947 Stoughton Ave · Chaska, MN 55318

$100,000

3 bd · 1.0 ba · 1,249 sqft · SingleFamily public records · 5 Days on market

Built 1920 0.42 ac lot

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Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +5.2/10.0
• Livability +4.0/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Excellent opportunity to own 0.41 acres just minutes from charming downtown Chaska. Tucked away in a secluded setting while still offering convenient access to roads and highways, this property includes two parcels. The existing home is ready to be torn down to make space for something new. The garage is in better shape than the house, but the buyer must verify if it can be salvaged. Chaska features a ton of fun shops, restaurants, coffee shops, and more. Chaska also has a great farmer's market, parks, and the Minnesota Regional Bluffs trails can be accessed just down the street. Schalow Park is just a few blocks away, as well as the Minnesota River. Convenient access to Hwy 212. Two PID numbers are included in the sale. Buyers are responsible for verifying with the City of Chaska whether the parcels may be built on separately and confirming all building, zoning, and land-use requirements. Property is being sold as-is, but the seller hopes to remove the vehicles before closing. The dirt road leading up to the home is a city street, "York St". Don't miss this opportunity!

Key facts

• 0.42 acre lot
• Built 1920
• Listed 5 days

Property features AI

Finance

• Other: Lot approx. 0.41 acres (dimensions: 172 x 101 x 185 x 100); Additional parcels included

Exterior

• Parking: Attached 3-car garage (approx. 32x32)
• Utilities: City water connected; City sewer connected; Natural gas service
• Home design: Residential property; Entry level: Main; One and one-half stories
• Construction: Block foundation; Built with wood exterior
• Exterior features: Wood exterior

Interior

• Kitchen: Main level kitchen
• Bedrooms: 2 bedrooms on the main level
• Bathrooms: 1 full bathroom on the main level
• Heating & cooling: Forced air heating; No central air conditioning
• Interior features: Block basement; One and one-half levels

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $778 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Cap rate 15.6% vs local median 2.5% in Chaska — 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 80/100 on livability (#75 in MN, #1,802 nationally) — a professional / high-income tenant draw. Strengths: crime A+, commute A+, employment A+; Watch: cost of living C-, amenities F, health & safety F.
• Eastern Carver County Public School (suburban): math 52% / reading 61% proficiency, ranked #41 of 301 in MN (top 14%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 14% free/reduced lunch — higher-income household profile.
• Market conditions: Rents rising (+3.0%/yr); 295 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals leasing fast (median 0d on market — plan ~1-2 weeks tenant-placement turnaround); high-income renter base; 682 units permitted in Carver County in 2024 (6 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $691 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Carver County population projected at +29% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 34y ago; this cycle's ask has dropped $25k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $100,000

Questions for the listing agent

1. Built in 1920 — 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 A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
4. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
5. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
6. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.95% ✓
• Cap rate: 15.63%
• Cash-on-cash: 33.34%
• DSCR: 2.48
• GRM: 4.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.98% rent growth · sell at horizon

5-year hold

• IRR: 28.6%
• Equity multiple: 2.19×
• Total profit: $33,377
• Equity at exit: $14,910

10-year hold

• IRR: 36.0%
• Equity multiple: 4.32×
• Total profit: $93,005
• Equity at exit: $8,646

Cash invested: $28,000 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 46 Balanced
• State Minnesota: 46 Balanced · D+2
• County: — inherits STATE
• City: — inherits STATE

2024 reforms strengthened tenant protections; ramsey/hennepin courts paced moderate to slow.

Methodology + full state rankings →

ZIP-level market 55318

• Rents YoY: 3.0%
• Active inventory: 295
• Price-to-rent: 4.3×

Monthly cashflow live

• Estimated rent: $1,953 high
• Mortgage (P&I): −$524
• Tax from tax record: −$199 /mo · $2,388/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$410
• Net cashflow: $778

Break-even live

Break-even rent $968

Max offer price $100,000

Occupancy floor 55%

Sensitivity live

Price	-10% $835	-5% $806	+0% $778	+5% $750	+10% $721
Rent	-10% $624	-5% $701	+0% $778	+5% $855	+10% $932
Rate	-1.0pp $828	-0.5pp $803	base $778	+0.5pp $752	+1.0pp $726

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1200 Crosstown Blvd Chaska, MN	2.0	1.0	830	$1,620	$1.95	0d	2	0.13mi
1045 Yellow Brick Rd Chaska, MN	1.0–2.0	1.0–2.0	964	$1,745	$1.81	0d	6	0.42mi
744 Ravoux Rd Chaska, MN	2.0	1.0	1171	$1,613	$1.38	4d	1	0.47mi
340 Crosstown Blvd Chaska, MN	2.0–3.0	1.0	926	$1,850	$2.00	0d	6	0.52mi
16 Thomas Ln Unit 431 Chaska, MN	2.0	1.0	728	$1,729	$2.38	25d	1	0.74mi
325 Engler Blvd Chaska, MN	1.0–3.0	1.0–2.0	1120	$2,424	$2.16	0d	17	1.25mi

