13208 Crooked Lake Blvd NW · Coon Rapids, MN 55448

$315,000

3 bd · 1.0 ba · 1,008 sqft · SingleFamily public records · 8 Days on market

Built 1979 0.26 ac lot $312/sqft · 7% above area Est $341k · 8% under

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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 +10.9/15.0
• Cash flow +10.3/30.0
• Schools +4.7/10.0
• Livability +4.3/5.0
• DSCR +3.0/10.0
• 1% rule +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Comfortable family home with large yard for family fun, spacious open concept, galley kitchen with plenty of storage. Hard to find 3 bedrooms on 1 level with lower level office or hobby room. Convenient Coon Rapids location.

Key facts

• 0.26 acre lot
• 2 garage spots
• Built 1979

Property features AI

Exterior

• Parking: Concrete driveway; Detached 2-car garage
• Utilities: City water connected and well; City sewer connected; 200+ amp electric service with circuit breakers; Natural gas
• Home design: Residential property; One level (main living on one level); Entry level: Main
• Construction: Built with block and frame construction; Asphalt roof; Block foundation
• Exterior features: Chain link fencing; Storage shed; Medium tree coverage

Interior

• Kitchen: Range; Refrigerator; Dishwasher; Kitchen window
• Bedrooms: 3 bedrooms (all on the main level); Den on the lower level
• Flooring: Tile floors
• Bathrooms: 1 full bathroom on the main floor
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Ceiling fan(s); Kitchen window; Tile floors; Washer/dryer hookup; Informal dining room; Main floor full bathroom; Full, partially finished basement
• Laundry & utility: Washer hookup; Dryer included; Lower level laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $315k.

Deal economics

• At list price, monthly cash flow is $-172 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $285k (9.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $245k (22.1% below list).
• Recommended offer: $245k (22.1% below list) — sets the bar for 1% rule.
• Cap rate 5.6% vs local median 3.8% in Coon Rapids — 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 86/100 on livability (#12 in MN, #390 nationally) — a professional / high-income tenant draw. Strengths: commute A+, employment A+, housing A+; Watch: amenities 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: 115 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 5d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 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 $2k of loan paydown is wiped out by about $9k 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 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 32y 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 $119k; list at $315k implies a 165% gain — meaningful room to come down on a strong offer.

Recommended offer $245,476 (22.1% 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 1979 — 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 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?
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: 0.78% ✗
• Cap rate: 5.64%
• Cash-on-cash: -2.34%
• DSCR: 0.90
• GRM: 10.7

CMA / ARV

• ARV (median comp): $340,867
• List price: $315,000
• Delta: -7.59%
• Verdict: FAIR
• Comps: 2 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -20.2%
• Equity multiple: 0.30×
• Total profit: $-62,015
• Equity at exit: $46,968

10-year hold

• IRR: -13.2%
• Equity multiple: 0.23×
• Total profit: $-68,137
• Equity at exit: $27,235

Cash invested: $88,200 (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 55448

• Home prices YoY: -27.6%
• Active inventory: 115
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $2,455 high
• Mortgage (P&I): −$1,652
• Tax from tax record: −$328 /mo · $3,940/yr
• Insurance: −$131
• HOA: −$0
• Vacancy / Maint / Mgmt: −$515
• Net cashflow: $-172

Break-even live

Break-even rent $2,673

Max offer price $284,579

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: $78,750
• Closing costs: $9,450
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
13752 Round Lake Blvd NW Unit 1 Andover, MN	3.0	1.0	1146	$2,525	$2.20	17d	1	1.20mi
2118 140th Ln NW Andover, MN	3.0	2.0	1500	$2,400	$1.60	24d	1	1.37mi
3130 Northdale Blvd NW Minneapolis, MN	2.0	1.0–2.0	958	$2,619	$2.73	2d	17	1.38mi
14220 Crosstown Blvd NW Andover, MN	3.0	1.5	1347	$2,224	$1.65	4d	1	1.41mi
3120 Northdale Blvd NW Minneapolis, MN	3.0	1.0–2.0	1009	$2,820	$2.79	1d	13	1.44mi

Listing history 15 events

1. 2026-05-14
   historical $315,000 730-char remark
2. 2009-11-05
   soldstatus $119,000
3. 2009-10-29
   soldstatus $119,000 224-char remark

   Show marketing remark (224 chars)

   Comfortable family home with large yard for family fun, spacious open concept, galley kitchen with plenty of storage. Hard to find 3 bedrooms on 1 level with lower level office or hobby room. Convenient Coon Rapids location.

