This article has been updated to reflect recent changes in the Minneapolis real estate market due to the coronavirus pandemic. We'll be discussing the housing market trends for the Twin Cities Metro Area in 2021. Our focus for real estate investment would be the Minneapolis housing market—the entire twin city metro area—and we shall also share the top reasons to invest in this region.
Minneapolis–Saint Paul is a major metropolitan area and is commonly known as the Twin Cities after its two largest cities—Minneapolis and Saint Paul. They’re separated by the Mississippi River. The waterfront is home to many cultural landmarks and coveted waterfront real estate. The Twin Cities housing market remains strong, with the median price reaching $350K in July, up 11 percent from last year, according to a recent report from the Minneapolis Area Realtors.
New Listings in the Twin Cities region increased 0.7 percent to 8,139. Inventory levels fell 25.3 percent to 7,590 units. Buyers signed 6,202 purchase agreements in the Twin Cities metro area, down 11.3 percent. Sellers were encouraged as Months Supply of Homes for Sale was down 35.0 percent to 1.3 months. It refers to the number of months it would take for the current inventory of homes on the market to sell given the current sales pace. More details are given below.
Minnesota Housing Market Trends 2021 (Describes Entire State)
According to new data from local realtors, housing demand continues to outstrip supply in the entire state, and sales prices have reached all-time highs. Minnesota Realtors released July data, stating that the state's median sales price increased 12.5 percent to $315,000. Below is the latest report of the “Minnesota Housing Market” by Minnesota Realtors®.
The report shows the residential real estate activity of the entire state of Minnesota, composed of single-family properties, townhomes, and condominiums combined. Percent changes are calculated using rounded figures. Affordability also continued to drive the residential real estate market throughout Minnesota. Fueled by lower interest rates for home mortgages, the Affordability Index, a national measure of housing affordability, declined by 12.3% in July.
Minnesota Housing metrics that increased year-over-year:
- Median Sales Price + 12.5%
- Avg. Sales Price + 12.9%
- Pct. of Orig. Price Received + 3.7%
Minnesota Housing metrics that decreased year-over-year:
- New Listings – 0.2%
- Pending Sales – 14.2%
- Closed Sales – 8.7%
- Days on Market – 43.2%
- Affordability Index – 12.3%
- Homes for Sale – 29.7%
- Months Supply – 34.8%
Minneapolis–Saint Paul Housing Market Trends 2021 (Describes Twin Cities)
We shall now discuss some of the most recent housing trends in Minneapolis–St. Paul–Bloomington MN-WI metropolitan area. The area is commonly known as the Twin Cities after its two largest cities, Minneapolis, the most populous city in the state, and its neighbor to the east, Saint Paul, the state capital. With a strong economy and low mortgage rates, buyer activity has been very strong in 2021. Supply and demand continued to favor sellers leading to a rise in prices.
In the 16-County metro area surrounding the Twin Cities, where the housing market has been particularly hot, the number of closed sales fell 5.2 percent to 6,695 in July from July 2020.
- In July 2021, the number of new listings in the Twin Cities increased by 0.7 percent to 8,139.
- The average number of days on the market decreased 53.7% to 19 days.
- Price Per Square Foot increased 14.1% to $194.
- The median sales price increased 11.9% to $350,000.
- The average sales price increased 12.5% to $404,225.
Additional findings for the “16-County Twin Cities Housing Market” include the following. The source of this report is the Minneapolis Area REALTORS® and the Saint Paul Area Association of REALTORS®. The report compares the key housing metrics from July 2021 with July 2020.
Minneapolis Housing Market Trends (Describes City's Housing Stats)
The median list price of homes in Minneapolis, MN was $325K in July 2021, trending down -1.5% year-over-year, according to Realtor.com The median listing price per square foot was $219. The median sale price was $329.9K. The Sale-to-List Price Ratio is 100.85%, which means that on average, homes in Minneapolis, MN sold for close to the asking price in July 2021. Minneapolis is a seller's market, which means that there are more buyers than available homes.
Below is the latest report of the “Minneapolis Housing Market.” The source of this report is the Minneapolis Area REALTORS®. The report compares the Minneapolis housing metrics from July 2021 with July 2020.
