9143 Highway 55 #306 · Golden Valley, MN 55427

$117,400

4 bd · 1.0 ba · 782 sqft · Condo public records · 112 Days on market

Built 1963 $490/mo HOA · 17% of rent

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Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.6/10.0
• Rent growth +4.4/5.0
• Livability +4.1/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Stunning total renovation of this lovely light filled condo just steps away form Bassett Creek picnic area in Brookview Nature Center. Recently renovated with all new maple kitchen cabinets, granite, stainless appliances, new flooring, new mill work, doors, vanity, and light fixtures. Private balcony and community swimming pool. Laundry center is just outside your door. Incredible location convenient to everything and minutes from downtown. Do not miss this one!

Key facts

• $490 HOA
• Garage
• Built 1963

Property features AI

Finance

• HOA & community: Property Care association; Monthly HOA fee of $490; HOA covers hazard insurance, heating, lawn care, grounds maintenance, professional management, sewer, shared amenities, snow removal and water; Association amenities include coin-op laundry and other community features

Exterior

• Parking: One garage space; Guest parking available
• Utilities: City water (connected); City sewer (connected); Natural gas
• Home design: Attached residential property; One-story layout; Entry/main level living; Living area 782 square feet
• Construction: Concrete construction; Block foundation; Roof replaced or age 8 years or less
• Exterior features: Terrace; Stone accents; Lot around 3.153 acres

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator; Stainless steel appliances
• Bedrooms: Two bedrooms on the main level (15x10 and 15x11)
• Bathrooms: One full bathroom on the main floor
• Heating & cooling: Baseboard heating; Radiant heating; Wall-mounted cooling unit(s)
• Interior features: Ceiling fan(s); Main floor primary bedroom; Balcony; Stone exterior accents
• Laundry & utility: Coin-operated laundry (association-owned); Laundry in common area

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath condo listed at $117k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $117k).
• Recommended offer: $107k (9.0% below list) — sets the bar for market timing.
• Cap rate 17.0% vs local median 2.8% in Golden Valley — 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 82/100 on livability (#40 in MN, #1,110 nationally) — a professional / high-income tenant draw. Strengths: crime A+, commute A+, employment A+; Watch: amenities F, cost of living D-.
• Hopkins Public School District (suburban): math 48% / reading 57% proficiency, ranked #75 of 301 in MN (top 25%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising fast (+7.4%/yr); 126 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 2d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 4,651 units permitted in Hennepin County in 2024 (2,443 in 5+ unit buildings).
• This rent runs 38% of the median local income ($93k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $812 of loan paydown is wiped out by about $4k 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.
• At projected returns (-3.0% appreciation + 7.4% rent growth), your $33k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 112 days — a 9% lower offer ($107k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 34y ago; this cycle's ask has dropped $8k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $106,834 (9.0% below list)

Questions for the listing agent

1. It's been on market 112 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1963 — 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 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?
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: 2.51% ✓
• Cap rate: 16.99%
• Cash-on-cash: 38.19%
• DSCR: 2.70
• GRM: 3.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 7.4% rent growth · sell at horizon

5-year hold

• IRR: 40.5%
• Equity multiple: 2.87×
• Total profit: $61,571
• Equity at exit: $17,505

10-year hold

• IRR: 49.3%
• Equity multiple: 7.15×
• Total profit: $202,028
• Equity at exit: $10,151

Cash invested: $32,872 (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 55427

• Rents YoY: 7.4%
• Active inventory: 126
• Price-to-rent: 3.3×

Monthly cashflow live

• Estimated rent: $2,948 high
• Mortgage (P&I): −$616
• Tax from tax record: −$128 /mo · $1,542/yr
• Insurance: −$49
• HOA: −$490
• Vacancy / Maint / Mgmt: −$619
• Net cashflow: $1,046

Break-even live

Break-even rent $1,624

Max offer price $117,400

Occupancy floor 60%

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: $29,350
• Closing costs: $3,522
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10010 6th Ave N Minneapolis, MN	1.0–3.0	1.0–2.0	1100	$4,244	$3.86	1d	22	0.56mi
400 Ford Rd Minneapolis, MN	1.0–3.0	1.0–2.0	1025	$2,075	$2.02	1d	9	0.61mi
640 Wisconsin Ave N Golden Valley, MN	1.0–3.0	1.0–2.0	1118	$4,085	$3.65	1d	99	0.61mi
301 Shelard Pkwy Minneapolis, MN	3.0	1.0–2.0	987	$2,679	$2.71	1d	16	0.65mi
1020 W Medicine Lake Dr Minneapolis, MN	1.0–3.0	1.0–2.0	1272	$2,439	$1.92	3d	4	1.38mi

HOA detail condo

• Monthly dues: $490 · $5,880/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 23 events

1. 2026-05-07
   status Pending
2. 2026-04-23
   historical Contingent - Inspection
3. 2026-04-03
   status Active
4. 2026-03-27
   historical Contingent - Inspection
5. 2026-03-18
   price $117,400
6. 2026-03-05
   price $119,900
7. 2026-01-15
   listed $124,900 Active
8. 2026-01-01
   historical
9. 2025-10-20
   price $119,950
10. 2025-09-05
    status Active
11. 2025-09-01
    historical Contingent - Inspection
12. 2025-07-08
    listed $129,500 Active
13. 2025-06-30
    historical
14. 2019-05-13
    soldstatus $120,000
15. 2019-05-10
    soldstatus $120,000 Sold 466-char remark

    Show marketing remark (466 chars)

    Stunning total renovation of this lovely light filled condo just steps away form Bassett Creek picnic area in Brookview Nature Center. Recently renovated with all new maple kitchen cabinets, granite, stainless appliances, new flooring, new mill work, doors, vanity, and light fixtures. Private balcony and community swimming pool. Laundry center is just outside your door. Incredible location convenient to everything and minutes from downtown. Do not miss this one!

