6618 Camden Dr · Brooklyn Center, MN 55430

$169,900

3 bd · 2.0 ba · 1,334 sqft · Townhouse public records · 80 Days on market

Built 1975 871 sqft lot $127/sqft · 17% below area Est $215k · 21% under $333/mo HOA · 17% of rent

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Why this score? — see what drove the C- 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 +15.3/30.0
• ARV discount +15.0/15.0
• 1% rule +6.6/10.0
• DSCR +4.7/10.0
• Schools +4.7/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

3-bed, 2-bath Brooklyn Center townhome features a spacious living room, formal dining room, full bath, 3/4 bath, loft, three bedrooms on one level, and deck. Updates include new carpet, flooring, and paint throughout. New refrigerator coming soon. Convenient location near restaurants, Topgolf, and more. Welcome home!

Key facts

• $333 HOA
• 2 garage spots
• Built 1975

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath townhouse listed at $170k.

Deal economics

• At list price, monthly cash flow is $61 ($733/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $170k).
• Recommended offer: $160k (6.0% below list) — sets the bar for market timing.
• Cap rate 6.7% vs local median 5.0% in Brooklyn Center — 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 73/100 on livability (#253 in MN) — a middle-class / working-renter tenant base. Strengths: commute A+, housing A+, cost of living A-; Watch: schools D+, crime F, amenities F.
• 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: 93 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals leasing fast (median 2d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 4,651 units permitted in Hennepin County in 2024 (2,443 in 5+ unit buildings).
• This rent runs 31% of the median local income ($76k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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 80 days — a 6% lower offer ($160k) is reasonable based on typical stale-listing flexibility.
• 16 sale attempts since 18y ago; this cycle's ask has dropped $10k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $106k; list at $170k implies a 60% gain — meaningful room to come down on a strong offer.

Recommended offer $159,706 (6.0% below list)

Questions for the listing agent

1. It's been on market 80 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
7. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
8. 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.
9. 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.
10. 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: 1.16% ✓
• Cap rate: 6.72%
• Cash-on-cash: 1.54%
• DSCR: 1.07
• GRM: 7.2

CMA / ARV

• ARV (median comp): $215,138
• List price: $169,900
• Delta: -21.03%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -13.7%
• Equity multiple: 0.51×
• Total profit: $-23,408
• Equity at exit: $25,333

10-year hold

• IRR: -4.6%
• Equity multiple: 0.70×
• Total profit: $-14,432
• Equity at exit: $14,690

Cash invested: $47,572 (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 55430

• Active inventory: 93
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,979 high
• Mortgage (P&I): −$891
• Tax from tax record: −$208 /mo · $2,492/yr
• Insurance: −$71
• HOA: −$333
• Vacancy / Maint / Mgmt: −$416
• Net cashflow: $61

Break-even live

Break-even rent $1,902

Max offer price $169,900

Occupancy floor 92%

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: $42,475
• Closing costs: $5,097
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
708 66th Ave N Brooklyn Center, MN	3.0	1.5	1300	$1,890	$1.45	2d	4	0.13mi
5750 E River Rd Fridley, MN	1.0–2.0	1.0	855	$1,555	$1.82	2d	19	0.56mi
6910 Humboldt Ave N Minneapolis, MN	1.0–2.0	1.0	775	$1,450	$1.87	2d	9	0.65mi
6125 Lilac Dr N Minneapolis, MN	1.0–2.0	1.0	813	$1,500	$1.84	44d	1	0.71mi
6100 Summit Dr N Minneapolis, MN	1.0–2.0	1.0	855	$1,685	$1.97	4d	18	0.93mi
6000 Main St NE Minneapolis, MN	1.0–2.0	1.0–2.0	863	$2,212	$2.56	2d	4	0.94mi
6060 Main St NE Minneapolis, MN	2.0	1.0–2.0	736	$2,197	$2.98	2d	7	1.02mi
5700 Colfax Ave N Minneapolis, MN	4.0	1.5	1425	$2,375	$1.67	20d	1	1.15mi
6221 Shingle Creek Pkwy Minneapolis, MN	2.0–3.0	1.0–2.0	1046	$1,900	$1.82	2d	13	1.17mi
5730 4th St NE Minneapolis, MN	3.0	2.0	1640	$2,195	$1.34	44d	1	1.29mi
6530 University Ave NE Minneapolis, MN	1.0–3.0	1.0–2.0	904	$2,491	$2.76	2d	21	1.40mi

