8010 Stratford Cir S · Shakopee, MN 55379

$260,000

2 bd · 2.0 ba · 1,294 sqft · Townhouse public records · 53 Days on market

Built 2001 2,178 sqft lot $201/sqft · 15% below area Est $306k · 15% under $309/mo HOA · 15% of rent

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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).

• ARV discount +14.3/15.0
• Cash flow +7.4/30.0
• Schools +4.5/10.0
• Livability +4.5/5.0
• Rent growth +3.5/5.0
• 1% rule +3.0/10.0
• Condition / age +2.5/5.0
• DSCR +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautiful end-unit! Single level living in a convenient location. Nicely updated and maintained unit. Open kitchen with lots of cabinets, and abundance of counter space, separate dining area and convenient breakfast bar. Primary bedroom is spacious with a walk-in closet and updated private bath. Living room with gas fireplace has access to private patio to enjoy the outdoors. Prime location! Close to shopping, dining, parks and highway 169 access. A quick closing is possible.

Key facts

• Walk-in closet
• Private bath
• Single level living

Tags

• SINGLE LEVEL LIVING
• OPEN KITCHEN
• SEPARATE DINING AREA
• BREAKFAST BAR
• WALK-IN CLOSET
• PRIVATE BATH

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath townhouse listed at $260k.

Deal economics

• At list price, monthly cash flow is $-334 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $201k (22.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $207k (20.5% below list).
• Recommended offer: $201k (22.7% below list) — sets the bar for cash-flow.
• Cap rate 4.7% vs local median 3.3% in Shakopee — 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 90/100 on livability (#3 in MN, #102 nationally) — a professional / high-income tenant draw. Strengths: commute A+, employment A+, housing A+.
• Shakopee Public School District (suburban): math 42% / reading 56% proficiency, ranked #95 of 301 in MN (top 32%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Red Oak Elementary (math 51% / reading 55%, grade C, #361 of 857 statewide, top 42%, 500 students, 58% FRL); Shakopee East Middle School (math 33% / reading 56%, grade D, #118 of 258 statewide, top 48%, 796 students, 43% FRL); Shakopee High School (math 47% / reading 60%, grade C-, #104 of 471 statewide, top 22%, 2,770 students, 38% FRL) — zoned schools average 46% FRL vs 26% district-wide (20 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+4.0%/yr); 464 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 699 units permitted in Scott County in 2024 (84 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 $8k of value loss. Plan a longer hold.
• Scott County population projected at +31% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 53 days — a 3% lower offer ($252k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 24y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $225k; 16% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $200,930 (22.7% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 53 days. Have you received any prior offers? Is the seller open to a 23% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.80% ✗
• Cap rate: 4.75%
• Cash-on-cash: -5.51%
• DSCR: 0.75
• GRM: 10.5

CMA / ARV

• ARV (median comp): $306,476
• List price: $260,000
• Delta: -15.16%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 4.05% rent growth · sell at horizon

5-year hold

• IRR: -24.4%
• Equity multiple: 0.16×
• Total profit: $-61,085
• Equity at exit: $38,767

10-year hold

• IRR: -16.7%
• Equity multiple: 0.03×
• Total profit: $-70,810
• Equity at exit: $22,480

Cash invested: $72,800 (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 55379

• Rents YoY: 4.0%
• Active inventory: 464
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $2,067 medium
• Mortgage (P&I): −$1,363
• Tax from tax record: −$187 /mo · $2,242/yr
• Insurance: −$108
• HOA: −$309
• Vacancy / Maint / Mgmt: −$434
• Net cashflow: $-334

Break-even live

Break-even rent $2,491

Max offer price $200,930

Occupancy floor —

Sensitivity live

Price	-10% $-187	-5% $-261	+0% $-334	+5% $-408	+10% $-482
Rent	-10% $-498	-5% $-416	+0% $-334	+5% $-253	+10% $-171
Rate	-1.0pp $-203	-0.5pp $-268	base $-334	+0.5pp $-402	+1.0pp $-470

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: $65,000
• Closing costs: $7,800
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1475 Yorkshire Ln Shakopee, MN	3.0	3.0	1132	$2,200	$1.94	4d	1	0.46mi
7455 Hampton Ln Shakopee, MN	3.0	3.0	1758	$2,750	$1.56	45d	1	0.48mi

HOA detail

• Monthly dues: $309 · $3,708/yr
• Likely covers: gas

Listing history 21 events

1. 2026-05-18
   status Pending 481-char remark

   Show marketing remark (481 chars)

   Beautiful end-unit! Single level living in a convenient location. Nicely updated and maintained unit. Open kitchen with lots of cabinets, and abundance of counter space, separate dining area and convenient breakfast bar. Primary bedroom is spacious with a walk-in closet and updated private bath. Living room with gas fireplace has access to private patio to enjoy the outdoors. Prime location! Close to shopping, dining, parks and highway 169 access. A quick closing is possible.

