13322 Tulip St NW · Andover, MN 55304

$367,900

3 bd · 4.0 ba · 1,656 sqft · Townhouse public records · 11 Days on market

Built 2004 6,098 sqft lot $120/mo HOA · 4% 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).

• Cash flow +9.4/30.0
• ARV discount +7.5/15.0
• Schools +4.7/10.0
• Livability +3.6/5.0
• DSCR +2.6/10.0
• 1% rule +2.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Wow, come check out this massive detached townhome in Andover. Sporting 3 beds, 4 baths, upper level laundry and oversized kitchen with ample cabinet/counter space. Cleaned/new carpet and fresh paint throughout. Conveniently located near highways, Riverdale shopping Center and a few miles from the Northstar station for an easy commute (or so you can catch a Vikes game)! Set up a showing today.

Key facts

• Quality appliances
• Detached townhome
• Ample cabinetry

Tags

• DETACHED TOWNHOME
• ASSOCIATION MAINTAINED LIVING
• OPEN CONCEPT FLOOR PLAN
• AMPLE CABINETRY
• QUALITY APPLIANCES
• LARGE ISLAND

Property features AI

Finance

• Other: Directions: Hwy 10 to Round Lake Blvd North to 133rd Lane, East to Tulip St, South to home.
• HOA & community: City View Farm Homeowner's Association; HOA fee $120 monthly covering hazard insurance, lawn care, grounds maintenance, and snow removal

Exterior

• Parking: Attached or detached 2-car garage (576 sq. ft. garage area reported)
• Utilities: City water connected; City sewer connected; Electric and natural gas service
• Home design: Residential property; Two levels; Main entry level on main floor
• Construction: Block foundation; Foundation area reported as 816; Below-grade finished area and space in basement
• Exterior features: Metal and vinyl exterior; Porch (23 x 6); Deck (12 x 12); Lot approximately 0.14 acre (44 x 138)

Interior

• Kitchen: Kitchen on main level (17 x 13)
• Bedrooms: Three bedrooms (two on upper level; one upper bedroom listed without level); Loft area (upper level)
• Bathrooms: Two full bathrooms; One three-quarter bathroom; One half bathroom
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Finished full basement with block construction and sump pump; Living room fireplace; Living/Dining room or separate formal dining area; 2nd-floor laundry
• Laundry & utility: Laundry on second floor

What this means for you Summary

Snapshot

• This is a 3-bed/4.0-bath townhouse listed at $368k.

Deal economics

• At list price, monthly cash flow is $-263 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $321k (12.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $274k (25.4% below list).
• Recommended offer: $274k (25.4% below list) — sets the bar for 1% rule.
• Cap rate 5.4% vs local median 3.6% in Andover — 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 72/100 on livability (#291 in MN) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, schools A; Watch: amenities F, commute F, cost of living D-.
• 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: 392 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 57% of comp listings sitting > 30 days — soft ceiling on asking rent; 1,083 units permitted in Anoka County in 2024 (134 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 $11k of value loss. Plan a longer hold.
• Anoka County population projected at +11% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 11 sale attempts since 22y 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.
• Current owner paid $220k; list at $368k implies a 67% gain — meaningful room to come down on a strong offer.

Recommended offer $274,387 (25.4% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 5.43%
• Cash-on-cash: -3.07%
• DSCR: 0.86
• GRM: 11.2

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: -21.4%
• Equity multiple: 0.26×
• Total profit: $-76,418
• Equity at exit: $54,855

10-year hold

• IRR: -15.1%
• Equity multiple: 0.14×
• Total profit: $-88,254
• Equity at exit: $31,809

Cash invested: $103,012 (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 55304

• Active inventory: 392
• Price-to-rent: 11.2×

Monthly cashflow live

• Estimated rent: $2,744 high
• Mortgage (P&I): −$1,929
• Tax from tax record: −$228 /mo · $2,741/yr
• Insurance: −$153
• HOA: −$120
• Vacancy / Maint / Mgmt: −$576
• Net cashflow: $-263

Break-even live

Break-even rent $3,077

Max offer price $321,372

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: $91,975
• Closing costs: $11,037
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
13310 Lily St NW Andover, MN	4.0	2.0	2046	$3,200	$1.56	43d	1	0.45mi
13752 Round Lake Blvd NW Unit 1 Andover, MN	3.0	1.0	1146	$2,525	$2.20	17d	1	0.55mi
3901 9th Ln Anoka, MN	4.0	2.0	1936	$1,995	$1.03	43d	1	1.01mi
4321 141st Ln NW Andover, MN	4.0	3.0	2080	$3,100	$1.49	43d	1	1.37mi
3130 Northdale Blvd NW Minneapolis, MN	2.0	1.0–2.0	958	$2,619	$2.73	2d	17	1.42mi
2521 138th Ave NW Andover, MN	3.0	2.0	1600	$2,595	$1.62	43d	1	1.42mi
3120 Northdale Blvd NW Minneapolis, MN	3.0	1.0–2.0	1009	$2,820	$2.79	1d	13	1.48mi

