4901 132nd St N · Hugo, MN 55038

$315,000

3 bd · 2.0 ba · 1,624 sqft · Townhouse public records · 57 Days on market

Built 2002 1,742 sqft lot $194/sqft · at area comps Est $326k · at est. $346/mo HOA · 14% of rent ↓ 51% since listing

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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 +9.1/15.0
• Cash flow +7.4/30.0
• Schools +4.6/10.0
• Livability +3.6/5.0
• 1% rule +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this beautifully maintained 3-bedroom, 2-bathroom townhome in Hugo, Minnesota, offering comfort, style, and thoughtful updates. The open-concept main level features a spacious kitchen with newer stainless-steel appliances (2022), seamlessly flowing into the dining and living areas—perfect for both everyday living and entertaining. The tiled dining area provides convenience and leads out to a newer composite deck, where you can relax and enjoy peaceful views of green space and mature pine trees providing both privacy and a serene backdrop. Upstairs, you’ll find three bedrooms, including a generous owner’s bedroom with dual closets for ample storage. The lower level offers a cozy family room with a fireplace, ideal for a quiet retreat or space to add an additional bedroom. From the lower level, appreciate the walkout to the patio area and utilize the beautiful yard space for pets or recreation. Enjoy peace of mind with major mechanical updates, including a furnace, water softener, water heater, and air conditioner all replaced (2023–2024). The attached garage has a standout feature, complete with three built-in full closets with doors, which were added by the seller to keep everything organized and add significant storage space. Seller is offering a $2000 carpet allowance for the buyer. This home provides updates, functional space, and a tranquil setting—don’t miss your opportunity to make it yours! This home is close to the walking/biking path for added enjoyment as well as walking distance to Bald Eagle Lake and close to downtown White Bear or Hugo.

Key facts

• Newer composite deck
• Attached garage
• Spacious kitchen

Tags

• OPEN CONCEPT MAIN LEVEL
• SPACIOUS KITCHEN
• NEWER COMPOSITE DECK
• PEACEFUL VIEWS
• MAJOR MECHANICAL UPDATES
• ATTACHED GARAGE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath townhouse listed at $315k.

Deal economics

• At list price, monthly cash flow is $-409 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $243k (22.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $251k (20.2% below list).
• Recommended offer: $243k (22.9% below list) — sets the bar for cash-flow.
• Cap rate 4.7% vs local median 3.1% in Hugo — 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 71/100 on livability (#314 in MN) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, crime A-; Watch: amenities F, commute F, health & safety F.
• White Bear Lake School District (suburban): math 45% / reading 57% proficiency, ranked #83 of 301 in MN (top 28%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Matoska International (math 45% / reading 54%, grade D, #423 of 857 statewide, top 55%, 554 students, 24% FRL); Central Middle (math 41% / reading 55%, grade C-, #90 of 258 statewide, top 35%, 1,020 students, 24% FRL); White Bear South Campus Senior (math 37%, 1,111 students, 26% FRL) — zoned schools at 25% FRL track the district average.
• Market conditions: 278 active listings in the ZIP; high-income renter base; 1,405 units permitted in Washington County in 2024 (121 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.
• Washington County population projected at +16% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 57 days — a 3% lower offer ($306k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 24y 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 $169k; list at $315k implies a 87% gain — meaningful room to come down on a strong offer.

Recommended offer $242,770 (22.9% 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 57 days. Have you received any prior offers? Is the seller open to a 23% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 0.80% ✗
• Cap rate: 4.74%
• Cash-on-cash: -5.56%
• DSCR: 0.75
• GRM: 10.4

CMA / ARV

• ARV (median comp): $326,250
• List price: $315,000
• Delta: -3.45%
• Verdict: FAIR
• Comps: 1 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -25.7%
• Equity multiple: 0.13×
• Total profit: $-76,914
• Equity at exit: $46,968

10-year hold

• IRR: -22.0%
• Equity multiple: -0.13×
• Total profit: $-99,814
• 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 55038

• Home prices YoY: -31.6%
• Active inventory: 278
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $2,512 medium
• Mortgage (P&I): −$1,652
• Tax from tax record: −$264 /mo · $3,172/yr
• Insurance: −$131
• HOA: −$346
• Vacancy / Maint / Mgmt: −$528
• Net cashflow: $-409

Break-even live

Break-even rent $3,030

Max offer price $242,770

Occupancy floor —

Sensitivity live

Price	-10% $-231	-5% $-320	+0% $-409	+5% $-498	+10% $-587
Rent	-10% $-607	-5% $-508	+0% $-409	+5% $-310	+10% $-210
Rate	-1.0pp $-250	-0.5pp $-329	base $-409	+0.5pp $-491	+1.0pp $-574

