6526 90th St S · Cottage Grove, MN 55016

$324,900

4 bd · 2.0 ba · 1,488 sqft · SingleFamily public records · 9 Days on market

Built 1959 10,105 sqft lot

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Why this score? — see what drove the D+ grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +15.7/30.0
• ARV discount +7.5/15.0
• Schools +5.2/10.0
• DSCR +4.8/10.0
• Livability +3.9/5.0
• 1% rule +3.8/10.0
• Rent growth +3.4/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Wonderful 4 bedroom 2 bath with an oversized 2 car garage! Eat in kitchen, with large sliding glass doors that lead out to the backyard. Windows have been updated, 2 bedrooms on the main floor and a full bath. The lower level has a family room 2 bedrooms and a 3/4 bath. If you like to tinker this garage is for you! Heated and AC oversized garage. Come take a look at this great home today!

Key facts

• 0.23 acre lot
• 2 garage spots
• Built 1959

Property features AI

Exterior

• Parking: Heated concrete garage; 2-car garage (approximately 24 x 24)
• Utilities: City water; City sewer; Natural gas; Electric with circuit breakers
• Home design: Residential property; One story
• Construction: Block construction; Block foundation; Roof older than 8 years
• Exterior features: Vinyl exterior; Deck; Chain link and partial fencing; Storage shed

Interior

• Kitchen: Range; Microwave; Dishwasher; Refrigerator
• Bedrooms: 4 bedrooms (mix of main and lower levels)
• Flooring: Hardwood floors
• Bathrooms: Main floor full bathroom; Basement 3/4 bathroom
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Finished full basement; Eat-in kitchen; Hardwood floors; Water softener (owned)
• Laundry & utility: Washer; Dryer; Gas water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $325k.

Deal economics

• At list price, monthly cash flow is $142 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $286k (12.1% below list).
• Recommended offer: $286k (12.1% below list) — sets the bar for 1% rule.
• Cap rate 6.8% vs local median 3.4% in Cottage Grove — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 77/100 on livability (#132 in MN, #2,948 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: cost of living C-, amenities F, commute F.
• South Washington County School District (suburban): math 52% / reading 61% proficiency, ranked #40 of 301 in MN (top 13%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 14% free/reduced lunch — higher-income household profile.
• Zoned schools: Pine Hill Elementary (math 42% / reading 47%, grade F, #534 of 857 statewide, top 66%, 530 students, 33% FRL); Oltman Middle School (math 36% / reading 54%, grade D, #113 of 258 statewide, top 45%, 969 students, 36% FRL); Park High School (math 39% / reading 63%, grade D+, #127 of 471 statewide, top 27%, 1,938 students, 33% FRL) — zoned schools average 34% FRL vs 14% district-wide (20 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+3.8%/yr); 401 active listings in the ZIP; 2 comparable units currently listed for rent nearby; high-income renter base; 1,405 units permitted in Washington County in 2024 (121 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $10k of value loss. Plan a longer hold.
• Washington County population projected at +16% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $65k; list at $325k implies a 399% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1959 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $285,524 (12.1% below list)

Questions for the listing agent

1. Built in 1959 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
5. 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.
6. 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.
7. 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: 0.88% ✗
• Cap rate: 6.82%
• Cash-on-cash: 1.88%
• DSCR: 1.08
• GRM: 9.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.78% rent growth · sell at horizon

5-year hold

• IRR: -12.5%
• Equity multiple: 0.55×
• Total profit: $-41,355
• Equity at exit: $48,444

10-year hold

• IRR: -2.4%
• Equity multiple: 0.83×
• Total profit: $-15,069
• Equity at exit: $28,091

Cash invested: $90,972 (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 55016

• Rents YoY: 3.8%
• Active inventory: 401
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $2,855 medium
• Mortgage (P&I): −$1,704
• Tax from tax record: −$274 /mo · $3,288/yr
• Insurance: −$135
• HOA: −$0
• Vacancy / Maint / Mgmt: −$600
• Net cashflow: $142

