17744 66th Ave N · Maple Grove, MN 55311

$280,000

2 bd · 2.0 ba · 1,287 sqft · Condo public records · 22 Days on market

Built 2006 $218/sqft · 16% above area Est $310k · 10% under $370/mo HOA · 15% 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 +11.9/15.0
• Cash flow +7.9/30.0
• Schools +4.2/10.0
• Rent growth +4.0/5.0
• Livability +4.0/5.0
• 1% rule +3.6/10.0
• Condition / age +2.5/5.0
• DSCR +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Wow! What a fantastic unit! Treat yourself to looking at this stunning property in desirable Fieldstone Lodges. These meticulous Sellers left no stone unturned. All new carpet throughout and new vinyl plank flooring on the main level and entry level. New professional paint job as well. The kitchen is nicely updated with trendy new backsplash and faucet. The sunlight pours into this unit filling the huge open living room with a gorgeous stone-front focal point fireplace. The roomy loft area makes for a great living space or office/school area. This particular unit is tucked away in a quiet corner of the complex for low traffic. Enjoy the large deck which overlooks a nice treeline and single-family homes' back yards (not other units or a road). The front door and awesome deck face East. Move right in and start enjoying.

Key facts

• $370 HOA
• 2 garage spots
• Built 2006

Property features AI

Finance

• HOA & community: HOA managed by Gassen Company Association Management; Monthly association fee of $370; HOA covers hazard insurance, lawn care, grounds maintenance, professional management, sewer, snow removal, and water; Association amenities include in-ground sprinkler system and fire sprinkler system

Exterior

• Parking: Tuck-under insulated garage with garage door opener; Asphalt parking; 2-car garage (17 x 19)
• Security: Fire sprinkler system (association amenity)
• Utilities: City water (connected); City sewer (connected); Natural gas; Electric service by Wright-Hennepin Cooperative
• Home design: Attached residential property; More than 2 stories; Slab foundation; Pitched asphalt roof (age 8 years or less)
• Construction: Slab foundation; Vinyl siding; Asphalt shingle roof
• Exterior features: Composite decking and deck; Vinyl exterior; Light tree coverage; Underground utilities; Association-maintained road

Interior

• Kitchen: Range; Microwave; Dishwasher; Refrigerator; Disposal; Stainless steel appliances
• Bedrooms: 2 bedrooms (one on the main level, one on the upper level); Primary bedroom suite on main level
• Bathrooms: Primary full bath with separate tub and shower and jetted tub; Main level 3/4 bath; Upper level full bath
• Heating & cooling: Forced air heating; Central air conditioning; Gas water heater
• Interior features: Ceiling fans; Vaulted ceilings; Indoor sprinkler system; Primary bedroom with walk-in closet; Living/dining room configuration; Primary bedroom suite; Water softener (owned); Ethernet wired
• Laundry & utility: Washer hookup; Dryer hookup (gas); Lower-level laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $280k.

Deal economics

• At list price, monthly cash flow is $-301 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $227k (19.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $240k (14.4% below list).
• Recommended offer: $227k (19.0% below list) — sets the bar for cash-flow.
• Cap rate 5.0% vs local median 3.4% in Maple Grove — 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 81/100 on livability (#54 in MN, #1,353 nationally) — a professional / high-income tenant draw. Strengths: commute A+, employment A+, housing A+; Watch: amenities D, cost of living D.
• Osseo Public School District (suburban): math 42% / reading 51% proficiency, ranked #129 of 301 in MN (top 43%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+5.9%/yr); 300 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals leasing fast (median 6d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $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 22 days — a 2% lower offer ($276k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 20y 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.

