10794 Unity Ln N · Brooklyn Park, MN 55443

$265,000

3 bd · 2.0 ba · 1,613 sqft · Townhouse public records · 60 Days on market

Built 2004 2,178 sqft lot $164/sqft · 33% below area Est $408k · 35% under $415/mo HOA · 19% 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).

• ARV discount +15.0/15.0
• Cash flow +6.2/30.0
• Schools +4.7/10.0
• Rent growth +4.1/5.0
• Livability +4.0/5.0
• 1% rule +3.3/10.0
• Condition / age +2.5/5.0
• DSCR +0.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Ideally located in Brooklyn Park on the border of Champlin, this turnkey end unit home offers the perfect blend of affordability and low-maintenance living. Upon entry, you’re welcomed into a light-filled main level designed for both comfort and function. The kitchen features new stainless steel appliances, abundant cabinetry, and a bonus walk-in pantry, ideal for those who enjoy spending time in the kitchen. Enjoy the New Furnace (2025) and the cozy gas fireplace on the cold winter months. Upstairs, you’ll find three spacious bedrooms, including a primary walk-in closet, along with the convenience of second-floor laundry. Step outside to the patio overlooking a lovely green space, an ideal setting to relax or host. Whether you're hosting guests or enjoying a quiet night in, this home offers a natural flow between indoor and outdoor living. Conveniently located near parks, restaurants, shopping, and major highways, everything you need is just minutes away. Don’t miss this opportunity.

Key facts

• Cozy gas fireplace
• Bonus walk-in pantry
• Second-floor laundry

Tags

• TURNKEY END UNIT HOME
• NEW STAINLESS STEEL APPLIANCES
• BONUS WALK-IN PANTRY
• COZY GAS FIREPLACE
• PRIMARY WALK-IN CLOSET
• SECOND-FLOOR LAUNDRY

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath townhouse listed at $265k.

Deal economics

• At list price, monthly cash flow is $-480 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $180k (32.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $219k (17.4% below list).
• Recommended offer: $180k (32.0% below list) — sets the bar for cash-flow.
• Cap rate 4.1% vs local median 3.3% in Brooklyn Park — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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.
• Anoka-Hennepin Public School District (suburban): math 49% / reading 55% proficiency, ranked #71 of 301 in MN (top 24%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising fast (+6.3%/yr); 169 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 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 $2k of loan paydown is wiped out by about $8k 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 60 days — a 3% lower offer ($257k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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 $196k; 35% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $180,133 (32.0% 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 60 days. Have you received any prior offers? Is the seller open to a 32% 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 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?
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: 0.83% ✗
• Cap rate: 4.12%
• Cash-on-cash: -7.77%
• DSCR: 0.65
• GRM: 10.1

CMA / ARV

• ARV (median comp): $407,588
• List price: $265,000
• Delta: -34.98%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 6.26% rent growth · sell at horizon

5-year hold

• IRR: -25.3%
• Equity multiple: 0.11×
• Total profit: $-65,858
• Equity at exit: $39,512

10-year hold

• IRR: -12.3%
• Equity multiple: 0.15×
• Total profit: $-63,131
• Equity at exit: $22,912

Cash invested: $74,200 (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 55443

• Rents YoY: 6.3%
• Active inventory: 169
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $2,189 medium
• Mortgage (P&I): −$1,390
• Tax from tax record: −$295 /mo · $3,537/yr
• Insurance: −$110
• HOA: −$415
• Vacancy / Maint / Mgmt: −$460
• Net cashflow: $-480

Break-even live

Break-even rent $2,797

Max offer price $180,133

Occupancy floor —

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: $66,250
• Closing costs: $7,950
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9927 Vera Cruz Ln N Minneapolis, MN	2.0	3.0	1590	$2,099	$1.32	21d	1	0.98mi
11209 Oregon Ave N Champlin, MN	3.0	2.0	2144	$2,695	$1.26	16d	1	1.40mi
5505 96th Ave N Minneapolis, MN	2.0	1.0–2.0	861	$2,310	$2.68	2d	17	1.43mi

HOA detail

• Monthly dues: $415 · $4,980/yr
• Likely covers: gas

Listing history 19 events

1. 2026-06-15
   status $265,000 Pending 60 DOM
2. 2026-06-15
   days on market $265,000 Contingent - Inspection 60 DOM
3. 2026-06-13
   days on market $265,000 Contingent - Inspection 58 DOM
4. 2026-06-13
   statusdays on market $265,000 Contingent - Inspection 57 DOM
5. 2026-06-09
   days on market $265,000 Active 54 DOM
6. 2026-06-08
   days on market $265,000 Active 53 DOM
7. 2026-06-07
   days on market $265,000 Active 52 DOM
8. 2026-06-04
   days on market $265,000 Active 49 DOM
9. 2026-06-03
   days on market $265,000 Active 48 DOM
10. 2026-06-02
    days on market $265,000 Active 47 DOM
11. 2026-06-01
    days on market $265,000 Active 46 DOM
12. 2026-05-31
    days on market $265,000 Active 45 DOM
13. 2026-04-30
    status Active 1017-char remark

    Show marketing remark (1017 chars)

    Ideally located in Brooklyn Park on the border of Champlin, this turnkey end unit home offers the perfect blend of affordability and low-maintenance living. Upon entry, you’re welcomed into a light-filled main level designed for both comfort and function. The kitchen features new stainless steel appliances, abundant cabinetry, and a bonus walk-in pantry, ideal for those who enjoy spending time in the kitchen. Enjoy the New Furnace (2025) and the cozy gas fireplace on the cold winter months. Upstairs, you’ll find three spacious bedrooms, including a primary walk-in closet, along with the convenience of second-floor laundry. Step outside to the patio overlooking a lovely green space, an ideal setting to relax or host. Whether you're hosting guests or enjoying a quiet night in, this home offers a natural flow between indoor and outdoor living. Conveniently located near parks, restaurants, shopping, and major highways, everything you need is just minutes away. Don’t miss this opportunity.