16. 2019-04-14
    historical Contingent - Subject to Statutory Rescission 466-char remark

    Show marketing remark (466 chars)

    Stunning total renovation of this lovely light filled condo just steps away form Bassett Creek picnic area in Brookview Nature Center. Recently renovated with all new maple kitchen cabinets, granite, stainless appliances, new flooring, new mill work, doors, vanity, and light fixtures. Private balcony and community swimming pool. Laundry center is just outside your door. Incredible location convenient to everything and minutes from downtown. Do not miss this one!

17. 2019-04-13
    listed $115,000 Active 466-char remark

    Show marketing remark (466 chars)

    Stunning total renovation of this lovely light filled condo just steps away form Bassett Creek picnic area in Brookview Nature Center. Recently renovated with all new maple kitchen cabinets, granite, stainless appliances, new flooring, new mill work, doors, vanity, and light fixtures. Private balcony and community swimming pool. Laundry center is just outside your door. Incredible location convenient to everything and minutes from downtown. Do not miss this one!

18. 2010-05-24
    historical
19. 2009-09-25
    listed $115,000
20. 1993-05-27
    soldstatus $31,500
21. 1993-03-16
    soldstatus $31,500
22. 1992-11-15
    listed $35,900
23. 1985-06-01
    soldstatus $42,000

ⓘ 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: $1,542 · $128/mo
• Projected year-2 tax: $1,542 · $128/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 · 13 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: $35,380
• − Mortgage interest: −$6,576
• − Property taxes: −$1,542
• − Insurance: −$587
• − Repairs & maintenance: −$2,830
• − Management: −$2,830
• − HOA: −$5,880
• − Depreciation: −$3,415
• Taxable income: $11,719
• Est. tax owed @ 24.0%: −$2,813
• After-tax cash flow: $9,741/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: Hopkins Public School District
• NCES district ID: 2714260
• Math proficiency: 48% ▼ -6.00%
• Reading proficiency: 57% ▼ -2.00%
• Median HH income: $66,915
• Composite: 46.44/100
• National rank: #2448
• State rank: #75 of 301 in MN

Livability — Golden Valley

• Score: 82/100
• State rank: #40
• US rank: #1110

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Golden Valley, MN
• County: Hennepin County · 1,150,272 people
• City population: 28,452
• Metro: Minneapolis-St. Paul-Bloomington, MN-WI
• Population (ZIP): 24,764
• Household income: $92,821
• Rent vs Own: 33.0% rent · 67.0% own
• Severe rent burden: 663.0

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: Predominantly White (70%)
• Race & ethnicity: White 70% Black 13% Two or more races 8% Hispanic / Latino 6% Asian 4%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Portuguese 12% Scottish 3% Romanian 3%
• Foreign-born: 13% · Canada, Vietnam
• Languages at home: 87% English-only · Spanish 5% Russian/Polish/Slavic 2% 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: ▼ -267.55%
• Current HPI: 235.3888
• Rent YoY: ▲ 7.40%
• 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

+179.5% since first listed

23 events — show timeline

• 2026-05-07 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2026-04-23 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2026-04-03 Relisted — NORTHSTARMLS as Distributed by MLS Grid
• 2026-03-27 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2026-03-18 Price Changed $117,400 NORTHSTARMLS as Distributed by MLS Grid
• 2026-03-05 Price Changed $119,900 NORTHSTARMLS as Distributed by MLS Grid
• 2026-01-15 Listed $124,900 NORTHSTARMLS as Distributed by MLS Grid
• 2026-01-01 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2025-10-20 Price Changed $119,950 NORTHSTARMLS as Distributed by MLS Grid
• 2025-09-05 Relisted — NORTHSTARMLS as Distributed by MLS Grid
• 2025-09-01 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2025-07-08 Listed $129,500 NORTHSTARMLS as Distributed by MLS Grid
• 2025-06-30 Coming Soon — NORTHSTARMLS as Distributed by MLS Grid
• 2019-05-13 Sold (Public Records) $120,000 Public Records
• 2019-05-10 Sold (MLS) $120,000 NORTHSTARMLS as Distributed by MLS Grid
• 2019-04-14 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2019-04-13 Listed $115,000 NORTHSTARMLS as Distributed by MLS Grid
• 2010-05-24 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2009-09-25 Listed $115,000 NORTHSTARMLS as Distributed by MLS Grid
• 1993-05-27 Sold (Public Records) $31,500 Public Records
• 1993-03-16 Sold (MLS) $31,500 NORTHSTARMLS as Distributed by MLS Grid
• 1992-11-15 Listed $35,900 NORTHSTARMLS as Distributed by MLS Grid
• 1985-06-01 Sold (Public Records) $42,000 Public Records

Property tax history

+5.1%/yr

Latest (2025): $1,542 · +3.3% YoY. Source: county tax records.