210 Shakopee Ave E · Shakopee, MN 55379

$399,000

3 bd · 2.0 ba · 1,824 sqft · SingleFamily public records · 33 Days on market

Built 1948 0.62 ac lot $219/sqft · 56% above area Est $481k · 17% under

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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 +15.0/15.0
• Cash flow +6.6/30.0
• Schools +4.5/10.0
• Livability +4.5/5.0
• Rent growth +3.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.0/10.0
• DSCR +0.8/10.0
• Appreciation +0.0/10.0

Listing remarks

11AM 5/16 SPACE. Lots of SPACE. Selling 1/2 acre lot with 5 bedroom, 3 bath, and 2 car attached garage. Master suite up stairs is huge. Basement has its own 2nd living room and suite. An addition office room in the basement. The breezeway is oversized. Garage has an extra room at the back for a workshop or storage. All new roof, furnace, water heater, all new upstairs windows, 50% new basement windows. New flooring. New bathroom fixtures. Over 3000sqft of finished space. Over 4600sqft of enclosed space total including breezeway and garage.

Key facts

• Master suite
• 1/2 acre lot
• Oversized breezeway

Tags

• 1/2 ACRE LOT
• MASTER SUITE
• 2ND LIVING ROOM
• OVERSIZED BREEZEWAY
• EXTRA ROOM FOR WORKSHOP
• NEW ROOF

Property features AI

Exterior

• Parking: 4-car garage with garage door opener
• Utilities: City water; City sewer; Natural gas
• Home design: Residential property, one level; Main entry and primary living areas on main level
• Construction: Block foundation; Foundation area approximately 1,824
• Exterior features: Wood exterior; Lot about 0.62 acres (approx. dimensions 135 x 170)

Interior

• Kitchen: Kitchen on main level
• Bedrooms: 5 bedrooms (most on main level)
• Bathrooms: 3 full bathrooms
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Finished basement with egress windows; Two fireplaces
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $399k.

Deal economics

• At list price, monthly cash flow is $-664 ($-8k/yr) — negative.
• To cash-flow at today's rent, offer at most $282k (29.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $239k (40.0% below list).
• Recommended offer: $239k (40.0% below list) — sets the bar for 1% rule.
• Cap rate 4.3% vs local median 3.3% in Shakopee — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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.
• Market conditions: Rents rising fast (+4.0%/yr); 462 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $3k of loan paydown is wiped out by about $12k 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 33 days — a 3% lower offer ($387k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 27y ago; this cycle's ask has dropped $50k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $185k; list at $399k implies a 116% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1948 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $239,239 (40.0% 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 33 days. Have you received any prior offers? Is the seller open to a 40% concession, seller financing, or rate buy-down credit?
3. Built in 1948 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.60% ✗
• Cap rate: 4.30%
• Cash-on-cash: -7.13%
• DSCR: 0.68
• GRM: 13.9

CMA / ARV

• ARV (median comp): $480,760
• List price: $399,000
• Delta: -17.01%
• Verdict: UNDERPRICED
• Comps: 5 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -27.7%
• Equity multiple: 0.06×
• Total profit: $-104,491
• Equity at exit: $59,492

10-year hold

• IRR: -23.1%
• Equity multiple: -0.21×
• Total profit: $-135,113
• Equity at exit: $34,498

Cash invested: $111,720 (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: 462
• Price-to-rent: 13.9×

Monthly cashflow live

• Estimated rent: $2,392 high
• Mortgage (P&I): −$2,092
• Tax from tax record: −$296 /mo · $3,546/yr
• Insurance: −$166
• HOA: −$0
• Vacancy / Maint / Mgmt: −$502
• Net cashflow: $-664

Break-even live

Break-even rent $3,233

Max offer price $281,673

Occupancy floor —

Sensitivity live

Price	-10% $-438	-5% $-551	+0% $-664	+5% $-777	+10% $-890
Rent	-10% $-853	-5% $-759	+0% $-664	+5% $-570	+10% $-475
Rate	-1.0pp $-463	-0.5pp $-563	base $-664	+0.5pp $-768	+1.0pp $-873