4. 2009-10-15
   historical 224-char remark

   Show marketing remark (224 chars)

   Comfortable family home with large yard for family fun, spacious open concept, galley kitchen with plenty of storage. Hard to find 3 bedrooms on 1 level with lower level office or hobby room. Convenient Coon Rapids location.

5. 2009-04-29
   listed $134,900 224-char remark

   Show marketing remark (224 chars)

   Comfortable family home with large yard for family fun, spacious open concept, galley kitchen with plenty of storage. Hard to find 3 bedrooms on 1 level with lower level office or hobby room. Convenient Coon Rapids location.

6. 2001-08-15
   soldstatus $142,000
7. 2001-05-03
   soldstatus $142,000
8. 2001-04-03
   historical
9. 2001-03-23
   listed $139,900
10. 1999-07-30
    soldstatus $116,900
11. 1999-06-19
    historical
12. 1999-05-25
    listed $116,900
13. 1994-06-29
    soldstatus $78,500
14. 1994-04-18
    historical
15. 1994-04-11
    listed $78,500

ⓘ 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: $3,940 · $328/mo
• Projected year-2 tax: $3,940 · $328/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 ≥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: $29,457
• − Mortgage interest: −$17,645
• − Property taxes: −$3,940
• − Insurance: −$1,575
• − Repairs & maintenance: −$2,357
• − Management: −$2,357
• − Depreciation: −$9,164
• Taxable loss: −$7,579
• Est. tax savings @ 24.0%: +$1,819
• After-tax cash flow: $-247/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 — Coon Rapids

• Score: 86/100
• State rank: #12
• US rank: #390

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Coon Rapids, MN
• County: Anoka County · 277,116 people
• City population: 63,468
• Metro: Minneapolis-St. Paul-Bloomington, MN-WI
• Population (ZIP): 29,005
• Household income: $103,461
• Rent vs Own: 15.9% rent · 84.1% own
• Severe rent burden: 221.0

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 (75%)
• Race & ethnicity: White 75% Black 8% Asian 7% Hispanic / Latino 7% Two or more races 6%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Portuguese 13% Romanian 5% Lithuanian 3%
• Foreign-born: 11% · Canada, Vietnam, South Korea
• Languages at home: 85% English-only · Spanish 4% Other Asian/Pacific 4% 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: ▼ -97.29%
• Current HPI: 254.7687
• 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

+301.3% since first listed

18 events — show timeline

• 2026-05-28 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2026-05-23 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2026-05-21 Listed $315,000 NORTHSTARMLS as Distributed by MLS Grid
• 2026-05-14 Coming Soon $315,000 NORTHSTARMLS as Distributed by MLS Grid
• 2009-11-05 Sold (Public Records) $119,000 Public Records
• 2009-10-29 Sold (MLS) $119,000 NORTHSTARMLS as Distributed by MLS Grid
• 2009-10-15 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2009-04-29 Listed $134,900 NORTHSTARMLS as Distributed by MLS Grid
• 2001-08-15 Sold (Public Records) $142,000 Public Records
• 2001-05-03 Sold (MLS) $142,000 NORTHSTARMLS as Distributed by MLS Grid
• 2001-04-03 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2001-03-23 Listed $139,900 NORTHSTARMLS as Distributed by MLS Grid
• 1999-07-30 Sold (MLS) $116,900 NORTHSTARMLS as Distributed by MLS Grid
• 1999-06-19 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 1999-05-25 Listed $116,900 NORTHSTARMLS as Distributed by MLS Grid
• 1994-06-29 Sold (MLS) $78,500 NORTHSTARMLS as Distributed by MLS Grid
• 1994-04-18 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 1994-04-11 Listed $78,500 NORTHSTARMLS as Distributed by MLS Grid

Property tax history

+7.0%/yr

Latest (2026): $3,940 · +5.1% YoY. Source: county tax records.