Rent comps | Apolis

All comps at once

Collected

Average asking rent by unit type, every headline comp beside the subject's pro forma.

Average asking rent by property and unit type · West End, 2026-11-08

All units
Studio
1 bed
2 bed
3 bed
4 bed, none posted

Subject (pro forma)
All units$2,184
Studio$1,625
1 bed$1,850
2 bed$2,550
3 bed$3,250
Caraway West End
All units$2,459
Studio$1,623
1 bed$2,005
2 bed$2,884
3 bedNone posted
Millennium at West End
All units$2,456
StudioNone posted
1 bed$1,845
2 bed$2,578
3 bedNone posted
The Flats at West End
All units$2,271
StudioNone posted
1 bed$1,917
2 bed$2,448
3 bedNone posted
The Shoreham
All units$1,872
Studio$1,432
1 bed$1,826
2 bed$2,599
3 bedNone posted

Average asking rent by property and unit type
Property	All units	Studio	1 bed	2 bed	3 bed	4 bed
Subject (pro forma)	$2,184	$1,625	$1,850	$2,550	$3,250	Not in mix
Caraway West End	$2,459	$1,623	$2,005	$2,884	None posted	None posted
Millennium at West End	$2,456	None posted	$1,845	$2,578	None posted	None posted
The Flats at West End	$2,271	None posted	$1,917	$2,448	None posted	None posted
The Shoreham	$1,872	$1,432	$1,826	$2,599	None posted	None posted

Every headline comp and the subject, by unit type: average SF, average asking rent, rent per SF and effective rent
Property	All units4 comps				Studio2 comps				1 bed4 comps				2 bed4 comps				3 bednone posted			4 bednone posted
Property	Avg SF	Avg ask	$/SF	Effective	Avg SF	Avg ask	$/SF	Effective	Avg SF	Avg ask	$/SF	Effective	Avg SF	Avg ask	$/SF	Effective	Avg SF	Avg ask	$/SF	Avg ask
Subject (pro forma)	895	$2,184	$2.44	At ask	535	$1,625	$3.04	At ask	715	$1,850	$2.59	At ask	1,150	$2,550	$2.22	At ask	1,300	$3,250	$2.50	Not in mix
Caraway West End	965	$2,459	$2.55	No concession	566	$1,623	$2.87	No concession	731	$2,005	$2.74	No concession	1,171	$2,884	$2.46	No concession		None posted		None posted
Millennium at West End	1,041	$2,456	$2.36	$2,251		None posted			725	$1,845	$2.54	$1,691	1,104	$2,578	$2.33	$2,363		None posted		None posted
The Flats at West End	949	$2,271	$2.39	$2,009		None posted			725	$1,917	$2.65	$1,696	1,061	$2,448	$2.31	$2,165		None posted		None posted
The Shoreham	771	$1,872	$2.43	$1,716	507	$1,432	$2.83	$1,313	786	$1,826	$2.32	$1,674	1,145	$2,599	$2.27	$2,382		None posted		None posted
Comp average	932	$2,264	$2.43	$2,109	537	$1,527	$2.85	$1,468	742	$1,898	$2.56	$1,766	1,120	$2,627	$2.34	$2,449		None posted		None posted

Size, rent per SF and effective rent by property

Subject (pro forma)
All units
$2,184895 SF, $2.44/SF
Studio
$1,625535 SF, $3.04/SF
1 bed
$1,850715 SF, $2.59/SF
2 bed
$2,5501,150 SF, $2.22/SF
3 bed
$3,2501,300 SF, $2.50/SF
4 bed
Not in mix
Caraway West End
All units
$2,459965 SF, $2.55/SF
Studio
$1,623566 SF, $2.87/SF
1 bed
$2,005731 SF, $2.74/SF
2 bed
$2,8841,171 SF, $2.46/SF
3 bed
None posted
4 bed
None posted
Millennium at West End
All units
$2,4561,041 SF, $2.36/SF, $2,251 effective
Studio
None posted
1 bed
$1,845725 SF, $2.54/SF, $1,691 effective
2 bed
$2,5781,104 SF, $2.33/SF, $2,363 effective
3 bed
None posted
4 bed
None posted
The Flats at West End
All units
$2,271949 SF, $2.39/SF, $2,009 effective
Studio
None posted
1 bed
$1,917725 SF, $2.65/SF, $1,696 effective
2 bed
$2,4481,061 SF, $2.31/SF, $2,165 effective
3 bed
None posted
4 bed
None posted
The Shoreham
All units
$1,872771 SF, $2.43/SF, $1,716 effective
Studio
$1,432507 SF, $2.83/SF, $1,313 effective
1 bed
$1,826786 SF, $2.32/SF, $1,674 effective
2 bed
$2,5991,145 SF, $2.27/SF, $2,382 effective
3 bed
None posted
4 bed
None posted
Comp average
All units
$2,264932 SF, $2.43/SF, $2,109 effective
Studio
$1,527537 SF, $2.85/SF, $1,468 effective
1 bed
$1,898742 SF, $2.56/SF, $1,766 effective
2 bed
$2,6271,120 SF, $2.34/SF, $2,449 effective
3 bed
None posted
4 bed
None posted

How the averages are built

Each comp figure is the plain mean of the plans that property posts with a price for that type; rent per SF is total ask over total SF of those plans. Effective rent spreads the property's posted concession over a 12-month lease and shows only where a concession applies. The comp average is the mean of the property averages. The subject reads the pro forma unit mix, weighted by units. Plans of five or more beds count in the 4 bed group, which then reads 4+ bed. A blank is never a zero: it says None posted, or Not in mix for the subject.

Every unit type, property by property

Collected

Each corner is a property, the subject at the top; each shape is a unit type. West End, 2026-11-08.

Top comps

Scored against the subject ($2.44/SF, 895 SF average): closer, similar rent per SF, similar size, more plans.

Top comps, sorted by score
Property							On radar
1The Flats at West EndTop comp 1	78	0.21 mi	-$0.05/SF	+54 SF	6	6 weeks	Yes
2Caraway West EndTop comp 2	66	0.25 mi	+$0.11/SF	+70 SF	8	None	Yes
3Millennium at West EndTop comp 3	49	0.22 mi	-$0.08/SF	+146 SF	6	4.33 weeks	Yes
4The Shoreham	45	1.8 mi	-$0.01/SF	-124 SF	8	4.33 weeks	Yes

How the score works (weights)

Distance from the subject (closer is better)40%
Rent per SF gap to the subject (smaller is better)30%
Average unit SF gap to the subject (smaller is better)20%
Plans posted (more is better)10%

Each part runs from 0 to 1 across the comps listed: the best comp on that column gets 1, the worst 0, the rest in between. The score is the weighted sum, out of 100. Distance is straight-line miles from the subject pin to each property's recorded address; rent per SF and size read the all-units averages. Concession is shown, not scored. Distance and the gap columns sort smallest first, plans most first, concession fewest weeks first. The top comp badges always follow the score.

Values behind the radar (gross rent)

Gross rent by property and unit type, with distance from the subject
Property	Distance	All units	Studio	1 bed	2 bed	3 bed
Subject (pro forma)	Subject	$2,184	$1,625	$1,850	$2,550	$3,250
Caraway West End	0.25 mi	$2,459	$1,623	$2,005	$2,884	none posted
Millennium at West End	0.22 mi	$2,456	none posted	$1,845	$2,578	none posted
The Flats at West End	0.21 mi	$2,271	none posted	$1,917	$2,448	none posted
The Shoreham	1.8 mi	$1,872	$1,432	$1,826	$2,599	none posted

Pro forma vs market

Comp median, West End, as of 2026-11-08.

Pro forma (bar in type color)Comp median

Studio5 plans
Rent
$1,625 vs $1,599+1.6%
Per SF
$3.04 vs $2.78+9.3%
1 bed7 plans
Rent
$1,850 vs $1,849+0.1%
Per SF
$2.59 vs $2.53+2.4%
2 bed16 plans
Rent
$2,550 vs $2,578-1.1%
Per SF
$2.22 vs $2.34-5.1%
3 bed0 plans
Rent
$3,250 vs [NO COMP]No comp
Per SF
$2.50 vs [NO COMP]No comp

Gap thresholds and method

Gap is pro forma minus the comp median, over the comp median. Green: at or below the median. Amber: above by up to 5%. Red: above by more than 5%.

Same join as the deal page: posted plans at the same bed count in the latest tracked snapshot. Pro forma rents are today's dollars from the unit mix. A type with no posted comp shows a grey pill.

Rents by unit type

4 bed: None posted by any tracked West End property.

