Copperleaf Plan · Otsego, MN 55301

$452,990

5 bd · 3.0 ba · 2,460 sqft · SingleFamily · 134 Days on market

Good condition Garage

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Why this score? — see what drove the F 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 +7.5/15.0
• Schools +6.2/10.0
• Cash flow +4.2/30.0
• Condition / age +4.0/5.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• 1% rule +0.3/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks

This new two-story home is designed for improved space and flexibility. The first floor is host to an open layout that seamlessly flows from the Great Room to the dining area and kitchen, while a dedicated flex is ready to be used as a home office, playroom or formal sitting area. The second floor delivers abundant living space with a tranquil owner's suite featuring luxurious bath and walk-in closet, three additional bedrooms and a spacious bonus room perfect for media nights, game play and much more.

Key facts

• Outdoor recreation
• Single family homes
• Convenient access

Tags

• SINGLE FAMILY HOMES
• CONVENIENT ACCESS
• NEARBY STATE PARKS
• OUTDOOR RECREATION
• DESIRABLE LOCAL SCHOOLS

🏗️ New construction. The $452,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $593,056.

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath single-family listed at $453k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-2k ($-19k/yr) — negative.
• To cash-flow at today's rent, offer at most $362k (20.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $317k (30.1% below list).
• Recommended offer: $317k (30.1% below list) — sets the bar for 1% rule.
• Cap rate 3.1% vs local median 3.9% in Otsego — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

Location & tenants

• Location reads 69/100 on livability (#367 in MN) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, crime A-; Watch: cost of living C-, amenities F, commute F.
• Independent School District 728 (suburban): math 56% / reading 60% proficiency, ranked #37 of 301 in MN (top 12%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 14% free/reduced lunch — higher-income household profile.
• Zoned schools: Otsego Elementary (math 64% / reading 64%, grade B, #157 of 857 statewide, top 19%, 563 students, 21% FRL); Rogers Middle School (math 61% / reading 63%, grade B+, #19 of 258 statewide, top 8%, 979 students, 16% FRL); Rogers Senior High (math 66% / reading 64%, grade B, #28 of 471 statewide, top 6%, 1,740 students, 18% FRL) — zoned schools at 18% FRL track the district average.
• Market conditions: 243 active listings in the ZIP; 1 comparable units currently listed for rent nearby; high-income renter base; 1,260 units permitted in Wright County in 2024 (180 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $4k of loan paydown is wiped out by about $18k of value loss. Plan a longer hold.
• Wright County population projected at +9% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 134 days — a 12% lower offer ($399k) is reasonable based on typical stale-listing flexibility.

Recommended offer $316,851 (30.1% 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 134 days. Have you received any prior offers? Is the seller open to a 30% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 0.53% ✗
• Cap rate: 3.06%
• Cash-on-cash: -11.53%
• DSCR: 0.49
• GRM: 15.6

CMA / ARV

• ARV (median comp): $593,056
• List price: $452,990
• Delta: -23.62%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
12087 80th St NE	1.03mi	4/3.0 (-1)	2,600 (+6%)	1mo	$445,000	$171	50
8061 Lander Ave NE	1.06mi	5/3.0	2,505 (+2%)	27mo	$453,100	$181	42
12273 71st Ct NE	0.69mi	4/4.0 (-1)	2,402 (-2%)	28mo	$497,370	$207	35
11293 83rd Ln NE	1.24mi	4/3.5 (-1)	2,810 (+14%)	26mo	$749,990	$267	14
11305 83rd Ln NE	1.23mi	4/4.0 (-1)	2,821 (+15%)	24mo	$699,990	$248	12

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: -37.4%
• Equity multiple: -0.19×
• Total profit: $-197,662
• Equity at exit: $88,427

10-year hold

• IRR: -54.4%
• Equity multiple: -0.82×
• Total profit: $-302,764
• Equity at exit: $51,277

Cash invested: $166,056 (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 →

Active competition Active MLS

• For sale now: 51 active · 47 under contract
• Median asking: $460,000 ($194/sqft)
• Median days on market: 66 d
• This list price: 43% of active listings are priced below it
• ARV vs active asking: +24.0% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 55301

• Home prices YoY: -14.2%
• Active inventory: 243
• Price-to-rent: 11.9×

Monthly cashflow live

• Estimated rent: $3,169 medium
• Mortgage (P&I): −$3,110
• Tax est. 1.5%: −$741 /mo · $8,896/yr
• Insurance: −$247
• HOA: −$0
• Vacancy / Maint / Mgmt: −$665
• Net cashflow: $-1,595