Listing history 6 events

1. 2026-06-17
   days on marketlisting id $100,000 Pending 5 DOM
2. 2026-06-07
   statusdays on market $100,000 Pending 3 DOM
3. 2026-06-04
   days on market $100,000 Active 2 DOM
4. 2026-06-03
   status $100,000 Active 1 DOM
5. 2026-06-02
   remarks 699-char remark
6. 2026-06-02
   listed $100,000 Coming Soon 1 DOM

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

Tax reassessment forecast MN · Partial reset (capped growth)

• Current annual tax: $2,388 · $199/mo
• Projected year-2 tax: $2,388 · $199/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥101°F today · 14 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,438
• − Mortgage interest: −$5,602
• − Property taxes: −$2,388
• − Insurance: −$500
• − Repairs & maintenance: −$1,875
• − Management: −$1,875
• − Depreciation: −$2,909
• Taxable income: $8,289
• Est. tax owed @ 24.0%: −$1,989
• After-tax cash flow: $7,346/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: Eastern Carver County Public School
• NCES district ID: 2708190
• Math proficiency: 52% ▼ -9.00%
• Reading proficiency: 61% ▼ -6.00%
• Median HH income: $87,010
• Composite: 51.68/100
• National rank: #1694
• State rank: #41 of 301 in MN

Livability — Chaska

• Score: 80/100
• State rank: #75
• US rank: #1802

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Chaska, MN
• County: Carver County · 77,775 people
• City population: 30,369
• Metro: Minneapolis-St. Paul-Bloomington, MN-WI
• Population (ZIP): 30,369
• Household income: $112,243
• Rent vs Own: 30.9% rent · 69.1% own
• Severe rent burden: 454.0

Population outlook (Carver County) Hauer SSP2

• Today (2025): 115,077 people
• By 2030: 122,880 · +6.8%
• By 2040: 137,210 · +19.2%
• By 2050: 148,524 · +29.1%
• By 2075: 174,624 · +51.7%
• By 2100: 185,806 · +61.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (82%)
• Race & ethnicity: White 82% Hispanic / Latino 9% Two or more races 8% Asian 4% Black 2%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Portuguese 12% Lithuanian 4% Italian 3%
• Foreign-born: 7% · Canada, Vietnam, South Korea
• Languages at home: 89% English-only · Spanish 6% Other Asian/Pacific 1% Vietnamese 1%

Political lean MEDSL · Carver

• 2024 margin: Lean R (+5.4) · D 46.3% · R 51.7% · Other 2.0%
• 2008→2024 swing: +9.7pp toward D · 2008: -15.1pp · 2024: -5.4pp
• All cycles: 2024: R+5.4 2020: R+4.9 2016: R+13.7 2012: R+19.7 2008: R+15.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -167.82%
• Current HPI: 209.4969
• Rent YoY: ▲ 2.98%
• 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

+25.2% since first listed

19 events — show timeline

• 2026-06-01 Coming Soon $100,000 NORTHSTARMLS as Distributed by MLS Grid
• 2026-06-01 Coming Soon $100,000 NORTHSTARMLS as Distributed by MLS Grid
• 2016-08-10 Sold (Public Records) $110,000 Public Records
• 2016-08-04 Sold (MLS) $110,000 NORTHSTARMLS as Distributed by MLS Grid
• 2016-08-01 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2016-07-05 Relisted — NORTHSTARMLS as Distributed by MLS Grid
• 2016-07-01 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2016-06-23 Price Changed $119,900 NORTHSTARMLS as Distributed by MLS Grid
• 2016-05-23 Listed $124,900 NORTHSTARMLS as Distributed by MLS Grid
• 2004-08-04 Sold (Public Records) $146,500 Public Records
• 2004-08-02 Sold (MLS) $146,500 NORTHSTARMLS as Distributed by MLS Grid
• 2004-07-13 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2004-07-01 Listed $140,000 NORTHSTARMLS as Distributed by MLS Grid
• 1997-01-21 Sold (MLS) $89,900 NORTHSTARMLS as Distributed by MLS Grid
• 1996-12-18 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 1996-10-01 Listed $92,900 NORTHSTARMLS as Distributed by MLS Grid
• 1992-10-09 Sold (Public Records) $79,900 Public Records
• 1992-08-18 Sold (MLS) $79,900 NORTHSTARMLS as Distributed by MLS Grid
• 1992-08-12 Listed $79,900 NORTHSTARMLS as Distributed by MLS Grid

Property tax history

+3.8%/yr

Latest (2025): $2,388 · +6.9% YoY. Source: county tax records.