All units: average asking rent by property · West End, 2026-11-08

Average asking rentRent per SF, own scale

$2,459

$2,456

$2,271

$2,184

$1,872

Caraway West End$2.55/SF

Millennium at West End$2.36/SF

The Flats at West End$2.39/SF

Subject (pro forma)$2.44/SF

The Shoreham$2.43/SF

Caraway West End
$2,459
$2.55
Millennium at West End
$2,456
$2.36
The Flats at West End
$2,271
$2.39
The Shoreham
$1,872
$2.43
Subject (pro forma)
$2,184
$2.44

All units comps
Property	Plans	Avg ask	Effective	Avg SF	$/SF	Concession
Caraway West End	8	$2,459	$2,459	965	$2.55	None posted
Millennium at West End	6	$2,456	$2,251	1,041	$2.36	Up to one month free
The Flats at West End	6	$2,271	$2,009	949	$2.39	6 weeks free
The Shoreham	8	$1,872	$1,716	771	$2.43	One month free, plus 3 months free garage
Subject (pro forma)	200 units	$2,184	at ask	895	$2.44	None modeled

Studio: average asking rent by property · West End, 2026-11-08

Average asking rentRent per SF, own scale

$1,625

$1,623

$1,432

Subject (pro forma)$3.04/SF

Caraway West End$2.87/SF

The Shoreham$2.83/SF

Caraway West End
$1,623
$2.87
The Shoreham
$1,432
$2.83
Subject (pro forma)
$1,625
$3.04

Studio comps
Property	Plans	Avg ask	Effective	Avg SF	$/SF	Concession
Caraway West End	2	$1,623	$1,623	566	$2.87	None posted
The Shoreham	3	$1,432	$1,313	507	$2.83	One month free, plus 3 months free garage
Subject (pro forma)	30 units	$1,625	at ask	535	$3.04	None modeled

1 bed: average asking rent by property · West End, 2026-11-08

Average asking rentRent per SF, own scale

$2,005

$1,917

$1,850

$1,845

$1,826

Caraway West End$2.74/SF

The Flats at West End$2.65/SF

Subject (pro forma)$2.59/SF

Millennium at West End$2.54/SF

The Shoreham$2.32/SF

Caraway West End
$2,005
$2.74
The Flats at West End
$1,917
$2.65
Millennium at West End
$1,845
$2.54
The Shoreham
$1,826
$2.32
Subject (pro forma)
$1,850
$2.59

1 bed comps
Property	Plans	Avg ask	Effective	Avg SF	$/SF	Concession
Caraway West End	1	$2,005	$2,005	731	$2.74	None posted
The Flats at West End	2	$1,917	$1,696	725	$2.65	6 weeks free
Millennium at West End	1	$1,845	$1,691	725	$2.54	Up to one month free
The Shoreham	3	$1,826	$1,674	786	$2.32	One month free, plus 3 months free garage
Subject (pro forma)	80 units	$1,850	at ask	715	$2.59	None modeled

2 bed: average asking rent by property · West End, 2026-11-08

Average asking rentRent per SF, own scale

$2,884

$2,599

$2,578

$2,550

$2,448

Caraway West End$2.46/SF

The Shoreham$2.27/SF

Millennium at West End$2.33/SF

Subject (pro forma)$2.22/SF

The Flats at West End$2.31/SF

Caraway West End
$2,884
$2.46
The Shoreham
$2,599
$2.27
Millennium at West End
$2,578
$2.33
The Flats at West End
$2,448
$2.31
Subject (pro forma)
$2,550
$2.22

2 bed comps
Property	Plans	Avg ask	Effective	Avg SF	$/SF	Concession
Caraway West End	5	$2,884	$2,884	1,171	$2.46	None posted
The Shoreham	2	$2,599	$2,382	1,145	$2.27	One month free, plus 3 months free garage
Millennium at West End	5	$2,578	$2,363	1,104	$2.33	Up to one month free
The Flats at West End	4	$2,448	$2,165	1,061	$2.31	6 weeks free
Subject (pro forma)	75 units	$2,550	at ask	1,150	$2.22	None modeled

3 bed: average asking rent by property · West End, 2026-11-08

Average asking rentRent per SF, own scale

$3,250

Subject (pro forma)$2.50/SF

No compNo tracked West End property posts this type today.

Subject (pro forma)
$3,250
$2.50

3 bed comps
Property	Plans	Avg ask	Effective	Avg SF	$/SF	Concession
Subject (pro forma)	15 units	$3,250	at ask	1,300	$2.50	No comp

Changes since November 7, 2026

Every collected property, grouped by submarket. A plan not collected is not counted as removed.

No asking-rent changes between Nov 7, 2026 and Nov 8, 2026

4 properties priced on both dates
0 plans new, 0 removed
0 concession changes
6 properties not compared
15 new to the set

Arlo West EndWest End
Not priced either date
–Not compared
Caraway West EndWest End
Compared
$0 (0.0%)None posted
Central Park WestWest End
Not priced Nov 8
–Not compared
Elan West EndWest End
Not priced either date
–Not compared
Luxe ResidentialWest End
Not priced either date
–Not compared
Millennium at West EndWest End
Compared
$0 (0.0%)Unchanged
Parkway 25West End
Not priced either date
–Not compared
The Flats at West EndWest End
Compared
$0 (0.0%)Wording only
The QuentinWest End
Not priced either date
–Not compared
The ShorehamWest End
Compared
$0 (0.0%)Wording only
Ellipse on ExcelsiorSt. Louis Park, other
First snapshot Nov 8
––
Excelsior & GrandSt. Louis Park, other, all-in
First snapshot Nov 8
––
ArcataGolden Valley
First snapshot Nov 8
––
The Winn at Golden ValleyGolden Valley
First snapshot Nov 8
––
XeniaGolden Valley
First snapshot Nov 8
––
Gallery FlatsHopkins
First snapshot Nov 8
––
OvationHopkins
First snapshot Nov 8
––
The HallonHopkins
First snapshot Nov 8
––
Millennium EdinaEdina, Southdale
First snapshot Nov 8
––
One Southdale PlaceEdina, Southdale
First snapshot Nov 8
––
The FredEdina, Southdale
First snapshot Nov 8
––
Lake HausMinneapolis, Southwest LRT corridor
First snapshot Nov 8
––
The Lakes ResidencesMinneapolis, Southwest LRT corridor
First snapshot Nov 8
––
The Original at West Lake QuarterMinneapolis, Southwest LRT corridor
First snapshot Nov 8
––
The PenhurstMinneapolis, Southwest LRT corridor
First snapshot Nov 8
––

Changes since Nov 7, 2026
Property	Compared	Median ask Nov 7	Median ask Nov 8	Change	Plans	Concession
Arlo West EndWest End	Not priced either date	–	–	–	–	Not compared
Caraway West EndWest End	Compared	$2,570	$2,570	$0 (0.0%)	8 unchanged	None posted
Central Park WestWest End	Not priced Nov 8	$2,455	–	–	–	Not compared
Elan West EndWest End	Not priced either date	–	–	–	–	Not compared
Luxe ResidentialWest End	Not priced either date	–	–	–	–	Not compared
Millennium at West EndWest End	Compared	$2,578	$2,578	$0 (0.0%)	6 unchanged	Unchanged
Parkway 25West End	Not priced either date	–	–	–	–	Not compared
The Flats at West EndWest End	Compared	$2,368	$2,368	$0 (0.0%)	6 unchanged	Wording only
The QuentinWest End	Not priced either date	–	–	–	–	Not compared
The ShorehamWest End	Compared	$1,814	$1,814	$0 (0.0%)	8 unchanged	Wording only
Ellipse on ExcelsiorSt. Louis Park, other	First snapshot Nov 8	–	–	–	–	–
Excelsior & GrandSt. Louis Park, other, all-in	First snapshot Nov 8	–	$3,251	–	–	–
ArcataGolden Valley	First snapshot Nov 8	–	$1,997	–	–	–
The Winn at Golden ValleyGolden Valley	First snapshot Nov 8	–	–	–	–	–
XeniaGolden Valley	First snapshot Nov 8	–	–	–	–	–
Gallery FlatsHopkins	First snapshot Nov 8	–	$1,820	–	–	–
OvationHopkins	First snapshot Nov 8	–	–	–	–	–
The HallonHopkins	First snapshot Nov 8	–	–	–	–	–
Millennium EdinaEdina, Southdale	First snapshot Nov 8	–	–	–	–	–
One Southdale PlaceEdina, Southdale	First snapshot Nov 8	–	$1,860	–	–	–
The FredEdina, Southdale	First snapshot Nov 8	–	–	–	–	–
Lake HausMinneapolis, Southwest LRT corridor	First snapshot Nov 8	–	$2,475	–	–	–
The Lakes ResidencesMinneapolis, Southwest LRT corridor	First snapshot Nov 8	–	$5,065	–	–	–
The Original at West Lake QuarterMinneapolis, Southwest LRT corridor	First snapshot Nov 8	–	–	–	–	–
The PenhurstMinneapolis, Southwest LRT corridor	First snapshot Nov 8	–	–	–	–	–