Saint Paul Housing Market Trends 2021 (Describes City's Housing Stats)
According to Redfin, a real estate company, the St. Paul housing market is very competitive. Homes in St. Paul receive 7 offers on average. In August 2021, home prices in St. Paul were up 14.3 percent year over year, with a median price of $280K. Homes in St. Paul sell on average after 17 days on the market, down from 18 days last year. In August, 451 homes were sold, up from 439 last year.
Below is the latest report of the “St. Paul Housing Market” released by the Minneapolis Area REALTORS®. The report compares the St. Paul housing metrics from July 2021 with July 2020.
Minneapolis Metro Area Real Estate Market Forecast 2021-2022
The Minneapolis housing market is shaping up to continue the trend of the last few years as one of the hottest markets in the United States. It is also one of the hottest real estate markets for investing in rental properties. What are the Minneapolis real estate market predictions for 2021 & 2022? Let us look at the price trends recorded by Zillow over the past few years. Since Sep 2011, the typical home value in the Minneapolis-St. Paul-Bloomington Metro has appreciated by about 88.9% (Zillow Home Value Index).
Minneapolis metro area home values have gone up by 14% over the past year alone. There exists a limited supply of homes in Minneapolis, and buyers are forced to compete often resulting in higher prices and/or quicker sales that tend to benefit sellers. In other words, based on the last month’s key housing market indicators, the demand is exceeding the supply, giving sellers an advantage over buyers in price negotiations. There are fewer homes for sale than there are active buyers in the marketplace.
- The typical home value of homes in Minneapolis-St. Paul-Bloomington Metro is $347,512, up 14% over the past year.
- Zillow predicts they will rise 10.6% in the next twelve months.
- Minneapolis home values have gone up 9.3% over the past year and will continue to rise in the next twelve months.
- Saint Paul's home values have gone up 12.7% over the past year and will continue to rise in the next twelve months.
While the effects of COVID-19 in the broader economy continue, real estate activity is beginning to recover across much of the country as well as in the state of Minnesota. According to Freddie Mac, mortgage rates have been below 3 percent since last year and are hovering near all-time lows, spurring strong interest by buyers. The real estate activity continues to strengthen in the Twin Cities region in this peak home-buying season.
In a balanced real estate market, it would take about five to six months for the supply to dwindle to zero. In terms of months of supply, Minneapolis, or the entire twin cities housing market can become a buyer’s real estate market if the supply increases to more than five months of inventory. In any case, that isn't going to happen, at least not in the next twelve months.
This region (and entire Minnesota) is very much skewed to sellers due to persistent imbalance in supply and demand. Thus, the housing inventory continues to be constrained during what is expected to be an active summer selling season. This will push the home prices up at a faster pace.
For buyers in Minneapolis and the entire twin cities metro area, mortgage rates are at their lowest. Therefore, this is a good time for them to enter the market and scoop up their favorite deals. If buyer demand eases, we could see a positive influence on the low inventory of the Twin Cities region while at the same time seeing a negative impact on sales. Also, if listings linger on the market for longer, buyers have a special edge in negotiating sales prices.
As a result, buyers who enter the market at this should have more options than usual when it comes to choosing a property. So they should take advantage of scooping up their favorite deals which otherwise are taken away by seasoned investors in the bidding wars. Whether you’re looking to buy or sell, timing your local market is an important part of real estate investment.
Please do not make any real estate or financial decisions based solely on the information found within this article. Real estate market forecasts given in this article are just an educated guess and should not be considered financial advice. Many variables could potentially impact the value of a home in Minneapolis in 2021 (or any other market) and some of these variables are impossible to predict in advance. Real estate prices are deeply cyclical and much of it is dependent on factors you can’t control.
Minneapolis Real Estate Investment: Is It A Good Place For Investment?
Now that you know where Minneapolis is, you probably want to know why we’re recommending it to real estate investors. Is Minneapolis a Good Place Real Estate Investment? You need to drill deeper into local trends if you want to know what the market holds for the year ahead. We have already discussed the Minneapolis housing market forecast for answers on why to put resources into this market.
Let’s talk a bit about Minneapolis and the surrounding metro area before we discuss what lies ahead for investors and homebuyers. With a population of roughly 3.5 million, Minneapolis is the 16th largest metropolis in the United States. This city by the water is known for great cultural organizations that draw a diverse array of residents interested in the performing arts, theatre, music, and writing. Six Fortune 500 companies make their headquarters within the city limits of Minneapolis including Target and Pepsi Americas.