HOA detail

• Monthly dues: $333 · $3,996/yr

Listing history 50 events

1. 2026-06-18
   days on market $169,900 Active 80 DOM
2. 2026-06-17
   days on market $169,900 Active 79 DOM
3. 2026-06-16
   days on market $169,900 Active 78 DOM
4. 2026-06-15
   days on market $169,900 Active 77 DOM
5. 2026-06-13
   days on market $169,900 Active 75 DOM
6. 2026-06-13
   days on market $169,900 Active 74 DOM
7. 2026-06-09
   days on market $169,900 Active 71 DOM
8. 2026-06-08
   days on market $169,900 Active 70 DOM
9. 2026-06-07
   days on market $169,900 Active 69 DOM
10. 2026-06-04
    days on market $169,900 Active 66 DOM
11. 2026-06-03
    days on market $169,900 Active 65 DOM
12. 2026-06-02
    days on market $169,900 Active 64 DOM
13. 2026-06-01
    days on market $169,900 Active 63 DOM
14. 2026-05-31
    days on market $169,900 Active 62 DOM
15. 2026-05-15
    price $169,900 318-char remark

    Show marketing remark (318 chars)

    3-bed, 2-bath Brooklyn Center townhome features a spacious living room, formal dining room, full bath, 3/4 bath, loft, three bedrooms on one level, and deck. Updates include new carpet, flooring, and paint throughout. New refrigerator coming soon. Convenient location near restaurants, Topgolf, and more. Welcome home!

16. 2026-03-30
    listed $179,900 Active 318-char remark

    Show marketing remark (318 chars)

    3-bed, 2-bath Brooklyn Center townhome features a spacious living room, formal dining room, full bath, 3/4 bath, loft, three bedrooms on one level, and deck. Updates include new carpet, flooring, and paint throughout. New refrigerator coming soon. Convenient location near restaurants, Topgolf, and more. Welcome home!

17. 2025-11-03
    historical
18. 2025-10-10
    listed $164,999 Active
19. 2025-10-10
    historical
20. 2025-10-03
    price $175,000
21. 2025-09-19
    listed $179,900 Active
22. 2025-09-19
    historical
23. 2025-08-22
    listed $185,000 Active
24. 2025-05-07
    listed $195,000 Active
25. 2016-07-18
    soldstatus $106,000
26. 2016-05-02
    soldstatus $106,000 Sold
27. 2016-04-03
    historical Contingent - Other
28. 2016-03-26
    status Active
29. 2016-03-24
    historical Contingent - Inspection
30. 2016-02-22
    listed $115,900 Active
31. 2015-12-01
    soldstatus $80,560 Sold
32. 2015-11-12
    status Pending
33. 2015-10-22
    historical Contingent - Other
34. 2015-10-16
    status Active
35. 2015-10-13
    historical Contingent - Other
36. 2015-10-02
    status Active
37. 2015-09-25
    historical Contingent - Other
38. 2015-09-23
    status Active
39. 2015-09-21
    historical Contingent - Other
40. 2015-09-17
    status Active
41. 2015-09-15
    historical Contingent - Other
42. 2015-09-01
    listed $85,000 Active
43. 2009-06-12
    soldstatus $65,000
44. 2009-04-30
    historical
45. 2009-03-09
    listed $62,200
46. 2009-02-19
    historical
47. 2008-11-19
    listed $67,200
48. 2008-10-15
    historical
49. 2008-09-16
    listed $99,900
50. 2008-09-08
    historical