Caraway West End

Compared

Snapshots: Nov 7, 2026 and Nov 8, 2026
Area: West End
Status Nov 7: Priced
Status Nov 8: Priced
Median ask Nov 7: $2,570
Median ask Nov 8: $2,570
Change: $0 (0.0%)
Concession Nov 7: None posted
Concession Nov 8: None posted

Plans, both dates

Plan asks at Caraway West End, Nov 7, 2026 and Nov 8, 2026
Plan	Nov 7	Nov 8	Change
AA1Studio, 537 SF	$1,615	$1,615	Same
AA3Studio, 595 SF	$1,630	$1,630	Same
B21 bd, 731 SF	$2,005	$2,005	Same
C32 bd, 1,001 SF	$2,580	$2,580	Same
C42 bd, 1,122 SF	$2,780	$2,780	Same
C7 Type A2 bd, 1,132 SF	$2,560	$2,560	Same
C122 bd, 1,182 SF	$3,030	$3,030	Same
CC12 bd, 1,419 SF	$3,470	$3,470	Same

Millennium at West End

Compared

Snapshots: Nov 7, 2026 and Nov 8, 2026
Area: West End
Status Nov 7: Priced
Status Nov 8: Priced
Median ask Nov 7: $2,578
Median ask Nov 8: $2,578
Change: $0 (0.0%)
Concession Nov 7: Up to one month free
Concession Nov 8: Up to one month free

Plans, both dates

Plan asks at Millennium at West End, Nov 7, 2026 and Nov 8, 2026
Plan	Nov 7	Nov 8	Change
A11 bd, 725 SF	$1,845	$1,845	Same
B2 bd, 1,072 SF	$2,355	$2,355	Same
C22 bd, 1,065 SF	$2,570	$2,570	Same
C52 bd, 1,106 SF	$2,585	$2,585	Same
C62 bd, 1,122 SF	$2,625	$2,625	Same
C72 bd, 1,156 SF	$2,755	$2,755	Same

The Flats at West End

Compared

Snapshots: Nov 7, 2026 and Nov 8, 2026
Area: West End
Status Nov 7: Priced
Status Nov 8: Priced
Median ask Nov 7: $2,368
Median ask Nov 8: $2,368
Change: $0 (0.0%)
Concession Nov 7: Six weeks free
Concession Nov 8: 6 weeks free

The concession text differs in wording only; the offer terms match, so it is not logged as a change.

Plans, both dates

Plan asks at The Flats at West End, Nov 7, 2026 and Nov 8, 2026
Plan	Nov 7	Nov 8	Change
Harley1 bd, 697 SF	$1,934	$1,934	Same
Piccadilly1 bd, 752 SF	$1,900	$1,900	Same
Oxford2 bd, 1,000 SF	$2,360	$2,360	Same
Chelsea2 bd, 1,051 SF	$2,375	$2,375	Same
Soho2 bd, 1,069 SF	$2,480	$2,480	Same
Berkeley2 bd, 1,124 SF	$2,575	$2,575	Same

The Shoreham

Compared

Snapshots: Nov 7, 2026 and Nov 8, 2026
Area: West End
Status Nov 7: Priced
Status Nov 8: Priced
Median ask Nov 7: $1,814
Median ask Nov 8: $1,814
Change: $0 (0.0%)
Concession Nov 7: One month free, plus three months free garage
Concession Nov 8: One month free, plus 3 months free garage

The concession text differs in wording only; the offer terms match, so it is not logged as a change.

Plans, both dates

Plan asks at The Shoreham, Nov 7, 2026 and Nov 8, 2026
Plan	Nov 7	Nov 8	Change
The Smith1 bd, 717 SF	$1,799	$1,799	Same
The SewellStudio, 472 SF	$1,399	$1,399	Same
The Shiloh2 bd, 1,087 SF	$2,499	$2,499	Same
The Sawyer2 bd, 1,203 SF	$2,699	$2,699	Same
The Samuel1 bd, 780 SF	$1,829	$1,829	Same
The Spencer1 bd, 862 SF	$1,849	$1,849	Same
The StanfordStudio, 581 SF	$1,599	$1,599	Same
The SheldonStudio, 467 SF	$1,299	$1,299	Same

Median ask by snapshot date, every collected day from Nov 7, 2026 to Nov 8, 2026. Open circles: collected, not priced.

Headline set: West End, base rent
The header's medians. 5 properties priced Nov 7; 4 properties priced Nov 8Set changed, not only asks
Nov 7 $2,400Nov 8 $2,368
History starts Nov 7, 2026History starts Nov 7, 2026History starts Nov 7, 2026

West End

Arlo West End
Nov 7 no public pricingNov 8 bot check
History starts Nov 7, 2026History starts Nov 7, 2026History starts Nov 7, 2026
Caraway West End
Nov 7 $2,570Nov 8 $2,570
History starts Nov 7, 2026History starts Nov 7, 2026History starts Nov 7, 2026
Central Park West
Nov 7 $2,455Nov 8 bot check
History starts Nov 7, 2026History starts Nov 7, 2026History starts Nov 7, 2026
Elan West End
Nov 7 dead domainNov 8 dead domain
History starts Nov 7, 2026History starts Nov 7, 2026History starts Nov 7, 2026
Luxe Residential
Nov 7 dead domainNov 8 dead domain
History starts Nov 7, 2026History starts Nov 7, 2026History starts Nov 7, 2026
Millennium at West End
Nov 7 $2,578Nov 8 $2,578
History starts Nov 7, 2026History starts Nov 7, 2026History starts Nov 7, 2026
Parkway 25
Nov 7 stale pageNov 8 stale page
History starts Nov 7, 2026History starts Nov 7, 2026History starts Nov 7, 2026
The Flats at West End
Nov 7 $2,368Nov 8 $2,368
History starts Nov 7, 2026History starts Nov 7, 2026History starts Nov 7, 2026
The Quentin
Nov 7 no public pricingNov 8 bot check
History starts Nov 7, 2026History starts Nov 7, 2026History starts Nov 7, 2026
The Shoreham
Nov 7 $1,814Nov 8 $1,814
History starts Nov 7, 2026History starts Nov 7, 2026History starts Nov 7, 2026

St. Louis Park, other

Ellipse on Excelsior
Tracked from Nov 8
Nov 8 no public pricing
History starts Nov 8, 2026History starts Nov 8, 2026History starts Nov 8, 2026
Excelsior & Grand
All-in asks. Tracked from Nov 8
Nov 8 $3,251
History starts Nov 8, 2026History starts Nov 8, 2026History starts Nov 8, 2026

Golden Valley

Arcata
Tracked from Nov 8
Nov 8 $1,997
History starts Nov 8, 2026History starts Nov 8, 2026History starts Nov 8, 2026
The Winn at Golden Valley
Tracked from Nov 8
Nov 8 no public pricing
History starts Nov 8, 2026History starts Nov 8, 2026History starts Nov 8, 2026
Xenia
Tracked from Nov 8
Nov 8 bot check
History starts Nov 8, 2026History starts Nov 8, 2026History starts Nov 8, 2026

Hopkins

Gallery Flats
Tracked from Nov 8
Nov 8 $1,820
History starts Nov 8, 2026History starts Nov 8, 2026History starts Nov 8, 2026
Ovation
Tracked from Nov 8
Nov 8 no public pricing
History starts Nov 8, 2026History starts Nov 8, 2026History starts Nov 8, 2026
The Hallon
Tracked from Nov 8
Nov 8 bot check
History starts Nov 8, 2026History starts Nov 8, 2026History starts Nov 8, 2026

Edina, Southdale

Millennium Edina
Tracked from Nov 8
Nov 8 no public pricing
History starts Nov 8, 2026History starts Nov 8, 2026History starts Nov 8, 2026
One Southdale Place
Tracked from Nov 8
Nov 8 $1,860
History starts Nov 8, 2026History starts Nov 8, 2026History starts Nov 8, 2026
The Fred
Tracked from Nov 8
Nov 8 no public pricing
History starts Nov 8, 2026History starts Nov 8, 2026History starts Nov 8, 2026

Minneapolis, Southwest LRT corridor

Lake Haus
Tracked from Nov 8
Nov 8 $2,475
History starts Nov 8, 2026History starts Nov 8, 2026History starts Nov 8, 2026
The Lakes Residences
Tracked from Nov 8
Nov 8 $5,065
History starts Nov 8, 2026History starts Nov 8, 2026History starts Nov 8, 2026
The Original at West Lake Quarter
Tracked from Nov 8
Nov 8 bot check
History starts Nov 8, 2026History starts Nov 8, 2026History starts Nov 8, 2026
The Penhurst
Tracked from Nov 8
Nov 8 bot check
History starts Nov 8, 2026History starts Nov 8, 2026History starts Nov 8, 2026

No concession offer changed between Nov 7, 2026 and Nov 8, 2026

Logged only when the page was read on both dates and the offer terms differ.