Minneapolis by itself is home to more than four hundred thousand people, making it the largest city in the state of Minnesota and the larger of the Twin Cities. The Twin Cities metro area includes more than three and a half million people, making it the sixteenth largest metro area in the U.S. and third largest in the Midwest. But unlike much of the Rust Belt, Minneapolis is going strong. This is but one reason to take another look at the Minneapolis housing market.
If you are a home buyer or an investor in the Twin Cities real estate market, you'd know that it has a track record of being one of the best long-term real estate investments in the U.S. through the last ten years or so. In fact, in the Midwest United States, the Minneapolis housing market ranks highest when it comes to a positive market outlook. Inventory is a significant problem throughout Minnesota. The twin city metro area is a strong seller's market due to a persistent shortage of housing supply.
Minneapolis has a mixture of owner-occupied and renter-occupied housing. One or two-bedroom single-family detached homes are the single most common housing type in Minneapolis, according to Neighborhoodscout.com. Other types of housing that are prevalent in Minneapolis include large apartment complexes or high-rise apartments ( 39.84%), duplexes, homes converted to apartments or other small apartment buildings ( 13.14%), and a few row houses and other attached homes ( 3.90%).
Single-family detached homes account for roughly 42.25% of Minneapolis's housing units. At the national level, single-family rental homes have grown up to 30% within the last three years. Almost all the housing demand in the US in recent years has been filled by single-family rental units. With 2020 being, theoretically, in the middle of a boom, there are still 4 years for residential construction to surge. Most likely, a housing shortage will remain in 2020, keeping home prices high.
In 2016 Minneapolis had moved into the top 20 emerging real estate markets in the country. It is one of the best places in the Midwest U.S. to invest in real estate. Minneapolis real estate has appreciated 31.09% over the last ten years, which is an average annual home appreciation rate of 2.74%, according to NeighborhoodScout.com. This puts Minneapolis in the top 20% nationally for real estate appreciation. Looking at just the latest twelve months, Minneapolis real estate appreciation rate has been at or slightly above the national average, at 5.03%.
The home prices in the Minneapolis housing market will be on an upswing all through 2021. So you should consider investing in Minneapolis rental properties sooner, to avoid higher home prices down the road. Let’s take a look at the number of positive things going on in the Minneapolis real estate market which can help investors who are keen to buy an investment property in this city.
Minneapolis' Strong Job Market
We touched on the strong Minneapolis job market. The Twin Cities job market has been revived by a wave of jobs in the life sciences, biotechnology, and medicine. This has helped to give workers in Minneapolis an average annual salary of six thousand dollars higher than the national average. The city even made a “The Ladders” list for cities with the most $100,000 plus jobs. That fuels the demand for the Minneapolis rental properties at the more expensive end of the market. Yet their location on the Mississippi River and other transit routes contribute to a diverse job ecosystem, where employers like 3G and General Mills maintain manufacturing and food processing hubs. People move here from across Minnesota in search of work, since their unemployment rate is consistently one full percentage point lower than the national average.
Minneapolis' Strong Demand for Housing
Housing markets can be large and declining – Detroit being a shining example, Minneapolis is notable for being a growing city, driving demand for properties in the Minneapolis real estate market. The population growth is driven by both migrations to the area by those seeking jobs and demographic momentum. This is why the Minneapolis housing market is expected to see home price appreciation this year despite the ongoing pandemic. The month's supply of housing inventory in Minneapolis, the twin cities region, and the entire state of Minnesota is very tight. This entire region is a strong seller's real estate market.
One of the defining features of older Rust Belt cities is that they’ve been heavily built up for decades. In the case of the Minneapolis housing market, geography and existing construction constrain the new housing supply. They can’t build on water or build-out in the direction of St. Paul. The city already has suburbs, but people don’t want to move too far out from the urban core where most jobs exist. This forces builders to tear down old buildings to bring new, denser development to the Minneapolis housing market. That is more expensive than building new homes on the farmland. All of this constrains new construction. It also explains why many houisng experts think home prices will rise in the next twelve months.
