5963 Idlewood Rd · Mound, MN 55364

$379,900

4 bd · 2.0 ba · 1,825 sqft · SingleFamily public records · 21 Days on market

Built 1972 6,534 sqft lot

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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 +11.8/30.0
• ARV discount +7.5/15.0
• Schools +5.9/10.0
• Livability +4.2/5.0
• DSCR +3.5/10.0
• 1% rule +2.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Key facts

• 6,534 sq ft lot
• 2 garage spots
• Built 1972

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $380k.

Deal economics

• At list price, monthly cash flow is $-106 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $361k (4.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $285k (25.0% below list).
• Recommended offer: $285k (25.0% below list) — sets the bar for 1% rule.
• Cap rate 6.0% vs local median 1.8% in Mound — 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 85/100 on livability (#20 in MN, #559 nationally) — a professional / high-income tenant draw. Strengths: schools A+, crime A+, commute A+; Watch: amenities F.
• Westonka Public School District (rural): math 65% / reading 68% proficiency, ranked #14 of 301 in MN (top 5%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 14% free/reduced lunch — higher-income household profile.
• Market conditions: 147 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 4,651 units permitted in Hennepin County in 2024 (2,443 in 5+ unit buildings).
• This rent runs 31% of the median local income ($109k/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 $3k of loan paydown is wiped out by about $11k 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 21 days — a 2% lower offer ($374k) is reasonable based on typical stale-listing flexibility.
• 2 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 $24k; list at $380k implies a 1451% gain — meaningful room to come down on a strong offer.

Recommended offer $284,966 (25.0% 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. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.75% ✗
• Cap rate: 5.96%
• Cash-on-cash: -1.19%
• DSCR: 0.95
• GRM: 11.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -18.3%
• Equity multiple: 0.36×
• Total profit: $-68,416
• Equity at exit: $56,644

10-year hold

• IRR: -10.7%
• Equity multiple: 0.35×
• Total profit: $-68,741
• Equity at exit: $32,847

Cash invested: $106,372 (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 55364

• Active inventory: 147
• Price-to-rent: 11.1×

Monthly cashflow live

• Estimated rent: $2,850 medium
• Mortgage (P&I): −$1,992
• Tax from tax record: −$206 /mo · $2,477/yr
• Insurance: −$158
• HOA: −$0
• Vacancy / Maint / Mgmt: −$598
• Net cashflow: $-106

Break-even live

Break-even rent $2,983

Max offer price $361,223

Occupancy floor 99%

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: $94,975
• Closing costs: $11,397
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5912 Bartlett Blvd Mound, MN	4.0	2.5	2500	$7,000	$2.80	1d	1	0.22mi
4870 Glasgow Rd Mound, MN	3.0	3.0	2592	$2,924	$1.13	3d	1	1.46mi

Listing history 17 events

1. 2026-06-18
   days on market $379,900 Active 21 DOM
2. 2026-06-17
   days on market $379,900 Active 20 DOM
3. 2026-06-16
   days on market $379,900 Active 19 DOM
4. 2026-06-15
   days on market $379,900 Active 18 DOM
5. 2026-06-13
   days on market $379,900 Active 16 DOM
6. 2026-06-09
   days on market $379,900 Active 12 DOM
7. 2026-06-08
   days on market $379,900 Active 11 DOM
8. 2026-06-07
   days on market $379,900 Active 10 DOM
9. 2026-06-04
   days on market $379,900 Active 7 DOM
10. 2026-06-03
    days on market $379,900 Active 6 DOM
11. 2026-06-02
    days on market $379,900 Active 5 DOM
12. 2026-06-01
    days on market $379,900 Active 4 DOM
13. 2026-05-31
    days on market $379,900 Active 3 DOM
14. 2026-05-28
    listed $379,900 Active
15. 2025-03-13
    historical $2,400
16. 2025-02-10
    listed $2,400
17. 1973-03-01
    soldstatus $24,500

ⓘ 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: $2,477 · $206/mo
• Projected year-2 tax: $3,366 · $280/mo
• Expected delta: +$889/yr (+$74/mo · 35.9%)

ⓘ 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 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $34,196
• − Mortgage interest: −$21,280
• − Property taxes: −$2,477
• − Insurance: −$1,900
• − Repairs & maintenance: −$2,736
• − Management: −$2,736
• − Depreciation: −$11,052
• Taxable loss: −$7,984
• Est. tax savings @ 24.0%: +$1,916
• After-tax cash flow: $647/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: Westonka Public School District
• NCES district ID: 2722920
• Math proficiency: 65% ▼ -14.00%
• Reading proficiency: 68% ▼ -10.00%
• Median HH income: $80,965
• Composite: 59.42/100
• National rank: #928
• State rank: #14 of 301 in MN

Livability — Mound

• Score: 85/100
• State rank: #20
• US rank: #559

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Mound, MN
• County: Hennepin County · 1,150,272 people
• City population: 14,097
• Metro: Minneapolis-St. Paul-Bloomington, MN-WI
• Population (ZIP): 14,097
• Household income: $108,725
• Rent vs Own: 18.2% rent · 81.8% own
• Severe rent burden: 198.0

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 (89%)
• Race & ethnicity: White 89% Two or more races 5% Hispanic / Latino 2% Black 1% Asian 1%
• Common ancestry: Portuguese 19% Lithuanian 3% Slovak 3%
• Foreign-born: 7% · Canada, China
• Languages at home: 92% English-only · Spanish 4% Russian/Polish/Slavic 1% Chinese 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: ▼ -395.23%
• Current HPI: 249.0081
• Rent YoY: —
• 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

+1450.6% since first listed

4 events — show timeline

• 2026-05-28 Listed $379,900 NORTHSTARMLS as Distributed by MLS Grid
• 2025-03-13 Rental Removed $2,400 TURBOTENANT
• 2025-02-10 Listed for Rent $2,400 TURBOTENANT
• 1973-03-01 Sold (Public Records) $24,500 Public Records

Property tax history

+1.2%/yr

Latest (2025): $2,477 · -20.3% YoY. Source: county tax records.