FINLEY Plan · Rogers, MN 55374

$330,990

3 bd · 2.5 ba · 1,665 sqft · SingleFamily · 81 Days on market

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Why this score? — see what drove the F 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 +7.5/15.0
• Schools +5.2/10.0
• Cash flow +4.1/30.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +0.2/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Experience townhome life in the Finley, a two-level, three-bedroom new townhome plan offered at Big Woods in Rogers, Minnesota. This plan opens with a roomy foyer, and transitions to the open-concept main level which integrates the kitchen and living room. The Finley's kitchen features quartz countertops, and stainless-steel appliances. The outdoors is easily accessible on the kitchen-adjacent concrete patio. Three bedrooms are on the upper level and a roomy upper loft for expanded living space. In the bedroom suite, homeowners can enjoy a walk-in closet and quartz double vanity. A second bathroom is positioned conveniently by the other two bedrooms. All D. R. Horton homes include designer inspired interior packages and come with the America's Smart Home industry-leading suite of smart home products such as a Qolsys IQ Panel, Kwikset smart locks, smart switches, video doorbell and more! * Images are representational only and will vary from the homes as built. Images are of model home and may include custom design features not available in other homes.

Key facts

• 2 garage spots
• Listed 81 days

🏗️ New construction. The $330,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $481,570.

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $331k.

Deal economics

• At list price, monthly cash flow is $-1k ($-16k/yr) — negative.
• To cash-flow at today's rent, offer at most $289k (12.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $253k (23.7% below list).
• Recommended offer: $253k (23.7% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 70/100 on livability (#326 in MN) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, crime A-; Watch: amenities F, commute F, cost of living F.
• Independent School District 728 (suburban): math 56% / reading 60% proficiency, ranked #37 of 301 in MN (top 12%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 14% free/reduced lunch — higher-income household profile.
• Zoned schools: Rogers Elementary (math 69% / reading 70%, grade A-, #74 of 857 statewide, top 10%, 627 students, 12% FRL); Rogers Middle School (math 61% / reading 63%, grade B+, #19 of 258 statewide, top 8%, 979 students, 16% FRL); Rogers Senior High (math 66% / reading 64%, grade B, #28 of 471 statewide, top 6%, 1,740 students, 18% FRL) — zoned schools at 15% FRL track the district average.
• Market conditions: 396 active listings in the ZIP; 1 comparable units currently listed for rent nearby; high-income renter base; 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 $3k of loan paydown is wiped out by about $14k 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 81 days — a 6% lower offer ($311k) is reasonable based on typical stale-listing flexibility.

Recommended offer $252,634 (23.7% 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 81 days. Have you received any prior offers? Is the seller open to a 24% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 0.52% ✗
• Cap rate: 2.97%
• Cash-on-cash: -11.86%
• DSCR: 0.47
• GRM: 15.9

CMA / ARV

• ARV (median comp): $481,570
• List price: $330,990
• Delta: -31.27%
• Verdict: UNDERPRICED
• Comps: 3 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -38.1%
• Equity multiple: -0.21×
• Total profit: $-162,847
• Equity at exit: $71,804

10-year hold

• IRR: -56.8%
• Equity multiple: -0.86×
• Total profit: $-250,906
• Equity at exit: $41,637

Cash invested: $134,840 (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 55374

• Home prices YoY: -33.9%
• Active inventory: 396
• Price-to-rent: 10.9×

Monthly cashflow live

• Estimated rent: $2,526 medium
• Mortgage (P&I): −$2,525
• Tax est. 1.5%: −$602 /mo · $7,224/yr
• Insurance: −$201
• HOA: −$0
• Vacancy / Maint / Mgmt: −$531
• Net cashflow: $-1,332

Break-even live

Break-even rent $4,213

Max offer price $288,797

Occupancy floor —

Sensitivity live

Price	-10% $-999	-5% $-1,166	+0% $-1,332	+5% $-1,499	+10% $-1,665
Rent	-10% $-1,532	-5% $-1,432	+0% $-1,332	+5% $-1,232	+10% $-1,133
Rate	-1.0pp $-1,090	-0.5pp $-1,210	base $-1,332	+0.5pp $-1,457	+1.0pp $-1,584

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: $120,393
• Closing costs: $14,447
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
13625 Busch Ln Unit 1 Rogers, MN	3.0	3.0	1667	$2,640	$1.58	45d	1	1.37mi