The Minneapolis Rental Market is Growing
The median sales price in Minneapolis is around $305,000 as of June 2020. It means you can buy several properties in the Minneapolis housing market for the cost of one home in a “hot” market like San Francisco or Los Angeles. The median rental price in Minneapolis is roughly $1,800. This is higher than the Minneapolis metro area rental rate of $1700. Given the appreciation seen in the Minneapolis real estate market, we can expect rental rates to increase faster than the rate of inflation because new construction isn’t going to meet demand.
The Minneapolis real estate market is affordable compared to several booming rental markets across the country. However, the fact remains that the rental market in Minneapolis is growing. Many would-be homebuyers cannot afford to buy their first home, so they have to rent. Students who stay to work compete with economic migrants and the children of locals.
Compounding the matter are the Millennials who watched parents lose homes in the 2007 housing bust and choose to rent though they could afford a home. This explains why the city’s share of the population that rents are growing. 55% of the households in Minneapolis, MN are renter-occupied while 44% are owner-occupied. And this trend will fuel demand for Minneapolis rental properties for years to come. More than 50% of the apartments can be rented for $1,500 or less.
Current Rental Statistics: As of September 9, 2021, the average rent for a 1-bedroom apartment in Minneapolis, MN is currently $1,180. This is a 9% decrease compared to the previous year. Over the past month, the average rent for a studio apartment in Minneapolis increased by 3% to $1,070. The average rent for a 1-bedroom apartment increased by 3% to $1,180, and the average rent for a 2-bedroom apartment increased by 8% to $1,670.
- The average rent for a 2-bedroom apartment in Minneapolis, MN is currently $1,670, an 14% decrease compared to the previous year.
- The average rent for a 3-bedroom apartment in Minneapolis, MN is currently $1,875, a 6% decrease compared to the previous year.
- The average rent for a 4-bedroom apartment in Minneapolis, MN is currently $2,200, flat compared to the previous year.
According to RENTCafé, the average size for a Minneapolis, MN apartment is 786 square feet, but this number varies greatly depending on unit type, with cheap and luxury alternatives for houses and apartments alike. Studio apartments are the smallest and most affordable, 1-bedroom apartments are closer to the average, while 2-bedroom apartments and 3-bedroom apartments offer more generous square footage.
The most affordable neighborhoods for renting in Minneapolis are:
- Como, where the average rent goes for $595/month.
- Folwell, where renters pay $795/mo on average.
- Webber – Camden, where the average rent goes for $830/mo.
- University, where the average monthly rent is $468.
The Zumper Minneapolis Metro Area Report analyzed active listings in July 2021 across 8 metro cities to show the most and least expensive cities and cities with the fastest-growing rents. The Minnesota one-bedroom median rent was $1,122 last month. Maple Grove was the most expensive city with one-bedrooms priced at $1,360 while St. Paul & Roseville were tied as the most affordable city with one-bedrooms both priced at $1,100.
The best place to buy rental property is about finding growing markets. Cities like Maplewood & St. Paul are good for investors looking to get started with rental property ownership at an affordable price. These cities look good for rental property investment this year as rents are growing over there. These trends provide a macro look at the growing rental demand.
Each real estate market has its own unique supply-demand dynamics with unique neighborhoods that present their own opportunities for investors. Here are the best areas to invest in a rental property in the Minneapolis Metro Area in 2021. Most of these places have the same things in common, including rising rents and increasing property values.
The Fastest Growing Cities For Rents in Minneapolis Metro Area (Y/Y%)
- Bloomington had the fastest-growing rent, up 8.5% since this time last year.
- Maplewood was second with rent climbing 2.7%.
- Roseville saw rent increase 1.9%, making it third.
The Fastest Growing Cities For Rents in Minneapolis Metro Area (M/M%)
- Bloomington rent jumped 5% last month, making it the fastest-growing.
- St. Paul was second with rent increasing 3.8%.
- Roseville ranked third with rent growing 1.9%
The Massive Student Market
Any university creates an excellent opportunity for real estate investors. Every college brings in a large number of students who will need to rent a property close to the university. The rent students pay is based on demand for the school, not the state of the local economy. For investors targeting this niche, Minneapolis rental properties are a great addition to your investment portfolio because of the diverse opportunities this market provides. Because of the university, there are lots of students and activities and venues that specifically cater to the student population.