Recommended offer $226,773 (19.0% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. 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?
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 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: 0.86% ✗
• Cap rate: 5.00%
• Cash-on-cash: -4.61%
• DSCR: 0.79
• GRM: 9.7

CMA / ARV

• ARV (median comp): $310,000
• List price: $280,000
• Delta: -9.68%
• Verdict: FAIR
• Comps: 5 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 5.86% rent growth · sell at horizon

5-year hold

• IRR: -20.4%
• Equity multiple: 0.27×
• Total profit: $-57,269
• Equity at exit: $41,749

10-year hold

• IRR: -7.6%
• Equity multiple: 0.45×
• Total profit: $-42,895
• Equity at exit: $24,209

Cash invested: $78,400 (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 55311

• Rents YoY: 5.9%
• Active inventory: 300
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $2,398 medium
• Mortgage (P&I): −$1,468
• Tax from tax record: −$241 /mo · $2,888/yr
• Insurance: −$117
• HOA: −$370
• Vacancy / Maint / Mgmt: −$504
• Net cashflow: $-301

Break-even live

Break-even rent $2,779

Max offer price $226,773

Occupancy floor —

Sensitivity live

Price	-10% $-143	-5% $-222	+0% $-301	+5% $-381	+10% $-460
Rent	-10% $-491	-5% $-396	+0% $-301	+5% $-207	+10% $-112
Rate	-1.0pp $-160	-0.5pp $-230	base $-301	+0.5pp $-374	+1.0pp $-448

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: $70,000
• Closing costs: $8,400
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6708 Narcissus Ln N Maple Grove, MN	3.0	2.5	1563	$2,550	$1.63	24d	1	0.08mi
17602 68th Pl N Maple Grove, MN	2.0	2.5	1563	$2,195	$1.40	5d	1	0.27mi
7148 Brockton Ln N Maple Grove, MN	2.0–3.0	2.0	1309	$2,135	$1.63	0d	8	1.00mi
6876 Vicksburg Ln N Maple Grove, MN	2.0–3.0	1.5	1110	$2,000	$1.80	0d	6	1.19mi

HOA detail condo

• Monthly dues: $370 · $4,440/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 10 events

1. 2026-05-12
   historical Contingent - Subject to Statutory Rescission 1898-char remark
2. 2026-04-30
   listed $280,000 Active 1898-char remark
3. 2026-04-29
   historical $280,000 1898-char remark
4. 2020-10-23
   soldstatus $241,000 Sold 838-char remark

   Show marketing remark (838 chars)

   Wow! What a fantastic unit! Treat yourself to looking at this stunning property in desirable Fieldstone Lodges. These meticulous Sellers left no stone unturned. All new carpet throughout and new vinyl plank flooring on the main level and entry level. New professional paint job as well. The kitchen is nicely updated with trendy new backsplash and faucet. The sunlight pours into this unit filling the huge open living room with a gorgeous stone-front focal point fireplace. The roomy loft area makes for a great living space or office/school area. This particular unit is tucked away in a quiet corner of the complex for low traffic. Enjoy the large deck which overlooks a nice treeline and single-family homes' back yards (not other units or a road). The front door and awesome deck face East. Move right in and start enjoying.

5. 2020-09-29
   status Pending 838-char remark

   Show marketing remark (838 chars)

   Wow! What a fantastic unit! Treat yourself to looking at this stunning property in desirable Fieldstone Lodges. These meticulous Sellers left no stone unturned. All new carpet throughout and new vinyl plank flooring on the main level and entry level. New professional paint job as well. The kitchen is nicely updated with trendy new backsplash and faucet. The sunlight pours into this unit filling the huge open living room with a gorgeous stone-front focal point fireplace. The roomy loft area makes for a great living space or office/school area. This particular unit is tucked away in a quiet corner of the complex for low traffic. Enjoy the large deck which overlooks a nice treeline and single-family homes' back yards (not other units or a road). The front door and awesome deck face East. Move right in and start enjoying.

6. 2020-09-13
   historical Contingent - Inspection 838-char remark

   Show marketing remark (838 chars)

   Wow! What a fantastic unit! Treat yourself to looking at this stunning property in desirable Fieldstone Lodges. These meticulous Sellers left no stone unturned. All new carpet throughout and new vinyl plank flooring on the main level and entry level. New professional paint job as well. The kitchen is nicely updated with trendy new backsplash and faucet. The sunlight pours into this unit filling the huge open living room with a gorgeous stone-front focal point fireplace. The roomy loft area makes for a great living space or office/school area. This particular unit is tucked away in a quiet corner of the complex for low traffic. Enjoy the large deck which overlooks a nice treeline and single-family homes' back yards (not other units or a road). The front door and awesome deck face East. Move right in and start enjoying.