Offers on record at each property's first read (8)

West End

Offers as first recorded, West End
Property	First read	Offer
Central Park West	Nov 7, 2026	Specials available, per plan
Millennium at West End	Nov 7, 2026	Up to one month free
The Flats at West End	Nov 7, 2026	Six weeks free
The Shoreham	Nov 7, 2026	One month free, plus three months free garage

Golden Valley

Offers as first recorded, Golden Valley
Property	First read	Offer
The Winn at Golden Valley	Nov 8, 2026	1 month free + more

Hopkins

Offers as first recorded, Hopkins
Property	First read	Offer
Ovation	Nov 8, 2026	Two months free when you move in by december 15, 2026

Minneapolis, Southwest LRT corridor

Offers as first recorded, Minneapolis, Southwest LRT corridor
Property	First read	Offer
Lake Haus	Nov 8, 2026	Up to 2 months free when you lease your new home
The Lakes Residences	Nov 8, 2026	2 months free rent

Wording differences, not logged as changes (2)

Concession text that differs in wording only
Property	Date	Before	After
The Flats at West End	Nov 8, 2026	Six weeks free	6 weeks free
The Shoreham	Nov 8, 2026	One month free, plus three months free garage	One month free, plus 3 months free garage

Who is leasing up now

Sample

Buildings near the subject still filling, as of Nov 2026. Open a row for its months.

Faster than competitors

Planned 18.2 units a month (200 units over 11 months) against a competitor median of 11.0.

The Penhurst Sample
82%
1.7 mi, 230 units, delivered Nov 2025, 11.3 a month, 6 weeks off, stabilizes Feb 2027
The Original at West Lake Quarter Sample
93%
2.1 mi, 160 units, delivered Aug 2025, 6.0 a month, 4 weeks off, stabilizes Dec 2026
Lake Haus Sample
75%
2.1 mi, 175 units, delivered Feb 2026, 11.0 a month, 6 weeks off, stabilizes Mar 2027
The Hallon Sample
46%
3.5 mi, 140 units, delivered May 2026, 8.7 a month, 8 weeks off, stabilizes Jul 2027
Gallery Flats Sample
30%
4.3 mi, 200 units, delivered Aug 2026, 15.0 a month, 8 weeks off, stabilizes Aug 2027

Lease-up competition
Building	Leased	Figures	Distance	Units	Delivered	Units leased a month	Concession	95% leased by
The Penhurst Sample	82%	1.7 mi, 230 units, delivered Nov 2025, 11.3 a month, 6 weeks off, stabilizes Feb 2027	1.7 mi	230	Nov 2025	11.3	6 weeks off	Feb 2027
The Original at West Lake Quarter Sample	93%	2.1 mi, 160 units, delivered Aug 2025, 6.0 a month, 4 weeks off, stabilizes Dec 2026	2.1 mi	160	Aug 2025	6.0	4 weeks off	Dec 2026
Lake Haus Sample	75%	2.1 mi, 175 units, delivered Feb 2026, 11.0 a month, 6 weeks off, stabilizes Mar 2027	2.1 mi	175	Feb 2026	11.0	6 weeks off	Mar 2027
The Hallon Sample	46%	3.5 mi, 140 units, delivered May 2026, 8.7 a month, 8 weeks off, stabilizes Jul 2027	3.5 mi	140	May 2026	8.7	8 weeks off	Jul 2027
Gallery Flats Sample	30%	4.3 mi, 200 units, delivered Aug 2026, 15.0 a month, 8 weeks off, stabilizes Aug 2027	4.3 mi	200	Aug 2026	15.0	8 weeks off	Aug 2027

Percent leased since delivery

Percent leasedSubject plan, same months from delivery95% leased

The Penhurst82%

11.3 a month, 12 months in

Nov 2025Feb 2027

The Original at West Lake Quarter93%

6.0 a month, 15 months in

Aug 2025Nov 2026

Lake Haus75%

11.0 a month, 9 months in

Feb 2026May 2027

The Hallon46%

8.7 a month, 6 months in

May 2026Aug 2027

Gallery Flats30%

15.0 a month, 3 months in

Aug 2026Nov 2027

How pace and stabilization are figured sample counts, the subject's plan

Pace is units leased over the last 3 months, a month. The stabilization month adds the months that pace needs to reach 95% leased. Competitor median: 11.0 units a month.

The subject's plan is 200 units over the model's 11 month lease-up from first delivery in Feb 2029: 18.2 units a month, 165% of the competitor median.

Building names and distances are from the tracked comp set. Unit counts, delivery dates, leased counts and concessions are samples until a leasing report is attached.

Market detail

How our finishes compare

Collected

Our spec book against what each comp's website stated on November 7, 2026. A dash means not stated.

Comps stating stone counters: 4 of 5; Our 3 cm quartz matches the market
Rows our spec book does not answer: 3; Flaggedprivate outdoor space, walk-in closets, kitchen island

Feature by feature, our spec against each comp (13 rows)

Feature	The subject	Millennium	Central Park West	The Shoreham	The Flats	Caraway
Unit finishes
Countertops	Quartz, 3 cm, eased edge, kitchens and baths	Quartz	Quartz	Quartz or granite	Granite	–
Flooring	Luxury vinyl plank throughout; porcelain tile at baths	LVP	Vinyl plank	–	–	–
Appliances	Stainless package, electric range, French door refrigerator, dishwasher, microwave	Stainless, Whirlpool	Stainless, wine chillers	Stainless, upgraded	Stainless, Energy Star	–
In-unit laundry	Full size stacked washer and dryer in every unit	–	Washer and dryer	Washer and dryer	–	–
Ceilings	9 feet typical; 10 feet on the top floor	–	Floor to ceiling windows	–	Vaulted	–
Smart home	Keyless entry, smart thermostat, leak sensors at wet walls	IOTAS, select units	–	–	–	–
Private outdoor space	The spec book does not state balconies or patios yet	Every unit	Balconies	–	–	–
Walk-in closets	The spec book states cabinets, not closets	Custom built-in shelving	Walk-in	–	–	–
Kitchen island	The spec book does not state islands	Generous island	–	–	–	–
Community amenities
Fitness	2,100 square feet, strength and cardio, on demand studio	–	–	Fitness center	–	–
Pool	None planned: the amenity budget goes to the rooftop terrace, fitness and coworking instead, a stated choice	–	–	Outdoor pool and sundeck	–	–
Package handling	Locker room with cold storage for grocery delivery	–	–	Package receiving	–	–
Bike storage	Secured storage for 120 bikes with a repair stand	–	–	Bike racks	–	–

How the comparison is built

The subject column is the deal page's own spec book. The comp columns summarize, in our own words, what each property's public website stated on November 7, 2026; nothing is reproduced verbatim. A dash means the captured page did not state it, which is a fact about the page, not the building.

Stone is table stakes: 4 of 5 tracked comps state quartz or granite counters. Our 3 cm quartz matches the market; it does not beat it, and the page says so.

The comparison audits us too: 3 rows the spec book does not answer yet (private outdoor space, walk-in closets, kitchen island), flagged here until the sponsor states them in section five.

What lands next: the ApartmentIQ-style premium per amenity (what a washer and dryer or a pool is worth in rent) needs leased data across the set; it arrives as the snapshots and the achieved-rent side accrue.

What renters pay after concessions

Asks less posted concessions, spread over a 12-month lease, November 8, 2026 snapshot.

Market concession observed: 4.33 weeks median across 3 of 4 properties; the pro forma carries 0.5% of gross potential rent (0.26 weeks on a 12-month lease) at stabilization and none in lease-up.