HOA detail

• Monthly dues: $120 · $1,440/yr

Listing history 9 events

1. 2026-06-18
   days on market $367,900 Active 11 DOM
2. 2026-06-17
   days on market $367,900 Active 10 DOM
3. 2026-06-16
   days on market $367,900 Active 9 DOM
4. 2026-06-15
   days on market $367,900 Active 8 DOM
5. 2026-06-13
   days on market $367,900 Active 6 DOM
6. 2026-06-13
   days on market $367,900 Active 5 DOM
7. 2026-06-09
   days on market $367,900 Active 2 DOM
8. 2026-06-08
   remarks 699-char remark
9. 2026-06-08
   listed $367,900 Active 1 DOM

ⓘ 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: $2,741 · $228/mo
• Projected year-2 tax: $3,431 · $286/mo
• Expected delta: +$690/yr (+$57/mo · 25.2%)

ⓘ 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: $32,926
• − Mortgage interest: −$20,608
• − Property taxes: −$2,741
• − Insurance: −$1,840
• − Repairs & maintenance: −$2,634
• − Management: −$2,634
• − HOA: −$1,440
• − Depreciation: −$10,703
• Taxable loss: −$9,673
• Est. tax savings @ 24.0%: +$2,322
• After-tax cash flow: $-839/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 — Andover

• Score: 72/100
• State rank: #291
• US rank: #6311

Category grades

Amenities F Commute F Cost of living D- 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: Andover, MN
• Population (ZIP): 49,452

Population outlook (Anoka County) Hauer SSP2

• Today (2025): 375,223 people
• By 2030: 387,850 · +3.4%
• By 2040: 407,239 · +8.5%
• By 2050: 417,541 · +11.3%
• By 2075: 448,447 · +19.5%
• By 2100: 464,954 · +23.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Two or more races 4% Asian 3% Black 3% Hispanic / Latino 2%
• Common ancestry: Portuguese 14% Romanian 6% Lithuanian 3%
• Foreign-born: 5% · Canada
• Languages at home: 94% English-only · Other Asian/Pacific 2% Spanish 1% Russian/Polish/Slavic 1%

Political lean MEDSL · Anoka

• 2024 margin: Toss-up / Even · D 46.6% · R 51.0% · Other 2.4%
• 2008→2024 swing: -2.0pp toward R · 2008: -2.4pp · 2024: -4.4pp
• All cycles: 2024: R+4.4 2020: R+1.9 2016: R+9.7 2012: R+2.6 2008: R+2.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -267.68%
• Current HPI: 242.7122
• Rent YoY: —
• Metro: —
• 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

+29.1% since first listed

28 events — show timeline

• 2026-06-05 Listed $367,900 NORTHSTARMLS as Distributed by MLS Grid
• 2026-03-23 Listed $367,900 NORTHSTARMLS as Distributed by MLS Grid
• 2026-03-06 Coming Soon — NORTHSTARMLS as Distributed by MLS Grid
• 2019-02-01 Sold (Public Records) $219,900 Public Records
• 2019-02-01 Sold (MLS) $219,900 NORTHSTARMLS as Distributed by MLS Grid
• 2019-01-04 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2018-12-24 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2018-12-20 Relisted — NORTHSTARMLS as Distributed by MLS Grid
• 2018-12-19 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2018-12-12 Listed $219,900 NORTHSTARMLS as Distributed by MLS Grid
• 2016-02-18 Sold (Public Records) $195,000 Public Records
• 2016-02-17 Sold (MLS) $195,000 NORTHSTARMLS as Distributed by MLS Grid
• 2016-01-21 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2016-01-20 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2016-01-15 Listed $195,000 NORTHSTARMLS as Distributed by MLS Grid
• 2009-04-01 Sold (MLS) $137,500 NORTHSTARMLS as Distributed by MLS Grid
• 2009-02-04 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2008-12-18 Listed $159,900 NORTHSTARMLS as Distributed by MLS Grid
• 2008-12-15 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2008-11-18 Listed $169,900 NORTHSTARMLS as Distributed by MLS Grid
• 2008-10-25 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2008-06-25 Listed $189,900 NORTHSTARMLS as Distributed by MLS Grid
• 2007-01-24 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2006-09-14 Listed $299,900 NORTHSTARMLS as Distributed by MLS Grid
• 2006-09-09 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2006-04-17 Listed $299,000 NORTHSTARMLS as Distributed by MLS Grid
• 2005-03-24 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2004-09-23 Listed $284,900 NORTHSTARMLS as Distributed by MLS Grid

Property tax history

+3.0%/yr

Latest (2026): $2,741 · +1.9% YoY. Source: county tax records.