Break-even live

Break-even rent $5,188

Max offer price $362,206

Occupancy floor —

Sensitivity live

Price	-10% $-1,186	-5% $-1,390	+0% $-1,595	+5% $-1,800	+10% $-2,005
Rent	-10% $-1,846	-5% $-1,721	+0% $-1,595	+5% $-1,470	+10% $-1,345
Rate	-1.0pp $-1,297	-0.5pp $-1,445	base $-1,595	+0.5pp $-1,749	+1.0pp $-1,905

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: $148,264
• Closing costs: $17,792
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7535 Lannon Ave NE Albertville, MN	5.0	3.0	2209	$3,099	$1.40	54d	1	0.56mi

Property features AI

Finance

• Other: New construction inventory type: PlanPlan name: CopperleafListing last modified May 21, 2026
• Financial info: List price $477,990

Exterior

• Parking: 3 garage spaces (3 total parking spaces)
• Home design: Single-family plan homeListed as Active
• Exterior features: Located at 7021 Lannon Ave NE, Otsego, MN

Interior

• Bedrooms: 5 bedrooms
• Bathrooms: 3 full bathrooms
• Interior features: Plan home (Copperleaf)Living area of 2460

Listing history 50 events

1. 2026-09-24
   days on market $452,990 Active 134 DOM
2. 2026-09-23
   days on market $452,990 Active 133 DOM
3. 2026-09-22
   days on market $452,990 Active 132 DOM
4. 2026-09-21
   days on market $452,990 Active 131 DOM
5. 2026-09-20
   days on market $452,990 Active 130 DOM
6. 2026-09-19
   days on market $452,990 Active 129 DOM
7. 2026-09-18
   days on market $452,990 Active 128 DOM
8. 2026-09-17
   days on market $452,990 Active 127 DOM
9. 2026-09-16
   days on market $452,990 Active 126 DOM
10. 2026-09-15
    days on market $452,990 Active 125 DOM
11. 2026-09-14
    days on market $452,990 Active 124 DOM
12. 2026-09-13
    days on market $452,990 Active 123 DOM
13. 2026-09-12
    days on market $452,990 Active 122 DOM
14. 2026-09-11
    days on market $452,990 Active 121 DOM
15. 2026-09-05
    days on market $452,990 Active 115 DOM
16. 2026-09-04
    days on market $452,990 Active 114 DOM
17. 2026-09-03
    pricedays on market $452,990 Active 113 DOM
18. 2026-08-31
    days on market $450,990 Active 110 DOM
19. 2026-08-29
    days on market $450,990 Active 108 DOM
20. 2026-08-28
    days on market $450,990 Active 107 DOM
21. 2026-08-27
    days on market $450,990 Active 106 DOM
22. 2026-08-26
    days on market $450,990 Active 105 DOM
23. 2026-08-25
    days on market $450,990 Active 104 DOM
24. 2026-08-24
    days on market $450,990 Active 103 DOM
25. 2026-08-23
    days on market $450,990 Active 102 DOM
26. 2026-08-22
    days on market $450,990 Active 101 DOM
27. 2026-08-21
    days on market $450,990 Active 100 DOM
28. 2026-08-20
    days on market $450,990 Active 99 DOM
29. 2026-08-19
    days on market $450,990 Active 98 DOM
30. 2026-08-18
    days on market $450,990 Active 97 DOM
31. 2026-08-17
    days on market $450,990 Active 96 DOM
32. 2026-08-16
    days on market $450,990 Active 95 DOM
33. 2026-08-15
    days on market $450,990 Active 94 DOM
34. 2026-08-14
    days on market $450,990 Active 93 DOM
35. 2026-08-13
    days on market $450,990 Active 92 DOM
36. 2026-08-12
    days on market $450,990 Active 91 DOM
37. 2026-08-11
    days on market $450,990 Active 90 DOM
38. 2026-08-10
    days on market $450,990 Active 89 DOM
39. 2026-08-09
    days on market $450,990 Active 88 DOM
40. 2026-08-08
    days on market $450,990 Active 87 DOM
41. 2026-08-06
    days on market $450,990 Active 85 DOM
42. 2026-08-05
    days on market $450,990 Active 84 DOM
43. 2026-08-04
    days on market $450,990 Active 83 DOM
44. 2026-08-03
    pricedays on market $450,990 Active 82 DOM
45. 2026-07-31
    days on market $449,990 Active 79 DOM
46. 2026-07-30
    days on market $449,990 Active 77 DOM
47. 2026-07-28
    pricedays on market $449,990 Active 76 DOM
48. 2026-07-26
    days on market $448,990 Active 74 DOM
49. 2026-07-24
    days on market $448,990 Active 72 DOM
50. 2026-07-23
    days on market $448,990 Active 71 DOM

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

Taxation est. · year 1

• Rental income: $38,022
• − Mortgage interest: −$33,220
• − Property taxes: −$8,896
• − Insurance: −$2,965
• − Repairs & maintenance: −$3,042
• − Management: −$3,042
• − Depreciation: −$17,253
• Taxable loss: −$30,395
• Est. tax savings @ 24.0%: +$7,295
• After-tax cash flow: $-11,849/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.