There are many colleges in Minneapolis itself. The University of Minnesota campuses in the area are some of the largest public university campuses in the US. Augsburg College hosts more than three thousand students. Smaller arts and technical colleges dot the town. Because so many colleges are in the middle of the city, downtown Minneapolis rental properties could be advertised to students at several schools. Then, if the local college of arts and design closes, you don’t have to worry about who else may rent the units.
The University area is very popular with young people and provides not only great nightlife and entertainment but plenty of parks and recreational facilities to enjoy during the day. Housing, from houses for rent to apartments and condos are affordable and near inexpensive restaurants, bars, cafes, and bookstores.
The Landlord-Friendliness of Minneapolis
Many states in the Midwest are more tenant-friendly than landlord-friendly. The Minneapolis housing market, though, is more landlord-friendly. There are limits on late fees, and interest is required on deposits. However, no rental license is required by the state, and there isn’t a grace period set in stone for late rental payments. You can protect your income from Minneapolis rental properties by evicting tenants not only for nonpayment of rent but committing illegal acts on the premises, staying after the lease has ended, and breach the lease. Just make sure the lease agreement says what actions constitute a breach of lease for which they could be evicted.
The (Relatively) Low Taxes in Minnesota
Houses in Minnesota face an average 1.19% property tax rate. This is very close to the national average of 1.21%. Wisconsin’s tax rate is in this same range, but their higher average property values mean they pay far more in property taxes than those in the cheaper Minneapolis real estate market. Minnesota’s reputation as a high tax state is driven by its higher sin taxes on alcohol and cigarettes and higher than the average sales tax rate. Neither of these affects most real estate investors. Its income taxes are thirteenth highs in the U.S., but it is a bargain compared to states like Illinois. Then again, Illinois has the second-highest property taxes in the country.
The Upward Long-Term Trajectory
Both Wisconsin and Minnesota are seeing growth while much of the Rust Belt deteriorates. However, Minnesota’s policies have led to faster job growth, wage growth, and population growth than Wisconsin. Yet the state has continued to rank well in rankings for quality of life. That makes the Minneapolis real estate market a better deal than the property is theoretically more business-friendly Wisconsin.
Maybe, you have done a bit of real estate investing in Minneapolis or the twin cities region but want to take things further and make it into more than a hobby on the side. It’s only wise to think about how you can and should be investing your money. In any property investment, cash flow is gold. Should you consider Minneapolis real estate investment? Minneapolis offers an ideal mix of a strong job market, affordable real estate, a large rental market, and a limited housing supply. These factors will drive up property values and rental rates growing at a healthy clip for years. The entire twin cities region is a great place to invest in real estate.
Good cash flow from Minneapolis rental property means the investment is, needless to say, profitable. A bad cash flow, on the other hand, means you won’t have money on hand to repay your debt. Therefore, finding the best investment property in Minneapolis in a growing neighborhood would be key to your success. When looking for real estate investment opportunities in Minneapolis or anywhere in the country, the generally accepted standard is to purchase a property that will give you a modest but minimum of 1% profit on your investment. An example would be: at $120,000 mortgage or investment cost, $1200 per month rental. That would be the ideal equation for example. Even with rent increases, buying a $500,000 investment property in Minneapolis is not going to get you $5000 per month on rent.
When looking for the best real estate investments in Minneapolis, you should focus on neighborhoods with relatively high population density and employment growth. Both of them translate into high demand for housing. If housing supply meets housing demand, real estate investors should not miss the opportunity since entry prices of homes remain affordable. The neighborhoods should be close to basic amenities, public services, schools, and shopping malls. A cheaper neighborhood in Minneapolis might not be the best place to live in. A cheaper neighborhood should be determined by these factors – Overall Cost Of Living, Rent To Income Ratio, and Median Home Value To Income Ratio. It depends on how much you are looking to spend and if you are wanting smaller investment properties or larger deals in Class A neighborhoods.
There are about 699 schools in Minneapolis—231 elementary schools, 176 middle schools, 202 high schools, and 90 private & charter schools. The Minneapolis school system offers a wide range of school choices, from charter schools to great public schools, to those specializing in STEM education. There are 264 neighborhoods in Minneapolis. Linden Hills has a median listing price of $613,500, making it the most expensive neighborhood. Jordan is the most affordable neighborhood in Minneapolis, with a median listing price of $177,000.