Studio
Plans posted
5
Ask median
$1,599
Effective median
$1,466
Difference
-$133
1 bedroom
Plans posted
7
Ask median
$1,849
Effective median
$1,691
Difference
-$158
2 bedroom
Plans posted
16
Ask median
$2,578
Effective median
$2,388
Difference
-$190

Bed count	Plans posted	Ask median	Effective median	Difference
Studio	5	$1,599	$1,466	-$133
1 bedroom	7	$1,849	$1,691	-$158
2 bedroom	16	$2,578	$2,388	-$190

Recorded concessions, read into terms (4 properties)

Millennium at West End
Recorded
Up to one month free
Base weeks off
4.33
Other scope
None
Conditions
up to: taken at the stated maximum
The Shoreham
Recorded
One month free, plus 3 months free garage
Base weeks off
4.33
Other scope
13 weeks garage
Conditions
None stated
The Flats at West End
Recorded
6 weeks free
Base weeks off
6
Other scope
None
Conditions
None stated
Caraway West End
Recorded
None posted
Base weeks off
0
Other scope
None
Conditions
None stated

Property	Recorded	Base weeks off	Other scope	Conditions
Millennium at West End	Up to one month free	4.33	None	up to: taken at the stated maximum
The Shoreham	One month free, plus 3 months free garage	4.33	13 weeks garage	None stated
The Flats at West End	6 weeks free	6	None	None stated
Caraway West End	None posted	0	None	None stated

Median of base-rent weeks off at the 3 priced properties posting a stated offer; of the rest, 1 posts no concession. Effective rent is ask x (52 - weeks off) / 52 on a 12-month lease; garage and other non-rent offers do not change it. 1 offer reads "up to" and is taken at the stated maximum. The concession rate is the sponsor's input; this is a comparison, not advice.

How the set is priced

Collected

28 posted asks across 4 of 10 properties, November 8, 2026 snapshot.

Rent against size, every priced plan

Studio (5)1 BR (7)2 BR (16)

Across 28 priced plans, each additional square foot asks about $2.00 more per month. One-day fit, not a forecast.

Rent per square foot, by property

Median of each property's priced plans. Scale starts at $2.00, not zero.

Caraway West End

8 plans priced

$2.57

The Shoreham

8 plans priced

$2.43

Millennium at West End

6 plans priced

$2.36

The Flats at West End

6 plans priced

$2.34

Plan mix, by property

Priced plans by bedroom count, not units built.

Caraway West End

8 plans priced

The Shoreham

8 plans priced

Millennium at West End

6 plans priced

The Flats at West End

6 plans priced

Studio (5)1 BR (7)2 BR (16)

Unit mix, property by property (posted plans per bedroom count)

Plans with a public ask, their price and size span, and the median per square foot. Posted plans, not unit counts; a leasing page does not say how many of each type the building holds.

Property	Studio5 posted	1 BR7 posted	2 BR16 posted	3 BR0 posted
Caraway West End 8 plans priced	$1,615 to $1,630 2 plans, 537 to 595 SF, $2.88/SF	$2,005 1 plan, 731 SF, $2.74/SF	$2,560 to $3,470 5 plans, 1,001 to 1,419 SF, $2.48/SF	None posted
The Shoreham 8 plans priced	$1,299 to $1,599 3 plans, 467 to 581 SF, $2.78/SF	$1,799 to $1,849 3 plans, 717 to 862 SF, $2.34/SF	$2,499 to $2,699 2 plans, 1,087 to 1,203 SF, $2.27/SF	None posted
Millennium at West End 6 plans priced	None posted	$1,845 1 plan, 725 SF, $2.54/SF	$2,355 to $2,755 5 plans, 1,065 to 1,156 SF, $2.34/SF	None posted
The Flats at West End 6 plans priced	None posted	$1,900 to $1,934 2 plans, 697 to 752 SF, $2.65/SF	$2,360 to $2,575 4 plans, 1,000 to 1,124 SF, $2.31/SF	None posted

Property

Studio5 posted

1 BR7 posted

2 BR16 posted

3 BR0 posted

Caraway West End

8 plans priced

$1,615 to $1,630

2 plans, 537 to 595 SF, $2.88/SF

$2,005

1 plan, 731 SF, $2.74/SF

$2,560 to $3,470

5 plans, 1,001 to 1,419 SF, $2.48/SF

None posted

The Shoreham

8 plans priced

$1,299 to $1,599

3 plans, 467 to 581 SF, $2.78/SF

$1,799 to $1,849

3 plans, 717 to 862 SF, $2.34/SF

$2,499 to $2,699

2 plans, 1,087 to 1,203 SF, $2.27/SF

None posted

Millennium at West End

6 plans priced

None posted

$1,845

1 plan, 725 SF, $2.54/SF

$2,355 to $2,755

5 plans, 1,065 to 1,156 SF, $2.34/SF

None posted

The Flats at West End

6 plans priced

None posted

$1,900 to $1,934

2 plans, 697 to 752 SF, $2.65/SF

$2,360 to $2,575

4 plans, 1,000 to 1,124 SF, $2.31/SF

None posted

About these charts

Three reads of the November 8, 2026 snapshot and nothing else. One snapshot supports position and mix, so that is what is drawn; the change series (deltas, snapshot windows, concession burn) starts rendering the day snapshot two lands.

The fit line is least squares across one day of posted asks; a line that describes this snapshot, not a forecast. Every dot is a plan from the tracked set table, and hovering one names it.

6 of the 10 tracked properties appear in none of these charts: 1 with a stale page, 2 with dead domains, 3 with no priced plans.

The subject is not a comp and appears nowhere in these charts; its ask is positioned against the demonstration set at the bottom of the page.

Tracked set, pending properties and sources (4 of 10 priced)

What the competing buildings ask

West End, St. Louis Park, and the competing west metro. Snapshot 2 November 8, 2026. Select a row for plans.

West End 4 of 10 priced
St. Louis Park, other 1 of 2 priced
Golden Valley 1 of 3 priced
Hopkins 1 of 3 priced
Edina, Southdale 1 of 3 priced
Minneapolis, Southwest LRT corridor 2 of 4 priced

Millennium at West EndWest End, source millenniumwestend.com, snapshot Nov 8, 2026
$2,578
$2.36
The ShorehamWest End, source shorehamapartments.com, snapshot Nov 8, 2026
$1,814
$2.43
The Flats at West EndWest End, source flatswestend.com, snapshot Nov 8, 2026
$2,368
$2.34
Caraway West EndWest End, source carawaywestend.com, snapshot Nov 8, 2026
$2,570
$2.57
Excelsior & GrandSt. Louis Park, other, source excelsiorandgrand.com, snapshot Nov 8, 2026
$3,251all-in
$2.93
ArcataGolden Valley, source arcataapts.com, snapshot Nov 8, 2026
$1,997
$2.16
Gallery FlatsHopkins, source galleryflats.com, snapshot Nov 8, 2026
$1,820
$2.11
One Southdale PlaceEdina, Southdale, source onesouthdale.com, snapshot Nov 8, 2026
$1,860
$2.51
The Lakes ResidencesMinneapolis, Southwest LRT corridor, source thelakesresidences.com, snapshot Nov 8, 2026
$5,065
$2.88
Lake HausMinneapolis, Southwest LRT corridor, source lakehausapartmenthomes.com, snapshot Nov 8, 2026
$2,475
$3.09
Central Park WestWest End, source centralparkwestend.com, snapshot Nov 8, 2026
–
–
Arlo West EndWest End, source arlowestend.com, snapshot Nov 8, 2026
–
–
The QuentinWest End, source thequentin.prospectportal.com, snapshot Nov 8, 2026
–
–
Parkway 25West End, source parkway25.com, snapshot Nov 8, 2026
–
–
Elan West EndWest End, source elanwestend.com, snapshot Nov 8, 2026
–
–
Luxe ResidentialWest End, source luxeresidentialmn.com, snapshot Nov 8, 2026
–
–
Ellipse on ExcelsiorSt. Louis Park, other, source ellipseonexcelsior.com, snapshot Nov 8, 2026
–
–
XeniaGolden Valley, source livexenia.com, snapshot Nov 8, 2026
–
–
The Winn at Golden ValleyGolden Valley, source winngoldenvalley.com, snapshot Nov 8, 2026
–
–
The HallonHopkins, source thehallon.com, snapshot Nov 8, 2026
–
–
OvationHopkins, source ovationhopkins.com, snapshot Nov 8, 2026
–
–
Millennium EdinaEdina, Southdale, source millenniumedina.com, snapshot Nov 8, 2026
–
–
The FredEdina, Southdale, source frededina.com, snapshot Nov 8, 2026
–
–
The Original at West Lake QuarterMinneapolis, Southwest LRT corridor, source theoriginalatwlq.com, snapshot Nov 8, 2026
–
–
The PenhurstMinneapolis, Southwest LRT corridor, source thepenhurst.com, snapshot Nov 8, 2026
–
–

