17443 72nd Ave N #2202 · Maple Grove, MN 55311

$319,900

3 bd · 3.0 ba · 1,619 sqft · Condo public records · 29 Days on market

Built 2012 $420/mo HOA · 16% of rent

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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
• Cash flow +7.3/30.0
• Schools +4.2/10.0
• Rent growth +4.0/5.0
• Livability +4.0/5.0
• 1% rule +3.2/10.0
• Condition / age +2.5/5.0
• DSCR +1.4/10.0
• Appreciation +0.0/10.0

Listing remarks

Clean, bright, and move-in ready—this is the one buyers wait for in Maple Grove. Built in 2012, this well-maintained 3 bed, 2.5 bath townhome offers ~1,600 sq ft with an open layout filled with natural light. The main level features a cozy living room with a gas fireplace and stone surround, flowing into a bright dining area with bay window and a kitchen equipped with granite countertops and maple cabinets—simple, functional, and ready to go. Upstairs offers a spacious primary suite with walk-in closet, two additional bedrooms, and a versatile loft perfect for a home office, playroom, or second living space, plus convenient upper-level laundry. Step outside to enjoy open green s

Key facts

• $420 HOA
• 2 garage spots
• Built 2012

Property features AI

Finance

• Other: Living area approx. 1,624 sq ft; Lot roughly 0.324 acres
• HOA & community: HOA (RowCal) with monthly fee of $420; HOA covers hazard insurance, lawn care, grounds maintenance, professional management, sewer, snow removal and water

Exterior

• Parking: Attached tuck-under garage with guest parking; 2-car garage (approximately 18 x 21)
• Utilities: City water (connected); City sewer (connected); Natural gas; Electric service with circuit breakers
• Home design: Residential attached property; Two levels; Main living area on one level (3 bedrooms on one level)
• Construction: Brick, concrete and stone construction; Asphalt roof; Slab foundation; Built on concrete foundation area ~707
• Exterior features: Patio; Stone and metal exterior accents; City street frontage with curbs, paved streets and sidewalks

Interior

• Kitchen: Range; Microwave; Dishwasher; Refrigerator; Exhaust fan
• Bedrooms: 3 bedrooms (all on upper level)
• Bathrooms: 2 full bathrooms and 1 half bathroom (including a primary full bath and a main-floor half bath)
• Heating & cooling: Forced air heating; Fireplace heating; Central air conditioning
• Interior features: Gas fireplace (1); Breakfast area / living-dining combination; 2nd-floor laundry; No basement
• Laundry & utility: Washer; Upper-level laundry; Gas water heater; Owned water softener

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath condo listed at $320k.

Deal economics

• At list price, monthly cash flow is $-430 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $244k (23.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $263k (17.6% below list).
• Recommended offer: $244k (23.8% below list) — sets the bar for cash-flow.
• Cap rate 4.7% 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.
• Zoned schools: Basswood Elementary (math 76% / reading 71%, grade A, #41 of 857 statewide, top 5%, 865 students, 18% FRL); Maple Grove Middle School (math 45% / reading 58%, grade C, #65 of 258 statewide, top 26%, 1,598 students, 30% FRL); Maple Grove Senior High (math 53% / reading 69%, grade C+, #42 of 471 statewide, top 9%, 2,324 students, 21% FRL).
• Zoned-school proficiency averages 62% at this address vs 46% district-wide (+16 pts) — the actual schools serving this property are materially stronger than the Osseo Public School District average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising fast (+5.9%/yr); 304 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals leasing fast (median 7d 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 $10k 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 29 days — a 2% lower offer ($315k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $199k; list at $320k implies a 61% gain — meaningful room to come down on a strong offer.

Recommended offer $243,888 (23.8% 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: 0.82% ✗
• Cap rate: 4.68%
• Cash-on-cash: -5.76%
• DSCR: 0.74
• GRM: 10.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -22.5%
• Equity multiple: 0.20×
• Total profit: $-71,220
• Equity at exit: $47,698

10-year hold

• IRR: -10.0%
• Equity multiple: 0.30×
• Total profit: $-62,458
• Equity at exit: $27,659

Cash invested: $89,572 (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: 304
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $2,635 high
• Mortgage (P&I): −$1,678
• Tax from tax record: −$281 /mo · $3,369/yr
• Insurance: −$133
• HOA: −$420
• Vacancy / Maint / Mgmt: −$553
• Net cashflow: $-430

Break-even live

Break-even rent $3,179

Max offer price $243,888

Occupancy floor —

Sensitivity live

Price	-10% $-249	-5% $-340	+0% $-430	+5% $-521	+10% $-611
Rent	-10% $-638	-5% $-534	+0% $-430	+5% $-326	+10% $-222
Rate	-1.0pp $-269	-0.5pp $-349	base $-430	+0.5pp $-513	+1.0pp $-598

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: $79,975
• Closing costs: $9,597
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
17602 68th Pl N Maple Grove, MN	2.0	2.5	1563	$2,195	$1.40	7d	1	0.31mi
6708 Narcissus Ln N Maple Grove, MN	3.0	2.5	1563	$2,550	$1.63	26d	1	0.52mi
7343 Walnut Grove Ln N Maple Grove, MN	3.0–4.0	2.5–3.5	2469	$3,346	$1.35	0d	1	0.89mi
17050 78th Pl N Maple Grove, MN	3.0	3.0	1628	$2,399	$1.47	45d	1	0.97mi
7148 Brockton Ln N Maple Grove, MN	2.0–3.0	2.0	1309	$2,600	$1.99	0d	8	0.99mi
6876 Vicksburg Ln N Maple Grove, MN	2.0–3.0	1.5	1110	$2,350	$2.12	1d	6	1.08mi

HOA detail condo

• Monthly dues: $420 · $5,040/yr
• Likely covers: gas
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 8 events

1. 2026-06-04
   days on market $319,900 Active 29 DOM
2. 2026-06-03
   days on market $319,900 Active 28 DOM
3. 2026-06-02
   days on market $319,900 Active 27 DOM
4. 2026-06-01
   days on market $319,900 Active 26 DOM
5. 2026-05-31
   days on market $319,900 Active 25 DOM
6. 2026-05-07
   listed $319,900 Active 1068-char remark
7. 2026-05-01
   historical $319,900 1068-char remark
8. 2016-06-17
   soldstatus $198,888

ⓘ 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: $3,369 · $281/mo
• Projected year-2 tax: $3,476 · $290/mo
• Expected delta: +$107/yr (+$9/mo · 3.2%)

ⓘ 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 ≥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: $31,615
• − Mortgage interest: −$17,919
• − Property taxes: −$3,369
• − Insurance: −$1,600
• − Repairs & maintenance: −$2,529
• − Management: −$2,529
• − HOA: −$5,040
• − Depreciation: −$9,306
• Taxable loss: −$10,677
• Est. tax savings @ 24.0%: +$2,563
• After-tax cash flow: $-2,601/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

+60.8% since first listed

4 events — show timeline

• 2026-06-05 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2026-05-07 Listed $319,900 NORTHSTARMLS as Distributed by MLS Grid
• 2026-05-01 Coming Soon — NORTHSTARMLS as Distributed by MLS Grid
• 2016-06-17 Sold (Public Records) $198,888 Public Records

Property tax history

+11.6%/yr

Latest (2025): $3,369 · -1.2% YoY. Source: county tax records.