14. 2026-04-20
    historical Contingent - Inspection 1017-char remark

    Show marketing remark (1017 chars)

    Ideally located in Brooklyn Park on the border of Champlin, this turnkey end unit home offers the perfect blend of affordability and low-maintenance living. Upon entry, you’re welcomed into a light-filled main level designed for both comfort and function. The kitchen features new stainless steel appliances, abundant cabinetry, and a bonus walk-in pantry, ideal for those who enjoy spending time in the kitchen. Enjoy the New Furnace (2025) and the cozy gas fireplace on the cold winter months. Upstairs, you’ll find three spacious bedrooms, including a primary walk-in closet, along with the convenience of second-floor laundry. Step outside to the patio overlooking a lovely green space, an ideal setting to relax or host. Whether you're hosting guests or enjoying a quiet night in, this home offers a natural flow between indoor and outdoor living. Conveniently located near parks, restaurants, shopping, and major highways, everything you need is just minutes away. Don’t miss this opportunity.

15. 2026-04-16
    listed $275,000 Active 1017-char remark

    Show marketing remark (1017 chars)

    Ideally located in Brooklyn Park on the border of Champlin, this turnkey end unit home offers the perfect blend of affordability and low-maintenance living. Upon entry, you’re welcomed into a light-filled main level designed for both comfort and function. The kitchen features new stainless steel appliances, abundant cabinetry, and a bonus walk-in pantry, ideal for those who enjoy spending time in the kitchen. Enjoy the New Furnace (2025) and the cozy gas fireplace on the cold winter months. Upstairs, you’ll find three spacious bedrooms, including a primary walk-in closet, along with the convenience of second-floor laundry. Step outside to the patio overlooking a lovely green space, an ideal setting to relax or host. Whether you're hosting guests or enjoying a quiet night in, this home offers a natural flow between indoor and outdoor living. Conveniently located near parks, restaurants, shopping, and major highways, everything you need is just minutes away. Don’t miss this opportunity.

16. 2026-04-16
    historical

    Show marketing remark (1017 chars)

    Ideally located in Brooklyn Park on the border of Champlin, this turnkey end unit home offers the perfect blend of affordability and low-maintenance living. Upon entry, you’re welcomed into a light-filled main level designed for both comfort and function. The kitchen features new stainless steel appliances, abundant cabinetry, and a bonus walk-in pantry, ideal for those who enjoy spending time in the kitchen. Enjoy the New Furnace (2025) and the cozy gas fireplace on the cold winter months. Upstairs, you’ll find three spacious bedrooms, including a primary walk-in closet, along with the convenience of second-floor laundry. Step outside to the patio overlooking a lovely green space, an ideal setting to relax or host. Whether you're hosting guests or enjoying a quiet night in, this home offers a natural flow between indoor and outdoor living. Conveniently located near parks, restaurants, shopping, and major highways, everything you need is just minutes away. Don’t miss this opportunity.

17. 2026-03-26
    listed $285,000 Active
18. 2026-03-24
    historical
19. 2007-06-11
    soldstatus $196,000

ⓘ 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: $3,537 · $295/mo
• Projected year-2 tax: $3,537 · $295/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 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,270
• − Mortgage interest: −$14,844
• − Property taxes: −$3,537
• − Insurance: −$1,325
• − Repairs & maintenance: −$2,102
• − Management: −$2,102
• − HOA: −$4,980
• − Depreciation: −$7,709
• Taxable loss: −$10,328
• Est. tax savings @ 24.0%: +$2,479
• After-tax cash flow: $-3,286/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: Anoka-Hennepin Public School District
• NCES district ID: 2703180
• Math proficiency: 49% ▼ -14.00%
• Reading proficiency: 55% ▼ -10.00%
• Median HH income: $73,837
• Composite: 46.7/100
• National rank: #2400
• State rank: #71 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): 33,660
• Household income: $95,082
• Rent vs Own: 27.4% rent · 72.6% own
• Severe rent burden: 968.0

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: Highly diverse neighborhood (Simpson 0.71)
• Race & ethnicity: White 40% Black 30% Asian 19% Two or more races 8% Hispanic / Latino 4%
• Common ancestry: Portuguese 7% Swiss 4% Romanian 3%
• Foreign-born: 25% · Vietnam, Canada, South Korea
• Languages at home: 71% English-only · Other Asian/Pacific 10% Vietnamese 4% Spanish 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: ▼ -199.26%
• Current HPI: 206.3855
• Rent YoY: ▲ 6.26%
• 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

+40.3% since first listed

7 events — show timeline

• 2026-04-30 Relisted — NORTHSTARMLS as Distributed by MLS Grid
• 2026-04-20 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2026-04-16 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2026-04-16 Listed $275,000 NORTHSTARMLS as Distributed by MLS Grid
• 2026-03-26 Listed $285,000 NORTHSTARMLS as Distributed by MLS Grid
• 2026-03-24 Coming Soon — NORTHSTARMLS as Distributed by MLS Grid
• 2007-06-11 Sold (Public Records) $196,000 Public Records

Property tax history

+3.5%/yr

Latest (2025): $3,537 · +5.6% YoY. Source: county tax records.