Tracked properties, latest snapshot
Property	Status	Plans	From	Median ask	Per SF	Concession
Millennium at West EndWest End, source millenniumwestend.com, snapshot Nov 8, 2026	Priced	6 +16	$1,845	$2,578	$2.36	Up to one month free
The ShorehamWest End, source shorehamapartments.com, snapshot Nov 8, 2026	Priced	8 +23	$1,299	$1,814	$2.43	One month free, plus 3 months free garage
The Flats at West EndWest End, source flatswestend.com, snapshot Nov 8, 2026	Priced	6	$1,900	$2,368	$2.34	6 weeks free
Caraway West EndWest End, source carawaywestend.com, snapshot Nov 8, 2026	Priced	8 +22	$1,615	$2,570	$2.57	None posted
Excelsior & GrandSt. Louis Park, other, source excelsiorandgrand.com, snapshot Nov 8, 2026	Priced	14 +40	$2,713	$3,251all-in	$2.93	None posted
ArcataGolden Valley, source arcataapts.com, snapshot Nov 8, 2026	Priced	5	$1,812	$1,997	$2.16	None posted
Gallery FlatsHopkins, source galleryflats.com, snapshot Nov 8, 2026	Priced	9	$1,595	$1,820	$2.11	None posted
One Southdale PlaceEdina, Southdale, source onesouthdale.com, snapshot Nov 8, 2026	Priced	6 +14	$1,445	$1,860	$2.51	None posted
The Lakes ResidencesMinneapolis, Southwest LRT corridor, source thelakesresidences.com, snapshot Nov 8, 2026	Priced	1 +33	$5,065	$5,065	$2.88	2 months free rent
Lake HausMinneapolis, Southwest LRT corridor, source lakehausapartmenthomes.com, snapshot Nov 8, 2026	Priced	10	$1,750	$2,475	$3.09	Up to 2 months free when you lease your new home
Central Park WestWest End, source centralparkwestend.com, snapshot Nov 8, 2026	Bot check	–	–	–	–	None posted
Arlo West EndWest End, source arlowestend.com, snapshot Nov 8, 2026	Bot check	–	–	–	–	None posted
The QuentinWest End, source thequentin.prospectportal.com, snapshot Nov 8, 2026	Bot check	–	–	–	–	None posted
Parkway 25West End, source parkway25.com, snapshot Nov 8, 2026	Stale page	–	–	–	–	None posted
Elan West EndWest End, source elanwestend.com, snapshot Nov 8, 2026	Dead domain	–	–	–	–	None posted
Luxe ResidentialWest End, source luxeresidentialmn.com, snapshot Nov 8, 2026	Dead domain	–	–	–	–	None posted
Ellipse on ExcelsiorSt. Louis Park, other, source ellipseonexcelsior.com, snapshot Nov 8, 2026	No public pricing	–	–	–	–	None posted
XeniaGolden Valley, source livexenia.com, snapshot Nov 8, 2026	Bot check	–	–	–	–	None posted
The Winn at Golden ValleyGolden Valley, source winngoldenvalley.com, snapshot Nov 8, 2026	No public pricing	–	–	–	–	1 month free + more
The HallonHopkins, source thehallon.com, snapshot Nov 8, 2026	Bot check	–	–	–	–	None posted
OvationHopkins, source ovationhopkins.com, snapshot Nov 8, 2026	No public pricing	–	–	–	–	Two months free when you move in by december 15, 2026
Millennium EdinaEdina, Southdale, source millenniumedina.com, snapshot Nov 8, 2026	No public pricing	–	–	–	–	None posted
The FredEdina, Southdale, source frededina.com, snapshot Nov 8, 2026	No public pricing	–	–	–	–	None posted
The Original at West Lake QuarterMinneapolis, Southwest LRT corridor, source theoriginalatwlq.com, snapshot Nov 8, 2026	Bot check	–	–	–	–	None posted
The PenhurstMinneapolis, Southwest LRT corridor, source thepenhurst.com, snapshot Nov 8, 2026	Bot check	–	–	–	–	None posted

Millennium at West End

Priced

Area: West End
Source: millenniumwestend.com
Snapshot: November 8, 2026
Platform: RentCafe
Plans priced: 6 (+16 unpriced)
From: $1,845
Median ask: $2,578
Median per SF: $2.36
Concession: Up to one month free

History

Measure	Nov 7	Nov 8	Change
Median ask	$2,578	$2,578	No change
Per SF	$2.36	$2.36	No change

Collected by the nightly pass; 6 plans priced, 16 listed without a public price.

Priced plans

A11 bd, 1 ba, 725 SF$1,845$2.54 per SF
B2 bd, 1 ba, 1,072 SF$2,355$2.20 per SF
C22 bd, 2 ba, 1,065 SF$2,570$2.41 per SF
C52 bd, 2 ba, 1,106 SF$2,585$2.34 per SF
C62 bd, 2 ba, 1,122 SF$2,625$2.34 per SF
C72 bd, 2 ba, 1,156 SF$2,755$2.38 per SF

The Shoreham

Priced

Area: West End
Source: shorehamapartments.com
Snapshot: November 8, 2026
Platform: RentCafe
Plans priced: 8 (+23 unpriced)
From: $1,299
Median ask: $1,814
Median per SF: $2.43
Concession: One month free, plus 3 months free garage

History

Measure	Nov 7	Nov 8	Change
Median ask	$1,814	$1,814	No change
Per SF	$2.43	$2.43	No change

Collected by the nightly pass; 8 plans priced, 23 listed without a public price.

Priced plans

The Smith1 bd, 1 ba, 717 SF$1,799$2.51 per SF
The SewellStudio, 1 ba, 472 SF$1,399$2.96 per SF
The Shiloh2 bd, 2 ba, 1,087 SF$2,499$2.30 per SF
The Sawyer2 bd, 2 ba, 1,203 SF$2,699$2.24 per SF
The Samuel1 bd, 1 ba, 780 SF$1,829$2.34 per SF
The Spencer1 bd, 1 ba, 862 SF$1,849$2.15 per SF
The StanfordStudio, 1 ba, 581 SF$1,599$2.75 per SF
The SheldonStudio, 1 ba, 467 SF$1,299$2.78 per SF

The Flats at West End

Priced

Area: West End
Source: flatswestend.com
Snapshot: November 8, 2026
Platform: RentCafe
Plans priced: 6
From: $1,900
Median ask: $2,368
Median per SF: $2.34
Concession: 6 weeks free

History

Measure	Nov 7	Nov 8	Change
Median ask	$2,368	$2,368	No change
Per SF	$2.34	$2.34	No change

Collected by the nightly pass; 6 plans priced, 0 listed without a public price.

Priced plans

Harley1 bd, 1 ba, 697 SF$1,934$2.77 per SF
Piccadilly1 bd, 1 ba, 752 SF$1,900$2.53 per SF
Oxford2 bd, 2 ba, 1,000 SF$2,360$2.36 per SF
Chelsea2 bd, 2 ba, 1,051 SF$2,375$2.26 per SF
Soho2 bd, 2 ba, 1,069 SF$2,480$2.32 per SF
Berkeley2 bd, 2 ba, 1,124 SF$2,575$2.29 per SF

Caraway West End

Priced

Area: West End
Source: carawaywestend.com
Snapshot: November 8, 2026
Platform: Custom site
Plans priced: 8 (+22 unpriced)
From: $1,615
Median ask: $2,570
Median per SF: $2.57
Concession: None posted

History

Measure	Nov 7	Nov 8	Change
Median ask	$2,570	$2,570	No change
Per SF	$2.57	$2.57	No change

Collected by the nightly pass; 8 plans priced, 22 listed without a public price.

Priced plans

AA1Studio, 1 ba, 537 SF$1,615$3.01 per SF
AA3Studio, 1 ba, 595 SF$1,630$2.74 per SF
B21 bd, 1 ba, 731 SF$2,005$2.74 per SF
C32 bd, 2 ba, 1,001 SF$2,580$2.58 per SF
C42 bd, 2 ba, 1,122 SF$2,780$2.48 per SF
C7 Type A2 bd, 2 ba, 1,132 SF$2,560$2.26 per SF
C122 bd, 2 ba, 1,182 SF$3,030$2.56 per SF
CC12 bd, 2 ba, 1,419 SF$3,470$2.45 per SF

Excelsior & Grand

Priced

Area: St. Louis Park, other
Source: excelsiorandgrand.com
Snapshot: November 8, 2026
Platform: Custom site
Plans priced: 14 (+40 unpriced)
From: $2,713
Median ask, all-in: $3,251
Median per SF: $2.93
Concession: None posted

History

Measure	Nov 7	Nov 8	Change
Median ask	–	$3,251	–
Per SF	–	$2.93	–

Collected by the nightly pass; 14 plans priced, 40 listed without a public price. Asks are the site's all-in monthly price, labeled as such. The index posts an all-in monthly price (base rent plus mandatory fees), recorded as posted and labeled all-in.

