooklyn Park, MN	1.0	1.0	750	$1,062	$1.42	44d	3	1.06mi
5625 69th Ave N Minneapolis, MN	1.0–2.0	1.0	750	$1,075	$1.43	25d	11	1.09mi
7449 Imperial Dr N Minneapolis, MN	3.0	1.0	775	$1,172	$1.51	44d	1	1.19mi
7449 Imperial Dr N Minneapolis, MN	1.0–2.0	1.0	750	$1,129	$1.51	0d	5	1.20mi
6390 Douglas Dr N Brooklyn Park, MN	1.0–2.0	1.0	850	$1,179	$1.39	13d	3	1.21mi
6455 Zane Ave N Minneapolis, MN	1.0–2.0	1.0	807	$1,115	$1.38	0d	11	1.24mi

HOA detail condo

• Monthly dues: $502 · $6,024/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 21 events

1. 2026-06-21
   days on market $64,900 Active 66 DOM
2. 2026-06-18
   days on market $64,900 Active 63 DOM
3. 2026-06-17
   days on market $64,900 Active 62 DOM
4. 2026-06-16
   days on market $64,900 Active 61 DOM
5. 2026-06-15
   days on market $64,900 Active 60 DOM
6. 2026-06-13
   days on market $64,900 Active 58 DOM
7. 2026-06-09
   days on market $64,900 Active 54 DOM
8. 2026-06-08
   pricedays on market $64,900 Active 53 DOM
9. 2026-06-07
   days on market $67,400 Active 52 DOM
10. 2026-06-04
    days on market $67,400 Active 49 DOM
11. 2026-06-03
    days on market $67,400 Active 48 DOM
12. 2026-06-02
    days on market $67,400 Active 47 DOM
13. 2026-06-01
    days on market $67,400 Active 46 DOM
14. 2026-05-31
    days on market $67,400 Active 45 DOM
15. 2026-05-08
    price $67,400 662-char remark

    Show marketing remark (662 chars)

    Completely renovated and move-in ready 1-bedroom, 1 bath unit! This one-level living home offers the convenience of stairs and is ideally located in a quiet area of the community. Features brand-new flooring, fresh paint throughout, and a modern kitchen with stainless steel appliances. New all-in-one washer/dryer unit included, offering convenient in-unit laundry with no venting required. An excellent opportunity for both first-time buyers and investors - HOA allows rentals and pet ( with restrictions), offering flexibility for homeowners or rental income potential. Conveniently located near shopping, parks, and public transit for easy everyday living.

16. 2026-04-16
    listed $67,900 Active 662-char remark

    Show marketing remark (662 chars)

    Completely renovated and move-in ready 1-bedroom, 1 bath unit! This one-level living home offers the convenience of stairs and is ideally located in a quiet area of the community. Features brand-new flooring, fresh paint throughout, and a modern kitchen with stainless steel appliances. New all-in-one washer/dryer unit included, offering convenient in-unit laundry with no venting required. An excellent opportunity for both first-time buyers and investors - HOA allows rentals and pet ( with restrictions), offering flexibility for homeowners or rental income potential. Conveniently located near shopping, parks, and public transit for easy everyday living.

17. 2017-02-15
    soldstatus $270,000
18. 2011-04-21
    historical
19. 2011-04-11
    soldstatus $14,097
20. 2010-12-10
    listed $13,500
21. 1996-04-25
    soldstatus $32,900

ⓘ 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: $882 · $74/mo
• Projected year-2 tax: $882 · $74/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 ≥99°F today · 14 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,758
• − Mortgage interest: −$3,635
• − Property taxes: −$882
• − Insurance: −$324
• − Repairs & maintenance: −$1,181
• − Management: −$1,181
• − HOA: −$6,024
• − Depreciation: −$1,888
• Taxable loss: −$358
• Est. tax savings @ 24.0%: +$86
• After-tax cash flow: $430/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: Osseo Public School District
• NCES district ID: 2725200
• Math proficiency: 42% ▼ -7.00%
• Reading proficiency: 51% ▼ -4.00%
• Median HH income: $76,168
• Composite: 42.35/100
• National rank: #3250
• State rank: #129 of 301 in MN

Livability — Brooklyn Park

• Score: 81/100
• State rank: #50
• US rank: #1308

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Brooklyn Park, MN
• County: Hennepin County · 1,150,272 people
• City population: 33,660
• Metro: Minneapolis-St. Paul-Bloomington, MN-WI
• Population (ZIP): 32,499
• Household income: $74,860
• Rent vs Own: 43.8% rent · 56.2% own
• Severe rent burden: 1939.0

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: Diverse neighborhood (Simpson 0.65)
• Race & ethnicity: White 49% Black 30% Hispanic / Latino 8% Asian 7% Two or more races 7%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Swiss 8% Portuguese 6% Romanian 2%
• Foreign-born: 20% · Canada
• Languages at home: 80% English-only · Spanish 6% Other Asian/Pacific 5% French/Haitian/Cajun 1%

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: ▼ -276.37%
• Current HPI: 239.4693
• Rent YoY: ▲ 2.52%
• 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

+104.9% since first listed

7 events — show timeline

• 2026-05-08 Price Changed $67,400 NORTHSTARMLS as Distributed by MLS Grid
• 2026-04-16 Listed $67,900 NORTHSTARMLS as Distributed by MLS Grid
• 2017-02-15 Sold (Public Records) $270,000 Public Records
• 2011-04-21 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2011-04-11 Sold (MLS) $14,097 NORTHSTARMLS as Distributed by MLS Grid
• 2010-12-10 Listed $13,500 NORTHSTARMLS as Distributed by MLS Grid
• 1996-04-25 Sold (Public Records) $32,900 Public Records

Property tax history

+9.2%/yr

Latest (2025): $882 · -2.9% YoY. Source: county tax records.