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: $99,750
• Closing costs: $11,970
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
329 Alexander Ct Shakopee, MN	4.0	2.0	1916	$2,699	$1.41	25d	1	0.58mi
1324 Eagle Creek Blvd Shakopee, MN	1.0–3.0	1.0	1050	$2,020	$1.92	0d	8	0.83mi
1525 McIntosh Cir Shakopee, MN	4.0	2.0	1600	$2,400	$1.50	44d	1	1.01mi
817 Jack Russell Ave Shakopee, MN	4.0	2.0	1768	$2,875	$1.63	25d	1	1.33mi
1047 Tyler St S Shakopee, MN	4.0	2.0	2002	$2,375	$1.19	13d	1	1.36mi
1198 Highpoint Curv Shakopee, MN	2.0	2.0	1391	$2,195	$1.58	4d	1	1.37mi
1600 Windermere Way Shakopee, MN	3.0	1.0–2.0	895	$2,700	$3.02	0d	27	1.43mi
935 Alysheba Rd Shakopee, MN	1.0–3.0	1.0–2.0	980	$2,368	$2.42	0d	16	1.48mi

Listing history 23 events

1. 2026-06-13
   statusdays on market $399,000 Pending 33 DOM
2. 2026-06-09
   days on market $399,000 Active 30 DOM
3. 2026-06-08
   days on market $399,000 Active 29 DOM
4. 2026-06-07
   days on market $399,000 Active 28 DOM
5. 2026-06-04
   days on market $399,000 Active 25 DOM
6. 2026-06-03
   days on market $399,000 Active 24 DOM
7. 2026-06-02
   pricedays on market $399,000 Active 23 DOM
8. 2026-06-01
   days on market $429,000 Active 22 DOM
9. 2026-05-31
   days on market $429,000 Active 21 DOM
10. 2026-05-18
    price $429,000 550-char remark
11. 2026-05-10
    listed $449,000 Active 550-char remark
12. 2026-01-16
    soldstatus $185,000
13. 2025-09-21
    historical
14. 2025-07-10
    price $299,999
15. 2025-03-17
    listed $349,900 Active
16. 2024-11-05
    historical
17. 2024-10-23
    listed $300,000 Active
18. 1999-11-08
    soldstatus $129,900
19. 1999-11-08
    soldstatus $129,900
20. 1999-10-13
    historical
21. 1999-10-04
    listed $129,900
22. 1999-09-09
    historical
23. 1999-06-09
    listed $149,900

ⓘ 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: $3,546 · $296/mo
• Projected year-2 tax: $4,007 · $334/mo
• Expected delta: +$461/yr (+$38/mo · 13.0%)

ⓘ 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 ≥99°F today · 14 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,709
• − Mortgage interest: −$22,350
• − Property taxes: −$3,546
• − Insurance: −$1,995
• − Repairs & maintenance: −$2,297
• − Management: −$2,297
• − Depreciation: −$11,607
• Taxable loss: −$15,383
• Est. tax savings @ 24.0%: +$3,692
• After-tax cash flow: $-4,278/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

+166.2% since first listed

16 events — show timeline

• 2026-06-13 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2026-06-02 Price Changed $399,000 NORTHSTARMLS as Distributed by MLS Grid
• 2026-05-18 Price Changed $429,000 NORTHSTARMLS as Distributed by MLS Grid
• 2026-05-10 Listed $449,000 NORTHSTARMLS as Distributed by MLS Grid
• 2026-01-16 Sold (Public Records) $185,000 Public Records
• 2025-09-21 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2025-07-10 Price Changed $299,999 NORTHSTARMLS as Distributed by MLS Grid
• 2025-03-17 Listed $349,900 NORTHSTARMLS as Distributed by MLS Grid
• 2024-11-05 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2024-10-23 Listed $300,000 NORTHSTARMLS as Distributed by MLS Grid
• 1999-11-08 Sold (Public Records) $129,900 Public Records
• 1999-11-08 Sold (MLS) $129,900 NORTHSTARMLS as Distributed by MLS Grid
• 1999-10-13 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 1999-10-04 Listed $129,900 NORTHSTARMLS as Distributed by MLS Grid
• 1999-09-09 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 1999-06-09 Listed $149,900 NORTHSTARMLS as Distributed by MLS Grid

Property tax history

+3.7%/yr

Latest (2026): $3,546 · +5.8% YoY. Source: county tax records.