2. 2026-05-09
   historical Contingent - Inspection 481-char remark

   Show marketing remark (481 chars)

   Beautiful end-unit! Single level living in a convenient location. Nicely updated and maintained unit. Open kitchen with lots of cabinets, and abundance of counter space, separate dining area and convenient breakfast bar. Primary bedroom is spacious with a walk-in closet and updated private bath. Living room with gas fireplace has access to private patio to enjoy the outdoors. Prime location! Close to shopping, dining, parks and highway 169 access. A quick closing is possible.

3. 2026-03-22
   listed $260,000 Active 481-char remark

   Show marketing remark (481 chars)

   Beautiful end-unit! Single level living in a convenient location. Nicely updated and maintained unit. Open kitchen with lots of cabinets, and abundance of counter space, separate dining area and convenient breakfast bar. Primary bedroom is spacious with a walk-in closet and updated private bath. Living room with gas fireplace has access to private patio to enjoy the outdoors. Prime location! Close to shopping, dining, parks and highway 169 access. A quick closing is possible.

4. 2022-01-11
   soldstatus $225,000
5. 2021-12-30
   soldstatus $225,000 Sold 379-char remark

   Show marketing remark (379 chars)

   Beautiful end-unit. Very nicely decorated and maintained. Open kitchen with lots of cabinets, and abundance of counter space and convenient breakfast bar. Master bedroom is spacious with a walk-in closet and nicely updated private bath. You will find another bedroom and updated 3/4 bath. Prime location! Close to shopping, dining, and parks. A quick closing is available!

6. 2021-12-21
   status Pending 379-char remark

   Show marketing remark (379 chars)

   Beautiful end-unit. Very nicely decorated and maintained. Open kitchen with lots of cabinets, and abundance of counter space and convenient breakfast bar. Master bedroom is spacious with a walk-in closet and nicely updated private bath. You will find another bedroom and updated 3/4 bath. Prime location! Close to shopping, dining, and parks. A quick closing is available!

7. 2021-10-25
   historical Contingent - Subject to Statutory Rescission 379-char remark

   Show marketing remark (379 chars)

   Beautiful end-unit. Very nicely decorated and maintained. Open kitchen with lots of cabinets, and abundance of counter space and convenient breakfast bar. Master bedroom is spacious with a walk-in closet and nicely updated private bath. You will find another bedroom and updated 3/4 bath. Prime location! Close to shopping, dining, and parks. A quick closing is available!

8. 2021-10-12
   price $225,000 379-char remark

   Show marketing remark (379 chars)

   Beautiful end-unit. Very nicely decorated and maintained. Open kitchen with lots of cabinets, and abundance of counter space and convenient breakfast bar. Master bedroom is spacious with a walk-in closet and nicely updated private bath. You will find another bedroom and updated 3/4 bath. Prime location! Close to shopping, dining, and parks. A quick closing is available!

9. 2021-10-04
   status Active 379-char remark

   Show marketing remark (379 chars)

   Beautiful end-unit. Very nicely decorated and maintained. Open kitchen with lots of cabinets, and abundance of counter space and convenient breakfast bar. Master bedroom is spacious with a walk-in closet and nicely updated private bath. You will find another bedroom and updated 3/4 bath. Prime location! Close to shopping, dining, and parks. A quick closing is available!

10. 2021-08-16
    price $233,000 379-char remark

    Show marketing remark (379 chars)

    Beautiful end-unit. Very nicely decorated and maintained. Open kitchen with lots of cabinets, and abundance of counter space and convenient breakfast bar. Master bedroom is spacious with a walk-in closet and nicely updated private bath. You will find another bedroom and updated 3/4 bath. Prime location! Close to shopping, dining, and parks. A quick closing is available!

11. 2021-08-10
    listed $240,000 Active 379-char remark

    Show marketing remark (379 chars)

    Beautiful end-unit. Very nicely decorated and maintained. Open kitchen with lots of cabinets, and abundance of counter space and convenient breakfast bar. Master bedroom is spacious with a walk-in closet and nicely updated private bath. You will find another bedroom and updated 3/4 bath. Prime location! Close to shopping, dining, and parks. A quick closing is available!