Break-even live

Break-even rent $2,675

Max offer price $324,900

Occupancy floor 90%

Sensitivity live

Price	-10% $326	-5% $234	+0% $142	+5% $50	+10% $-41
Rent	-10% $-83	-5% $30	+0% $142	+5% $255	+10% $368
Rate	-1.0pp $306	-0.5pp $225	base $142	+0.5pp $58	+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: $81,225
• Closing costs: $9,747
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7689 Hardwood Ave S Cottage Grove, MN	1.0–3.0	1.0–2.0	1039	$2,852	$2.74	0d	15	1.39mi
7550 80th St S Cottage Grove, MN	3.0	1.0–2.0	993	$2,700	$2.72	0d	11	1.40mi

Listing history 4 events

1. 2026-05-31
   statusdays on market $324,900 Pending 9 DOM
2. 2026-05-22
   listed $324,900 Active
3. 2026-05-20
   historical $324,900
4. 1989-04-01
   soldstatus $65,120

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast MN · Partial reset (capped growth)

• Current annual tax: $3,288 · $274/mo
• Projected year-2 tax: $3,463 · $289/mo
• Expected delta: +$175/yr (+$15/mo · 5.3%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥99°F today · 14 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $34,263
• − Mortgage interest: −$18,199
• − Property taxes: −$3,288
• − Insurance: −$1,624
• − Repairs & maintenance: −$2,741
• − Management: −$2,741
• − Depreciation: −$9,452
• Taxable loss: −$3,783
• Est. tax savings @ 24.0%: +$908
• After-tax cash flow: $2,617/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: South Washington County School District
• NCES district ID: 2733810
• Math proficiency: 52% ▼ -13.00%
• Reading proficiency: 61% ▼ -7.00%
• Median HH income: $88,285
• Composite: 51.8/100
• National rank: #1670
• State rank: #40 of 301 in MN

Livability — Cottage Grove

• Score: 77/100
• State rank: #132
• US rank: #2948

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Cottage Grove, MN
• County: Washington County · 235,613 people
• City population: 40,695
• Metro: Minneapolis-St. Paul-Bloomington, MN-WI
• Population (ZIP): 40,695
• Household income: $120,715
• Rent vs Own: 11.8% rent · 88.2% own
• Severe rent burden: 323.0

Population outlook (Washington County) Hauer SSP2

• Today (2025): 278,554 people
• By 2030: 290,465 · +4.3%
• By 2040: 310,014 · +11.3%
• By 2050: 324,118 · +16.4%
• By 2075: 362,697 · +30.2%
• By 2100: 381,491 · +37.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (76%)
• Race & ethnicity: White 76% Two or more races 8% Hispanic / Latino 7% Asian 7% Black 5%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Portuguese 10% Lithuanian 4% Romanian 3%
• Foreign-born: 8% · Canada, Vietnam
• Languages at home: 87% English-only · Other Asian/Pacific 5% Spanish 4% Other Indo-European 1%

Political lean MEDSL · Washington

• 2024 margin: Lean D (+8.9) · D 53.5% · R 44.6% · Other 1.9%
• 2008→2024 swing: +4.6pp toward D · 2008: 4.3pp · 2024: 8.9pp
• All cycles: 2024: D+8.9 2020: D+9.2 2016: D+1.9 2012: D+0.8 2008: D+4.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -258.55%
• Current HPI: 241.1084
• Rent YoY: ▲ 3.78%
• 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

+398.9% since first listed

3 events — show timeline

• 2026-05-22 Listed $324,900 NORTHSTARMLS as Distributed by MLS Grid
• 2026-05-20 Coming Soon $324,900 NORTHSTARMLS as Distributed by MLS Grid
• 1989-04-01 Sold (Public Records) $65,120 Public Records

Property tax history

+3.5%/yr

Latest (2025): $3,288 · -1.9% YoY. Source: county tax records.