ⓘ 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: $2,492 · $208/mo
• Projected year-2 tax: $2,492 · $208/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: $23,750
• − Mortgage interest: −$9,517
• − Property taxes: −$2,492
• − Insurance: −$850
• − Repairs & maintenance: −$1,900
• − Management: −$1,900
• − HOA: −$3,996
• − Depreciation: −$4,943
• Taxable loss: −$1,847
• Est. tax savings @ 24.0%: +$443
• After-tax cash flow: $1,177/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 — Brooklyn Center

• Score: 73/100
• State rank: #253
• US rank: #5422

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Brooklyn Center, MN
• County: Hennepin County · 1,150,272 people
• City population: 22,749
• Metro: Minneapolis-St. Paul-Bloomington, MN-WI
• Population (ZIP): 22,749
• Household income: $75,716
• Rent vs Own: 30.5% rent · 69.5% own
• Severe rent burden: 659.0

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: Highly diverse neighborhood (Simpson 0.75)
• Race & ethnicity: White 33% Black 29% Asian 16% Hispanic / Latino 15% Two or more races 8%
• Hispanic origin (detail): Mexican 9%
• Common ancestry: Portuguese 6% Swiss 3% Romanian 2%
• Foreign-born: 22% · Canada, Vietnam
• Languages at home: 70% English-only · Spanish 13% Other Asian/Pacific 10% Vietnamese 2%

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: ▼ -163.41%
• Current HPI: 280.4391
• 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

+291.9% since first listed

40 events — show timeline

• 2026-05-15 Price Changed $169,900 NORTHSTARMLS as Distributed by MLS Grid
• 2026-03-30 Listed $179,900 NORTHSTARMLS as Distributed by MLS Grid
• 2025-11-03 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2025-10-10 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2025-10-10 Listed $164,999 NORTHSTARMLS as Distributed by MLS Grid
• 2025-10-03 Price Changed $175,000 NORTHSTARMLS as Distributed by MLS Grid
• 2025-09-19 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2025-09-19 Listed $179,900 NORTHSTARMLS as Distributed by MLS Grid
• 2025-08-22 Listed $185,000 NORTHSTARMLS as Distributed by MLS Grid
• 2025-05-07 Listed $195,000 NORTHSTARMLS as Distributed by MLS Grid
• 2016-07-18 Sold (Public Records) $106,000 Public Records
• 2016-05-02 Sold (MLS) $106,000 NORTHSTARMLS as Distributed by MLS Grid
• 2016-04-03 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2016-03-26 Relisted — NORTHSTARMLS as Distributed by MLS Grid
• 2016-03-24 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2016-02-22 Listed $115,900 NORTHSTARMLS as Distributed by MLS Grid
• 2015-12-01 Sold (MLS) $80,560 NORTHSTARMLS as Distributed by MLS Grid
• 2015-11-12 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2015-10-22 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2015-10-16 Relisted — NORTHSTARMLS as Distributed by MLS Grid
• 2015-10-13 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2015-10-02 Relisted — NORTHSTARMLS as Distributed by MLS Grid
• 2015-09-25 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2015-09-23 Relisted — NORTHSTARMLS as Distributed by MLS Grid
• 2015-09-21 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2015-09-17 Relisted — NORTHSTARMLS as Distributed by MLS Grid
• 2015-09-15 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2015-09-01 Listed $85,000 NORTHSTARMLS as Distributed by MLS Grid
• 2009-06-12 Sold (MLS) $65,000 NORTHSTARMLS as Distributed by MLS Grid
• 2009-04-30 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2009-03-09 Listed $62,200 NORTHSTARMLS as Distributed by MLS Grid
• 2009-02-19 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2008-11-19 Listed $67,200 NORTHSTARMLS as Distributed by MLS Grid
• 2008-10-15 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2008-09-16 Listed $99,900 NORTHSTARMLS as Distributed by MLS Grid
• 2008-09-08 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2008-01-09 Listed $99,900 NORTHSTARMLS as Distributed by MLS Grid
• 1999-12-01 Sold (Public Records) $89,900 Public Records
• 1987-08-01 Sold (Public Records) $61,000 Public Records
• 1977-10-01 Sold (Public Records) $43,348 Public Records

Property tax history

+5.7%/yr

Latest (2025): $2,492 · -19.6% YoY. Source: county tax records.