1289 Northdale Blvd NW · Coon Rapids, MN 55448

$125,000

1 bd · 1.0 ba · 544 sqft · Townhouse public records · 6 Days on market

Built 1984 369 sqft lot $195/mo HOA · 14% 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 +17.3/30.0
• ARV discount +7.5/15.0
• 1% rule +5.9/10.0
• DSCR +5.4/10.0
• Schools +4.7/10.0
• Livability +4.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Low cost condo living in the heart of Coon Rapids. Oversized lofted bedroom looks into living area below with a cozy fireplace. Low association dues. Take this opportunity to own for much less than rent. Private patio backs up to the woods.

Key facts

• Complete remodel
• Updated bath
• Stainless appliances

Tags

• PRIVATE PATIO
• COMPLETE REMODEL
• KNOTTY HICKORY CABINETRY
• STAINLESS APPLIANCES
• UPDATED BATH
• VAULTED CEILINGS

Property features AI

Finance

• HOA & community: HOA managed by Verde Real Estate Group; Monthly association fee of $195; HOA covers hazard insurance, lawn care, grounds maintenance, professional management, sewer, snow removal, and water

Exterior

• Parking: Assigned parking; Guest parking; Parking lot
• Utilities: City water (connected); City sewer (connected); Electric service with circuit breakers, 100 amp; Electric fuel
• Home design: Attached residential unit; Two levels; Entry on main level
• Construction: Asphalt, pitched roof; Slab foundation (foundation area approx. 352; foundation dimensions 22 x 16)
• Exterior features: Vinyl exterior; Patio (13 x 8); Located on a private, privately maintained road; Common lot area

Interior

• Kitchen: Range; Microwave; Dishwasher; Refrigerator; Disposal
• Bedrooms: One bedroom (upper level) — approx. 12 x 11.3
• Flooring: Tile floors
• Bathrooms: One full bathroom (main floor)
• Heating & cooling: Baseboard heating; Wall-mounted cooling unit(s)
• Interior features: Ceiling fan(s); Vaulted ceiling(s); Kitchen window; Water softener (owned); Eat-in kitchen and combined living/dining area; Electric fireplace insert
• Laundry & utility: Washer and dryer (included); Washer/dryer hookup; Electric water heater

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath townhouse listed at $125k.

Deal economics

• At list price, monthly cash flow is $92 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $125k).
• Cap rate 7.2% 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.
• Zoned schools: Eisenhower Elementary (math 64% / reading 61%, grade B, #173 of 857 statewide, top 21%, 473 students, 60% FRL); Northdale Middle (math 40% / reading 55%, grade C-, #93 of 258 statewide, top 37%, 1,274 students, 46% FRL); Coon Rapids High School (math 37% / reading 64%, grade D+, #131 of 471 statewide, top 28%, 2,167 students, 56% FRL) — zoned schools average 54% FRL vs 24% district-wide (30 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 127 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 1,083 units permitted in Anoka County in 2024 (134 in 5+ unit buildings).
• This rent is only 16% of the median local income ($103k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $864 of loan paydown is wiped out by about $4k 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 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 27y ago; this cycle's ask is 318% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $22k; list at $125k implies a 474% gain — meaningful room to come down on a strong offer.

Recommended offer $125,000

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.09% ✓
• Cap rate: 7.18%
• Cash-on-cash: 3.17%
• DSCR: 1.14
• GRM: 7.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -11.2%
• Equity multiple: 0.59×
• Total profit: $-14,280
• Equity at exit: $18,638

10-year hold

• IRR: -1.9%
• Equity multiple: 0.87×
• Total profit: $-4,480
• Equity at exit: $10,808

Cash invested: $35,000 (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: 127
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,362 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$81 /mo · $971/yr
• Insurance: −$52
• HOA: −$195
• Vacancy / Maint / Mgmt: −$286
• Net cashflow: $92

Break-even live

Break-even rent $1,245

Max offer price $125,000

Occupancy floor 88%

Sensitivity live

Price	-10% $163	-5% $128	+0% $92	+5% $57	+10% $22
Rent	-10% $-15	-5% $39	+0% $92	+5% $146	+10% $200
Rate	-1.0pp $155	-0.5pp $124	base $92	+0.5pp $60	+1.0pp $27

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11360 Robinson Dr Coon Rapids, MN	1.0–3.0	1.0–2.0	1029	$1,364	$1.32	27d	1	0.60mi
11087 Robinson Dr Unit 11087229 Coon Rapids, MN	1.0	1.0	702	$1,200	$1.71	15d	1	0.81mi

HOA detail

• Monthly dues: $195 · $2,340/yr

Listing history 7 events

1. 2026-06-22
   days on market $125,000 Active 6 DOM
2. 2026-06-21
   days on market $125,000 Active 5 DOM
3. 2026-06-18
   days on market $125,000 Active 2 DOM
4. 2026-06-17
   statusdays on market $125,000 Active 1 DOM
5. 2026-06-16
   days on market $125,000 Coming Soon 2 DOM
6. 2026-06-15
   remarks 695-char remark
7. 2026-06-15
   listed $125,000 Coming Soon 1 DOM

ⓘ 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: $971 · $81/mo
• Projected year-2 tax: $1,186 · $99/mo
• Expected delta: +$214/yr (+$18/mo · 22.1%)

ⓘ 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: $16,342
• − Mortgage interest: −$7,002
• − Property taxes: −$971
• − Insurance: −$625
• − Repairs & maintenance: −$1,307
• − Management: −$1,307
• − HOA: −$2,340
• − Depreciation: −$3,636
• Taxable loss: −$847
• Est. tax savings @ 24.0%: +$203
• After-tax cash flow: $1,311/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

+161.0% since first listed

8 events — show timeline

• 2026-06-14 Coming Soon $125,000 NORTHSTARMLS as Distributed by MLS Grid
• 2012-02-21 Sold (MLS) $21,780 NORTHSTARMLS as Distributed by MLS Grid
• 2011-11-02 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2011-08-02 Listed $29,900 NORTHSTARMLS as Distributed by MLS Grid
• 2003-04-18 Sold (Public Records) $82,651 Public Records
• 1999-07-23 Sold (MLS) $47,900 NORTHSTARMLS as Distributed by MLS Grid
• 1999-06-18 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 1999-06-15 Listed $47,900 NORTHSTARMLS as Distributed by MLS Grid

Property tax history

+1.8%/yr

Latest (2026): $971 · +1.6% YoY. Source: county tax records.