Priced plans

A91 bd, 1 ba, 848 SF$2,713$3.20 per SF
A141 bd, 1 ba, 886 SF$2,788$3.15 per SF
A21 bd, 1 ba, 726 SF$2,813$3.87 per SF
AL61 bd, 1 ba, 1,014 SF$2,963$2.92 per SF
P11 bd, 2 ba, 1,249 SF$3,513$2.81 per SF
B42 bd, 1 ba, 1,066 SF$2,988$2.80 per SF
T32 bd, 2 ba, 1,161 SF$3,188$2.75 per SF
B72 bd, 2 ba, 1,093 SF$3,213$2.94 per SF
B12 bd, 2 ba, 1,032 SF$3,288$3.19 per SF
T82 bd, 2 ba, 1,334 SF$3,288$2.46 per SF
B62 bd, 2 ba, 1,087 SF$3,338$3.07 per SF
B92 bd, 2 ba, 1,106 SF$3,338$3.02 per SF
B142 bd, 2 ba, 1,253 SF$3,413$2.72 per SF
T92 bd, 2 ba, 1,337 SF$3,413$2.55 per SF

Arcata

Priced

Area: Golden Valley
Source: arcataapts.com
Snapshot: November 8, 2026
Platform: RentCafe
Plans priced: 5
From: $1,812
Median ask: $1,997
Median per SF: $2.16
Concession: None posted

History

Measure	Nov 7	Nov 8	Change
Median ask	–	$1,997	–
Per SF	–	$2.16	–

Collected by the nightly pass; 5 plans priced, 0 listed without a public price.

Priced plans

A21 bd, 1 ba, 740 SF$1,812$2.45 per SF
A61 bd, 1 ba, 802 SF$1,812$2.26 per SF
A91 bd, 1 ba, 926 SF$1,997$2.16 per SF
B12 bd, 2 ba, 1,049 SF$2,167$2.07 per SF
B52 bd, 2 ba, 1,105 SF$2,202$1.99 per SF

Gallery Flats

Priced

Area: Hopkins
Source: galleryflats.com
Snapshot: November 8, 2026
Platform: Custom site
Plans priced: 9
From: $1,595
Median ask: $1,820
Median per SF: $2.11
Concession: None posted

History

Measure	Nov 7	Nov 8	Change
Median ask	–	$1,820	–
Per SF	–	$2.11	–

Collected by the nightly pass; 9 plans priced, 0 listed without a public price. Leads with an all-in price; the base rent line beneath it is what is recorded.

Priced plans

S1Studio, 1 ba, 619 SF$1,595$2.58 per SF
1E1 bd, 1 ba, 789 SF$1,845$2.34 per SF
1D1 bd, 1 ba, 816 SF$1,725$2.11 per SF
FLEX 11 bd, 1 ba, 836 SF$1,680$2.01 per SF
1H1 bd, 1 ba, 855 SF$1,820$2.13 per SF
1G1 bd, 1 ba, 860 SF$1,805$2.10 per SF
2D2 bd, 1 ba, 1,050 SF$1,920$1.83 per SF
2E2 bd, 1 ba, 1,098 SF$1,970$1.79 per SF
2K2 bd, 2 ba, 1,174 SF$2,585$2.20 per SF

One Southdale Place

Priced

Area: Edina, Southdale
Source: onesouthdale.com
Snapshot: November 8, 2026
Platform: Custom site
Plans priced: 6 (+14 unpriced)
From: $1,445
Median ask: $1,860
Median per SF: $2.51
Concession: None posted

History

Measure	Nov 7	Nov 8	Change
Median ask	–	$1,860	–
Per SF	–	$2.51	–

Collected by the nightly pass; 6 plans priced, 14 listed without a public price.

Priced plans

1F1 bd, 1 ba, 792 SF$1,795$2.27 per SF
1C1 bd, 1 ba, 734 SF$1,795$2.45 per SF
1H -1+Den1 bd, 1 ba, 814 SF$1,925$2.36 per SF
2C2 bd, 2 ba, 977 SF$2,500$2.56 per SF
2M2 bd, 2 ba, 1,125 SF$2,885$2.56 per SF
ST2 - AlcoveStudio, 1 ba, 518 SF$1,445$2.79 per SF

The Lakes Residences

Priced

Area: Minneapolis, Southwest LRT corridor
Source: thelakesresidences.com
Snapshot: November 8, 2026
Platform: Custom site
Plans priced: 1 (+33 unpriced)
From: $5,065
Median ask: $5,065
Median per SF: $2.88
Concession: 2 months free rent

History

Measure	Nov 7	Nov 8	Change
Median ask	–	$5,065	–
Per SF	–	$2.88	–

Collected by the nightly pass; 1 plans priced, 33 listed without a public price. Most plans post call for details; only plans with a posted base rent are recorded.

Priced plans

C72 bd, 2.5 ba, 1,761 SF$5,065$2.88 per SF

Lake Haus

Priced

Area: Minneapolis, Southwest LRT corridor
Source: lakehausapartmenthomes.com
Snapshot: November 8, 2026
Platform: Custom site
Plans priced: 10
From: $1,750
Median ask: $2,475
Median per SF: $3.09
Concession: Up to 2 months free when you lease your new home

History

Measure	Nov 7	Nov 8	Change
Median ask	–	$2,475	–
Per SF	–	$3.09	–

Collected by the nightly pass; 10 plans priced, 0 listed without a public price. Leads with an all-in price; the base rent line beneath it is what is recorded.

Priced plans

A31 bd, 1 ba, 526 SF$1,750$3.33 per SF
A151 bd, 1 ba, 668 SF$2,100$3.14 per SF
A91 bd, 1 ba, 730 SF$2,555$3.50 per SF
A111 bd, 1 ba, 766 SF$2,395$3.13 per SF
A121 bd, 1 ba, 766 SF$2,335$3.05 per SF
A131 bd, 1 ba, 766 SF$2,060$2.69 per SF
A141 bd, 1.5 ba, 844 SF$2,790$3.31 per SF
C32 bd, 2 ba, 1,050 SF$2,930$2.79 per SF
C42 bd, 2 ba, 1,078 SF$2,770$2.57 per SF
C62 bd, 2 ba, 1,116 SF$2,960$2.65 per SF

Central Park West

Bot check

Area: West End
Source: centralparkwestend.com
Snapshot: November 8, 2026
Platform: RentCafe
Plans priced: –
From: –
Median ask: –
Median per SF: –
Concession: None posted

History

Measure	Nov 7	Nov 8	Change
Median ask	$2,455	–	–
Per SF	$2.50	–	–

The page answered with a bot check. We do not bypass bot checks; collected only if an unprotected page appears.

Arlo West End

Bot check

Area: West End
Source: arlowestend.com
Snapshot: November 8, 2026
Platform: RentCafe
Plans priced: –
From: –
Median ask: –
Median per SF: –
Concession: None posted

History

Measure	Nov 7	Nov 8	Change
Median ask	–	–	–
Per SF	–	–	–

The page answered with a bot check. We do not bypass bot checks; collected only if an unprotected page appears.

The Quentin

Bot check

Area: West End
Source: thequentin.prospectportal.com
Snapshot: November 8, 2026
Platform: Entrata
Plans priced: –
From: –
Median ask: –
Median per SF: –
Concession: None posted

History

Measure	Nov 7	Nov 8	Change
Median ask	–	–	–
Per SF	–	–	–

The page answered with a bot check. We do not bypass bot checks; collected only if an unprotected page appears.

Parkway 25

Stale page

Area: West End
Source: parkway25.com
Snapshot: November 8, 2026
Platform: Custom site
Plans priced: –
From: –
Median ask: –
Median per SF: –
Concession: None posted

History

Measure	Nov 7	Nov 8	Change
Median ask	–	–	–
Per SF	–	–	–

The page still carries dated pre-leasing copy and is excluded from every statistic.

Elan West End

Dead domain

Area: West End
Source: elanwestend.com
Snapshot: November 8, 2026
Platform: Unknown
Plans priced: –
From: –
Median ask: –
Median per SF: –
Concession: None posted

History

Measure	Nov 7	Nov 8	Change
Median ask	–	–	–
Per SF	–	–	–

Domain expired and listed for sale on day one; re-identify the property's current site before reactivating.