Listing history 17 events

1. 2026-06-21
   days on market $330,990 Active 81 DOM
2. 2026-06-18
   days on market $330,990 Active 78 DOM
3. 2026-06-17
   days on market $330,990 Active 77 DOM
4. 2026-06-16
   days on market $330,990 Active 76 DOM
5. 2026-06-15
   days on market $330,990 Active 75 DOM
6. 2026-06-13
   days on market $330,990 Active 73 DOM
7. 2026-06-13
   days on market $330,990 Active 72 DOM
8. 2026-06-09
   days on market $330,990 Active 69 DOM
9. 2026-06-08
   days on market $330,990 Active 68 DOM
10. 2026-06-07
    days on market $330,990 Active 67 DOM
11. 2026-06-04
    days on market $330,990 Active 64 DOM
12. 2026-06-03
    days on market $330,990 Active 63 DOM
13. 2026-06-02
    pricedays on market $330,990 Active 62 DOM
14. 2026-06-01
    days on market $327,990 Active 61 DOM
15. 2026-05-31
    days on market $327,990 Active 60 DOM
16. 2026-05-02
    price $327,990 1071-char remark

    Show marketing remark (1071 chars)

    Experience townhome life in the Finley, a two-level, three-bedroom new townhome plan offered at Big Woods in Rogers, Minnesota. This plan opens with a roomy foyer, and transitions to the open-concept main level which integrates the kitchen and living room. The Finley's kitchen features quartz countertops, and stainless-steel appliances. The outdoors is easily accessible on the kitchen-adjacent concrete patio. Three bedrooms are on the upper level and a roomy upper loft for expanded living space. In the bedroom suite, homeowners can enjoy a walk-in closet and quartz double vanity. A second bathroom is positioned conveniently by the other two bedrooms. All D. R. Horton homes include designer inspired interior packages and come with the America's Smart Home industry-leading suite of smart home products such as a Qolsys IQ Panel, Kwikset smart locks, smart switches, video doorbell and more! * Images are representational only and will vary from the homes as built. Images are of model home and may include custom design features not available in other homes.

17. 2026-04-01
    listed $325,990 Active 1071-char remark

    Show marketing remark (1071 chars)

    Experience townhome life in the Finley, a two-level, three-bedroom new townhome plan offered at Big Woods in Rogers, Minnesota. This plan opens with a roomy foyer, and transitions to the open-concept main level which integrates the kitchen and living room. The Finley's kitchen features quartz countertops, and stainless-steel appliances. The outdoors is easily accessible on the kitchen-adjacent concrete patio. Three bedrooms are on the upper level and a roomy upper loft for expanded living space. In the bedroom suite, homeowners can enjoy a walk-in closet and quartz double vanity. A second bathroom is positioned conveniently by the other two bedrooms. All D. R. Horton homes include designer inspired interior packages and come with the America's Smart Home industry-leading suite of smart home products such as a Qolsys IQ Panel, Kwikset smart locks, smart switches, video doorbell and more! * Images are representational only and will vary from the homes as built. Images are of model home and may include custom design features not available in other homes.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $30,316
• − Mortgage interest: −$26,975
• − Property taxes: −$7,224
• − Insurance: −$2,408
• − Repairs & maintenance: −$2,425
• − Management: −$2,425
• − Depreciation: −$14,009
• Taxable loss: −$25,151
• Est. tax savings @ 24.0%: +$6,036
• After-tax cash flow: $-9,950/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: Independent School District 728
• NCES district ID: 2711370
• Math proficiency: 56% ▼ -15.00%
• Reading proficiency: 60% ▼ -10.00%
• Median HH income: $82,336
• Composite: 52.5/100
• National rank: #1567
• State rank: #37 of 301 in MN

Livability — Rogers

• Score: 70/100
• State rank: #326
• US rank: #7371

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Rogers, MN
• County: Hennepin County · 1,150,272 people
• City population: 16,661
• Metro: Minneapolis-St. Paul-Bloomington, MN-WI
• Population (ZIP): 16,661
• Household income: $144,714
• Rent vs Own: 12.2% rent · 87.8% own
• Severe rent burden: 32.0

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 (86%)
• Race & ethnicity: White 86% Black 5% Two or more races 4% Hispanic / Latino 3% Asian 2%
• Common ancestry: Portuguese 15% Lithuanian 5% Romanian 4%
• Foreign-born: 4% · South Korea, China
• Languages at home: 95% English-only · Spanish 1% Other Asian/Pacific 1% Other Indo-European 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: ▼ -118.53%
• Current HPI: 230.7463
• 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

+0.6% since first listed

2 events — show timeline

• 2026-05-02 Price Changed $327,990 Zillow
• 2026-04-01 Listed $325,990 Zillow