Condition & rehab AI · 30 photos

Good 80/100 None rehab

This new two-story home is in excellent condition with modern finishes and ample living space. It is move-in ready and can be enhanced with minor updates to increase its resale and rental value.

Value-add opportunities

• Resale Painting exterior siding — Enhances curb appeal and can increase property value ↑
• Resale Landscaping improvements — Enhances curb appeal and can increase property value ↑
• Resale New flooring in bathrooms — Modernizes the space and can increase property value ↑
• Resale New kitchen appliances — Modernizes the space and can increase property value ↑
• Resale New lighting fixtures — Enhances the aesthetic and can increase property value ↑
• Resale New window treatments — Enhances the aesthetic and can increase property value ↑
• Resale New paint color for interior walls — Enhances the aesthetic and can increase property value ↑
• Resale New flooring in bedrooms — Modernizes the space and can increase property value ↑
• Resale New lighting fixtures in bedrooms — Enhances the aesthetic and can increase property value ↑
• Resale New window treatments in bedrooms — Enhances the aesthetic and can increase property value ↑
• Resale New paint color for interior walls in bedrooms — Enhances the aesthetic and can increase property value ↑
• Resale New flooring in bonus room — Modernizes the space and can increase property value ↑
• Resale New lighting fixtures in bonus room — Enhances the aesthetic and can increase property value ↑
• Resale New window treatments in bonus room — Enhances the aesthetic and can increase property value ↑
• Resale New paint color for interior walls in bonus room — Enhances the aesthetic and can increase property value ↑

C Composite school gradezoned avg 62/100

Zoned Schools

Elementary Prairie View Elementary School B+ MN #118/857 Nat'l #4,921/41,679 Middle Prairie View Middle School B- MN #48/258 Nat'l #2,699/14,009 High Rogers Senior High B MN #28/471 Nat'l #2,785/17,239

Schools (NCES district)

• District: Independent School District 728
• NCES district ID: 2711370
• Math proficiency: 56% ▼ -15.00%
• Reading proficiency: 60% ▼ -10.00%
• Median HH income: $82,336
• Composite: 52.5/100
• National rank: #1567
• State rank: #37 of 301 in MN

C Composite livability gradescore 69/100

Livability — Otsego

• Score: 69/100
• State rank: #367
• US rank: #8641

Category grades

Amenities F Commute F 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: Otsego, MN
• County: Wright County · 142,526 people
• Metro: Minneapolis-St. Paul-Bloomington, MN-WI
• Population (ZIP): 13,482
• Household income: $129,232
• Rent vs Own: 8.6% rent · 91.4% own
• Severe rent burden: 22% of renters

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Population outlook (Wright County) Hauer SSP2

• Today (2025): 142,526 people
• By 2030: 146,915 · +3.1%
• By 2040: 153,625 · +7.8%
• By 2050: 155,416 · +9.0%
• By 2075: 150,352 · +5.5%
• By 2100: 130,631 · -8.3%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (85%)
• Race & ethnicity: White 85% Black 7% Two or more races 5% Asian 2%
• Common ancestry: Portuguese 10% Romanian 5% Lithuanian 4%
• Foreign-born: 7% · South Korea, China, Canada

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Political lean MEDSL · Wright

• 2024 margin: Strong R (+29.4) · D 34.4% · R 63.8% · Other 1.8%
• 2008→2024 swing: -11.9pp toward R · 2008: -17.4pp · 2024: -29.4pp
• All cycles: 2024: R+29.4 2020: R+28.6 2016: R+33.2 2012: R+21.4 2008: R+17.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -38.52%
• Current HPI: 233.6299
• Rent YoY: —
• Metro: Minneapolis-St. Paul-Bloomington, MN-WI
• State GDP YoY: ▲ 2.41%
• F500 in state: 34

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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

Property features AI

Finance

• Other: New construction inventory type: PlanPlan name: CopperleafListing last modified May 21, 2026
• Financial info: List price $477,990

Exterior

• Parking: 3 garage spaces (3 total parking spaces)
• Home design: Single-family plan homeListed as Active
• Exterior features: Located at 7021 Lannon Ave NE, Otsego, MN

Interior

• Bedrooms: 5 bedrooms
• Bathrooms: 3 full bathrooms
• Interior features: Plan home (Copperleaf)Living area of 2460