Luxe Residential

Dead domain

Area: West End
Source: luxeresidentialmn.com
Snapshot: November 8, 2026
Platform: Unknown
Plans priced: –
From: –
Median ask: –
Median per SF: –
Concession: None posted

History

Measure	Nov 7	Nov 8	Change
Median ask	–	–	–
Per SF	–	–	–

Domain never resolved; candidate was misidentified on day one.

Ellipse on Excelsior

No public pricing

Area: St. Louis Park, other
Source: ellipseonexcelsior.com
Snapshot: November 8, 2026
Platform: Custom site
Plans priced: –
From: –
Median ask: –
Median per SF: –
Concession: None posted

History

Measure	Nov 7	Nov 8	Change
Median ask	–	–	–
Per SF	–	–	–

Plans sit behind an interactive floor map; recorded as no-pricing unless a plan list with prices renders.

Xenia

Bot check

Area: Golden Valley
Source: livexenia.com
Snapshot: November 8, 2026
Platform: RentCafe
Plans priced: –
From: –
Median ask: –
Median per SF: –
Concession: None posted

History

Measure	Nov 7	Nov 8	Change
Median ask	–	–	–
Per SF	–	–	–

The page answered with a bot check. We do not bypass bot checks; collected only if an unprotected page appears.

The Winn at Golden Valley

No public pricing

Area: Golden Valley
Source: winngoldenvalley.com
Snapshot: November 8, 2026
Platform: Custom site
Plans priced: –
From: –
Median ask: –
Median per SF: –
Concession: 1 month free + more

History

Measure	Nov 7	Nov 8	Change
Median ask	–	–	–
Per SF	–	–	–

Availability sits behind an interactive map and plan match tool; recorded as no-pricing unless a priced list renders.

The Hallon

Bot check

Area: Hopkins
Source: thehallon.com
Snapshot: November 8, 2026
Platform: RentCafe
Plans priced: –
From: –
Median ask: –
Median per SF: –
Concession: None posted

History

Measure	Nov 7	Nov 8	Change
Median ask	–	–	–
Per SF	–	–	–

The page answered with a bot check. We do not bypass bot checks; collected only if an unprotected page appears.

Ovation

No public pricing

Area: Hopkins
Source: ovationhopkins.com
Snapshot: November 8, 2026
Platform: Custom site
Plans priced: –
From: –
Median ask: –
Median per SF: –
Concession: Two months free when you move in by december 15, 2026

History

Measure	Nov 7	Nov 8	Change
Median ask	–	–	–
Per SF	–	–	–

Plans sit behind an interactive floor map; recorded as no-pricing unless a plan list with prices renders.

Millennium Edina

No public pricing

Area: Edina, Southdale
Source: millenniumedina.com
Snapshot: November 8, 2026
Platform: RentCafe
Plans priced: –
From: –
Median ask: –
Median per SF: –
Concession: None posted

History

Measure	Nov 7	Nov 8	Change
Median ask	–	–	–
Per SF	–	–	–

The plan list loads behind an interactive map on some passes; recorded as no-pricing when it does not render.

The Fred

No public pricing

Area: Edina, Southdale
Source: frededina.com
Snapshot: November 8, 2026
Platform: Custom site
Plans priced: –
From: –
Median ask: –
Median per SF: –
Concession: None posted

History

Measure	Nov 7	Nov 8	Change
Median ask	–	–	–
Per SF	–	–	–

Availability sits behind an interactive map; recorded as no-pricing unless a priced list renders.

The Original at West Lake Quarter

Bot check

Area: Minneapolis, Southwest LRT corridor
Source: theoriginalatwlq.com
Snapshot: November 8, 2026
Platform: RentCafe
Plans priced: –
From: –
Median ask: –
Median per SF: –
Concession: None posted

History

Measure	Nov 7	Nov 8	Change
Median ask	–	–	–
Per SF	–	–	–

The page answered with a bot check. We do not bypass bot checks; collected only if an unprotected page appears.

The Penhurst

Bot check

Area: Minneapolis, Southwest LRT corridor
Source: thepenhurst.com
Snapshot: November 8, 2026
Platform: RentCafe
Plans priced: –
From: –
Median ask: –
Median per SF: –
Concession: None posted

History

Measure	Nov 7	Nov 8	Change
Median ask	–	–	–
Per SF	–	–	–

The page answered with a bot check. We do not bypass bot checks; collected only if an unprotected page appears.

How the set is collected

The series began on November 7, 2026; the latest snapshot is snapshot 2 of a running series. The deltas, the 30, 60 and 90 day windows, and the concessions log accrue from each property's own first snapshot. Properties not priced (15) are recorded as misses with their reason and excluded from every statistic; pending properties (0) show no rents until the nightly pass collects them. All-in rows post rent plus mandatory fees; every other row is base rent.

Facts recorded with their source and date, nothing more: posted asking rents and the terms of posted specials are public facts, recorded as offer terms, never as anyone's marketing prose. Base rent is recorded where a site leads with a bundled monthly price, and the note says so. Each site's robots.txt is honored and bot checks are never bypassed. The failures stay on the board because a tracker that hides its misses cannot be trusted on its hits.

Where the subject's ask sits

Stated samples

The deal page's own ask, ranked among the demonstration set by rent per square foot.

Comps: 10; built 2015 to 2024, all samples
Median asking rent per SF: $2.37; monthly, blended across plans
Average concession: 2.8 weeks; all 10 comps, zeros included
The subject, per SF: $2.44; +3.0% vs median

Ten sample comps and the subject deal, sorted by asking rent per square foot
Name	Built	Units	Avg SF	Asking rent	Rent per SF	Concession	Source
Sample: Mill District tower	2023	318	905	$2,625	$2.90	6 weeks	Property website · RealPage
Sample: Prospect Park high-rise	2024	256	870	$2,436	$2.80	6 weeks	Property website · RealPage
Sample: North Loop 2021	2021	210	830	$2,160	$2.60	2 weeks	Property website · RentCafe
Sample: Como corridor infill	2017	84	820	$2,050	$2.50	2 weeks	Property website · Custom site
Illustrative: 200-unit multifamily developmentSubject	2029	200	895	$2,184	$2.44+3.0% vs median	none modeled	Apolis model
Sample: Elliot Park podium	2022	184	915	$2,178	$2.38	4 weeks	Property website · Entrata
Sample: Loring Park flats	2019	140	880	$2,077	$2.36	2 weeks	Property website · RentCafe
Sample: Northeast Arts wrap	2020	164	940	$2,181	$2.32	2 weeks	Property website · RealPage
Sample: Wedge mid-rise	2018	96	760	$1,710	$2.25	none	Property website · Entrata
Sample: Lyn-Lake walk-up	2015	58	790	$1,699	$2.15	none	Property website · Custom site
Sample: Uptown courtyard	2016	72	850	$1,805	$2.12	4 weeks	Property website · AppFolio

Scope and where the data comes from

Built 2015 and newer: The default comp universe is the stock a new delivery competes with on the day it opens. 2010 to 2014 vintages can be toggled on when the crawler lands. Asking rents in the ladder are monthly and blended across floor plans, as of November 2026.

Property websites, read daily. Five or six property management template families cover most of the institutional stock, so one reader per family covers hundreds of buildings; the custom sites go through LLM extraction instead. Every property is resolved to an address, and every read is snapshotted, so a rent always carries the date it was asked. Minneapolis first, done completely, before any second market.

This sample set, by family

RentCafe2
Entrata2
RealPage3
AppFolio1
Custom site2

Asking against achieved. Asking rents are scraped; anyone can scrape them. Achieved rents arrive from the rent rolls already flowing through the platform's operations pages, and the spread between what a building asks and what it achieves is the honest number this page exists to publish. Per the charter, achieved benchmarks publish only at a sample of eight or more properties, so no single building's rent roll is ever readable from a published figure.

All comps at once

Every unit type, property by property

Top comps

Pro forma vs market

Rents by unit type

Changes since November 7, 2026

Headline set

West End

St. Louis Park, other

Golden Valley

Hopkins

Edina, Southdale

Minneapolis, Southwest LRT corridor

West End

Golden Valley

Hopkins

Minneapolis, Southwest LRT corridor

Who is leasing up now

Percent leased since delivery

Market detail

How our finishes compare

Do stated amenities line up with rent?

What renters pay after concessions

How the set is priced

Rent against size, every priced plan

Rent per square foot, by property

Plan mix, by property

What the competing buildings ask