12. 2017-11-01
    soldstatus $156,500
13. 2017-09-26
    soldstatus $153,500 Sold
14. 2017-08-24
    listed Contingent - Inspection
15. 2012-07-23
    soldstatus $152,900
16. 2007-11-08
    historical
17. 2007-10-31
    listed $160,000
18. 2002-09-20
    listed $169,629
19. 2002-09-19
    soldstatus $163,629
20. 2002-08-30
    soldstatus $169,629
21. 2002-08-16
    historical

ⓘ 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: $2,242 · $187/mo
• Projected year-2 tax: $2,577 · $215/mo
• Expected delta: +$335/yr (+$28/mo · 14.9%)

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

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (unshaded) · 65% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥98°F today · 15 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: $24,809
• − Mortgage interest: −$14,564
• − Property taxes: −$2,242
• − Insurance: −$1,300
• − Repairs & maintenance: −$1,985
• − Management: −$1,985
• − HOA: −$3,708
• − Depreciation: −$7,564
• Taxable loss: −$8,538
• Est. tax savings @ 24.0%: +$2,049
• After-tax cash flow: $-1,963/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: Shakopee Public School District
• NCES district ID: 2733000
• Math proficiency: 42% ▼ -17.00%
• Reading proficiency: 56% ▼ -6.00%
• Median HH income: $79,637
• Composite: 44.73/100
• National rank: #2751
• State rank: #95 of 301 in MN

Livability — Shakopee

• Score: 90/100
• State rank: #3
• US rank: #102

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Shakopee, MN
• County: Scott County · 116,975 people
• City population: 50,041
• Metro: Minneapolis-St. Paul-Bloomington, MN-WI
• Population (ZIP): 50,041
• Household income: $106,312
• Rent vs Own: 25.3% rent · 74.7% own
• Severe rent burden: 1009.0

Population outlook (Scott County) Hauer SSP2

• Today (2025): 165,899 people
• By 2030: 177,290 · +6.9%
• By 2040: 199,019 · +20.0%
• By 2050: 216,883 · +30.7%
• By 2075: 256,099 · +54.4%
• By 2100: 276,434 · +66.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: White 64% Hispanic / Latino 11% Asian 10% Two or more races 9% Black 7% Native American 1%
• Hispanic origin (detail): Mexican 7% Puerto Rican 1%
• Common ancestry: Portuguese 9% Romanian 3% Lithuanian 2%
• Foreign-born: 16% · Canada, Vietnam, China
• Languages at home: 77% English-only · Spanish 8% Other Asian/Pacific 5% Russian/Polish/Slavic 3%

Political lean MEDSL · Scott

• 2024 margin: Lean R (+8.5) · D 44.8% · R 53.3% · Other 1.9%
• 2008→2024 swing: +2.7pp toward D · 2008: -11.2pp · 2024: -8.5pp
• All cycles: 2024: R+8.5 2020: R+6.6 2016: R+15.4 2012: R+14.8 2008: R+11.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -253.64%
• Current HPI: 218.9993
• Rent YoY: ▲ 4.05%
• 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

+53.3% since first listed

21 events — show timeline

• 2026-05-18 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2026-05-09 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2026-03-22 Listed $260,000 NORTHSTARMLS as Distributed by MLS Grid
• 2022-01-11 Sold (Public Records) $225,000 Public Records
• 2021-12-30 Sold (MLS) $225,000 NORTHSTARMLS as Distributed by MLS Grid
• 2021-12-21 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2021-10-25 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2021-10-12 Price Changed $225,000 NORTHSTARMLS as Distributed by MLS Grid
• 2021-10-04 Relisted — NORTHSTARMLS as Distributed by MLS Grid
• 2021-08-16 Price Changed $233,000 NORTHSTARMLS as Distributed by MLS Grid
• 2021-08-10 Listed $240,000 NORTHSTARMLS as Distributed by MLS Grid
• 2017-11-01 Sold (Public Records) $156,500 Public Records
• 2017-09-26 Sold (MLS) $153,500 NORTHSTARMLS as Distributed by MLS Grid
• 2017-08-24 Listed — NORTHSTARMLS as Distributed by MLS Grid
• 2012-07-23 Sold (Public Records) $152,900 Public Records
• 2007-11-08 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2007-10-31 Listed $160,000 NORTHSTARMLS as Distributed by MLS Grid
• 2002-09-20 Listed $169,629 NORTHSTARMLS as Distributed by MLS Grid
• 2002-09-19 Sold (MLS) $163,629 NORTHSTARMLS as Distributed by MLS Grid
• 2002-08-30 Sold (Public Records) $169,629 Public Records
• 2002-08-16 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid

Property tax history

+1.8%/yr

Latest (2025): $2,242 · -3.5% YoY. Source: county tax records.