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: —

HOA detail

• Monthly dues: $346 · $4,152/yr
• Likely covers: water

Listing history 8 events

1. 2026-06-02
   status $315,000 Pending 57 DOM
2. 2026-03-27
   listed $315,000 Active 1622-char remark

   Show marketing remark (1622 chars)

   Welcome to this beautifully maintained 3-bedroom, 2-bathroom townhome in Hugo, Minnesota, offering comfort, style, and thoughtful updates. The open-concept main level features a spacious kitchen with newer stainless-steel appliances (2022), seamlessly flowing into the dining and living areas—perfect for both everyday living and entertaining. The tiled dining area provides convenience and leads out to a newer composite deck, where you can relax and enjoy peaceful views of green space and mature pine trees providing both privacy and a serene backdrop. Upstairs, you’ll find three bedrooms, including a generous owner’s bedroom with dual closets for ample storage. The lower level offers a cozy family room with a fireplace, ideal for a quiet retreat or space to add an additional bedroom. From the lower level, appreciate the walkout to the patio area and utilize the beautiful yard space for pets or recreation. Enjoy peace of mind with major mechanical updates, including a furnace, water softener, water heater, and air conditioner all replaced (2023–2024). The attached garage has a standout feature, complete with three built-in full closets with doors, which were added by the seller to keep everything organized and add significant storage space. Seller is offering a $2000 carpet allowance for the buyer. This home provides updates, functional space, and a tranquil setting—don’t miss your opportunity to make it yours! This home is close to the walking/biking path for added enjoyment as well as walking distance to Bald Eagle Lake and close to downtown White Bear or Hugo.

3. 2002-05-21
   soldstatus $168,779
4. 2002-05-21
   soldstatus $168,779
5. 2002-05-21
   soldstatus $26,500
6. 2002-03-01
   listed $166,400
7. 2002-03-01
   historical
8. 1999-08-16
   soldstatus $640,000

ⓘ 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: $3,172 · $264/mo
• Projected year-2 tax: $3,350 · $279/mo
• Expected delta: +$178/yr (+$15/mo · 5.6%)

ⓘ 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 2/10 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: $30,146
• − Mortgage interest: −$17,645
• − Property taxes: −$3,172
• − Insurance: −$1,575
• − Repairs & maintenance: −$2,412
• − Management: −$2,412
• − HOA: −$4,152
• − Depreciation: −$9,164
• Taxable loss: −$10,385
• Est. tax savings @ 24.0%: +$2,492
• After-tax cash flow: $-2,414/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: White Bear Lake School District
• NCES district ID: 2742360
• Math proficiency: 45% ▼ -18.00%
• Reading proficiency: 57% ▼ -8.00%
• Median HH income: $73,051
• Composite: 45.78/100
• National rank: #2564
• State rank: #83 of 301 in MN

Livability — Hugo

• Score: 71/100
• State rank: #314
• US rank: #7032

Category grades

Amenities F Commute F Cost of living C 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: Hugo, MN
• County: Washington County · 235,613 people
• City population: 25,061
• Metro: Minneapolis-St. Paul-Bloomington, MN-WI
• Population (ZIP): 25,061
• Household income: $130,931
• Rent vs Own: 8.6% rent · 91.4% own
• Severe rent burden: 222.0

Population outlook (Washington County) Hauer SSP2

• Today (2025): 278,554 people
• By 2030: 290,465 · +4.3%
• By 2040: 310,014 · +11.3%
• By 2050: 324,118 · +16.4%
• By 2075: 362,697 · +30.2%
• By 2100: 381,491 · +37.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (87%)
• Race & ethnicity: White 87% Asian 4% Two or more races 4% Hispanic / Latino 3% Black 3%
• Common ancestry: Portuguese 14% Lithuanian 7% Romanian 4%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Other Asian/Pacific 2% Spanish 1%

Political lean MEDSL · Washington

• 2024 margin: Lean D (+8.9) · D 53.5% · R 44.6% · Other 1.9%
• 2008→2024 swing: +4.6pp toward D · 2008: 4.3pp · 2024: 8.9pp
• All cycles: 2024: D+8.9 2020: D+9.2 2016: D+1.9 2012: D+0.8 2008: D+4.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -103.33%
• Current HPI: 223.6524
• 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

-50.8% since first listed

7 events — show timeline

• 2026-03-27 Listed $315,000 NORTHSTARMLS as Distributed by MLS Grid
• 2002-05-21 Sold (Public Records) $26,500 Public Records
• 2002-05-21 Sold (Public Records) $168,779 Public Records
• 2002-05-21 Sold (MLS) $168,779 NORTHSTARMLS as Distributed by MLS Grid
• 2002-03-01 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2002-03-01 Listed $166,400 NORTHSTARMLS as Distributed by MLS Grid
• 1999-08-16 Sold (Public Records) $640,000 Public Records

Property tax history

+4.1%/yr

Latest (2025): $3,172 · -1.6% YoY. Source: county tax records.