Some of the best or popular neighborhoods in Minneapolis are Calhoun-Isles, Camden, Northeast Park, Powderhorn, and Downtown East. Camden is located in the north corner of the city, on the east bank of the Mississippi, is composed of several small neighborhoods. It is one of Minneapolis' most diverse neighborhoods. There's a great mix of middle and working-class families and housing is rated as affordable. Northeast Park is becoming popular with young people, provides affordable housing options for every budget. The area has a variety of residential areas, industrial areas and old mills, historic churches, established and new retail areas.
Here are the top neighborhoods in Minneapolis having the highest real estate appreciation rates since 2000—List by Neigborhoodscout.com.
- City Center
- E Franklin Ave / Hiawatha Ave
- S 8th St / 11Th Ave S
- Central Ave SE / 1st Ave NE
- E Lake St / 3rd Ave S
- Jefferson St NE / 15th Ave NE
- W 28th St / Lyndale Ave S
- Hennepin Ave / Lyndale Ave S
- University Ave NE / 17th Ave NE
- Portland Ave / E 35th St
Buying or selling real estate, for a majority of investors, is one of the most important decisions they will make. Choosing a real estate professional/counselor continues to be a vital part of this process. They are well-informed about critical factors that affect your specific market areas, such as changes in market conditions, market forecasts, consumer attitudes, best locations, timing, and interest rates.
NORADA REAL ESTATE INVESTMENTS has extensive experience investing in turnkey real estate and cash-flow properties. We strive to set the standard for our industry and inspire others by raising the bar on providing exceptional real estate investment opportunities in many other growth markets in the United States. We can help you succeed by minimizing risk and maximizing the profitability of your investment property in Minneapolis and the Twin Cities region.
Consult with one of the investment counselors who can help build you a custom portfolio of Minneapolis turnkey properties. These are “Cash-Flow Rental Properties” located in some of the best neighborhoods of Minneapolis.
Not just limited to Minneapolis or Twin Cities of Minnesota but you can also invest in some of the best real estate markets in the United States. All you have to do is fill up this form and schedule a consultation at your convenience. We’re standing by to help you take the guesswork out of real estate investing. By researching and structuring complete Minneapolis turnkey real estate investments, we help you succeed by minimizing risk and maximizing profitability.
The state shares a Lake Superior water border with Michigan and Wisconsin on the northeast. You can also invest in the Milwaukee, Wisconsin real estate market. Milwaukee is often written off as a rust belt city in decline. While it is an urban Midwest town that started to decline in the 1970s, it is seeing a kind of renaissance. Milwaukee metropolitan area is home to around 600,000 people. It hit its high of around 750,000 people in the 1960s before the population declined, but it is now a slow-growing city. The Milwaukee housing market is only going to see demand for homes grow as many Millenials continue to find work and try to start their own families. The area is attracting young adults, too, with 80% of those moving to the area saying it is because they came for a job.
Madison, Wisconsin is also good for real estate investment. Madison is often overlooked in favor of the largest city in Wisconsin, Milwaukee. Yet the city is both the state capitol and the second largest in the state. Madison, Wisconsin is home to roughly a quarter of a million people. However, the Madison housing market is much larger than this. Take suburbs into account, and the metro area is home to roughly 650,000 people. This metropolitan region is so large that it extends into parts of Iowa. There are many reasons to consider investing in Madison real estate.
To the south of Minnesota lies the neighboring state of Iowa. Davenport is a mid-sized real estate market in Iowa, home to around a hundred thousand people. However, Davenport is part of a larger ‘Quad Cities Metropolitan Area' that includes Davenport and Bettendorf in Iowa, and Rock Island, Moline, and East Moline in Illinois. Davenport is the third-most-populous city in Iowa. The Quad Cities region has a robust housing market, depending on which side of the river you land. There are several good reasons to invest in the Davenport Iowa real estate market.
Let us know other than the Twin Cities region which housing markets you consider best for real estate investing!
Remember, caveat emptor still applies when buying a property anywhere. Some of the information contained in this article was pulled from third-party sites mentioned under references. Although the information is believed to be reliable, Norada Real Estate Investments makes no representations, warranties, or guarantees, either express or implied, as to whether the information presented is accurate, reliable, or current. All information presented should be independently verified through the references given below. As a general policy, Norada Real Estate Investments makes no claims or assertions about the future housing market conditions across the US.
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