7. 2020-09-11
   listed $234,900 Active 838-char remark

   Show marketing remark (838 chars)

   Wow! What a fantastic unit! Treat yourself to looking at this stunning property in desirable Fieldstone Lodges. These meticulous Sellers left no stone unturned. All new carpet throughout and new vinyl plank flooring on the main level and entry level. New professional paint job as well. The kitchen is nicely updated with trendy new backsplash and faucet. The sunlight pours into this unit filling the huge open living room with a gorgeous stone-front focal point fireplace. The roomy loft area makes for a great living space or office/school area. This particular unit is tucked away in a quiet corner of the complex for low traffic. Enjoy the large deck which overlooks a nice treeline and single-family homes' back yards (not other units or a road). The front door and awesome deck face East. Move right in and start enjoying.

8. 2006-08-25
   soldstatus $198,800
9. 2006-08-07
   historical
10. 2006-05-16
    listed $198,800

ⓘ 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: $2,888 · $241/mo
• Projected year-2 tax: $3,012 · $251/mo
• Expected delta: +$124/yr (+$10/mo · 4.3%)

ⓘ 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: $28,775
• − Mortgage interest: −$15,684
• − Property taxes: −$2,888
• − Insurance: −$1,400
• − Repairs & maintenance: −$2,302
• − Management: −$2,302
• − HOA: −$4,440
• − Depreciation: −$8,145
• Taxable loss: −$8,387
• Est. tax savings @ 24.0%: +$2,013
• After-tax cash flow: $-1,603/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: Osseo Public School District
• NCES district ID: 2725200
• Math proficiency: 42% ▼ -7.00%
• Reading proficiency: 51% ▼ -4.00%
• Median HH income: $76,168
• Composite: 42.35/100
• National rank: #3250
• State rank: #129 of 301 in MN

Livability — Maple Grove

• Score: 81/100
• State rank: #54
• US rank: #1353

Category grades

Amenities D 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: Maple Grove, MN
• County: Hennepin County · 1,150,272 people
• City population: 77,762
• Metro: Minneapolis-St. Paul-Bloomington, MN-WI
• Population (ZIP): 38,472
• Household income: $153,568
• Rent vs Own: 13.3% rent · 86.7% own
• Severe rent burden: 497.0

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 (80%)
• Race & ethnicity: White 80% Asian 8% Black 7% Two or more races 3% Hispanic / Latino 1%
• Common ancestry: Portuguese 12% Lithuanian 4% Romanian 4%
• Foreign-born: 12% · Canada, Vietnam, South Korea
• Languages at home: 87% English-only · Other Indo-European 3% Vietnamese 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: ▼ -181.69%
• Current HPI: 213.3896
• Rent YoY: ▲ 5.86%
• 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

+44.6% since first listed

12 events — show timeline

• 2026-06-15 Sold (MLS) $287,500 NORTHSTARMLS as Distributed by MLS Grid
• 2026-05-21 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2026-05-12 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2026-04-30 Listed $280,000 NORTHSTARMLS as Distributed by MLS Grid
• 2026-04-29 Coming Soon $280,000 NORTHSTARMLS as Distributed by MLS Grid
• 2020-10-23 Sold (MLS) $241,000 NORTHSTARMLS as Distributed by MLS Grid
• 2020-09-29 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2020-09-13 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2020-09-11 Listed $234,900 NORTHSTARMLS as Distributed by MLS Grid
• 2006-08-25 Sold (MLS) $198,800 NORTHSTARMLS as Distributed by MLS Grid
• 2006-08-07 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2006-05-16 Listed $198,800 NORTHSTARMLS as Distributed by MLS Grid

Property tax history

+3.5%/yr

Latest (2025): $2,888 · -2.8% YoY. Source: county tax records.