6777 Mason Ct NE · Otsego, MN 55330

$459,900

4 bd · 2.0 ba · 2,793 sqft · SingleFamily public records · 55 Days on market

Built 2006 0.29 ac lot $165/sqft · 9% below area Est $552k · 17% under $59/mo HOA · 2% 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 +15.0/15.0
• Cash flow +7.3/30.0
• Schools +5.2/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.9/10.0
• DSCR +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

With over 3,000 AGFSF including a huge bonus room/4th bedroom over the garage and an unfinished W/O lower level this home is a great value! Spacious open main floor plan with granite island kitchen with stainless appliances, fam room with gas FP, dining room and den. The upper level offers a large sun filled master suite w/elegant bath graced by tile floors, separate tub and shower and double vanity. Build equity by finishing the W/O lower level. Cul-de-sac lot backs to pond. DARE TO COMPARE.

Key facts

• 0.29 acre lot
• 2 garage spots
• Built 2006

Property features AI

Finance

• Financial info: Conventional mortgage noted
• HOA & community: Has HOA (Hoaliving MN); HOA fee $178 quarterly; HOA includes professional management and shared amenities

Exterior

• Parking: Attached insulated garage with garage door opener; 2-car garage (approx. 25x25)
• Utilities: City water (connected / in street); City sewer (connected / in street); Natural gas
• Home design: Residential property; Two levels; Walkout basement
• Construction: Block foundation; Roof age 8 years or less
• Exterior features: Vinyl exterior; In-ground sprinkler; Pond on property; Porch

Interior

• Kitchen: Range; Microwave; Dishwasher; Refrigerator; Stainless steel appliances
• Bedrooms: 4 bedrooms total; Three bedrooms on the upper level; One bedroom/main-level bedroom (3 BR on one level noted)
• Flooring: Hardwood floors
• Bathrooms: 2 full bathrooms; 1 half bathroom; Primary bathroom is a full bath; Main floor half bath; Basement 1/2 bath rough-in; Jetted tub in primary bath
• Heating & cooling: Forced air heating; Fireplace heat source (fireplace in family room); Zoned heating; Central air conditioning
• Interior features: Air-to-air exchanger; Water softener (owned); French doors; Hardwood floors; Kitchen window; Porch; Walk-in closet; Jetted tub; Rough-in plumbing
• Laundry & utility: Main-level laundry room with sink; Washer and dryer included; Washer/dryer hookup

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $460k.

Deal economics

• At list price, monthly cash flow is $-609 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $352k (23.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $316k (31.4% below list).
• Recommended offer: $316k (31.4% below list) — sets the bar for 1% rule.

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: Rogers Elementary (math 69% / reading 70%, grade A-, #74 of 857 statewide, top 10%, 627 students, 12% 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 15% FRL track the district average.
• Market conditions: 457 active listings in the ZIP; 2 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).
• This rent runs 33% of the median local income ($116k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $14k 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 55 days — a 3% lower offer ($446k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 20y 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 $320k; 44% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $315,529 (31.4% 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 55 days. Have you received any prior offers? Is the seller open to a 31% 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: 0.69% ✗
• Cap rate: 4.71%
• Cash-on-cash: -5.67%
• DSCR: 0.75
• GRM: 12.1

CMA / ARV

• ARV (median comp): $551,740
• List price: $459,900
• Delta: -16.65%
• Verdict: UNDERPRICED
• Comps: 7 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -26.0%
• Equity multiple: 0.12×
• Total profit: $-113,282
• Equity at exit: $68,573

10-year hold

• IRR: -22.8%
• Equity multiple: -0.15×
• Total profit: $-148,551
• Equity at exit: $39,764

Cash invested: $128,772 (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 55330

• Active inventory: 457
• Price-to-rent: 12.1×

Monthly cashflow live

• Estimated rent: $3,155 medium
• Mortgage (P&I): −$2,412
• Tax from tax record: −$439 /mo · $5,266/yr
• Insurance: −$192
• HOA: −$59
• Vacancy / Maint / Mgmt: −$663
• Net cashflow: $-609

Break-even live

Break-even rent $3,926

Max offer price $352,398

Occupancy floor —

Sensitivity live

Price	-10% $-348	-5% $-478	+0% $-609	+5% $-739	+10% $-869
Rent	-10% $-858	-5% $-733	+0% $-609	+5% $-484	+10% $-359
Rate	-1.0pp $-377	-0.5pp $-492	base $-609	+0.5pp $-728	+1.0pp $-849

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: $114,975
• Closing costs: $13,797
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7535 Lannon Ave NE Albertville, MN	5.0	3.0	2209	$3,179	$1.44	0d	1	0.97mi
11193 68th St NE Unit NA Albertville, MN	3.0	3.0	2644	$3,250	$1.23	0d	1	1.17mi

HOA detail

• Monthly dues: $59 · $708/yr
• Likely covers: gas

Listing history 42 events

1. 2026-06-19
   status $459,900 Pending 55 DOM
2. 2026-06-18
   days on market $459,900 Contingent - Inspection 55 DOM
3. 2026-06-17
   days on market $459,900 Contingent - Inspection 54 DOM
4. 2026-06-16
   days on market $459,900 Contingent - Inspection 53 DOM
5. 2026-06-15
   status $459,900 Contingent - Inspection 52 DOM
6. 2026-06-15
   days on market $459,900 Active 52 DOM
7. 2026-06-13
   days on market $459,900 Active 50 DOM
8. 2026-06-13
   pricedays on market $459,900 Active 49 DOM
9. 2026-06-09
   days on market $469,900 Active 46 DOM
10. 2026-06-08
    days on market $469,900 Active 45 DOM
11. 2026-06-07
    days on market $469,900 Active 44 DOM
12. 2026-06-04
    days on market $469,900 Active 41 DOM
13. 2026-06-03
    days on market $469,900 Active 40 DOM
14. 2026-06-02
    days on market $469,900 Active 39 DOM
15. 2026-06-01
    days on market $469,900 Active 38 DOM
16. 2026-05-31
    days on market $469,900 Active 37 DOM
17. 2026-05-14
    price $469,900 1823-char remark
18. 2026-04-25
    listed $475,000 Active 1823-char remark
19. 2026-04-23
    historical $475,000 1823-char remark
20. 2018-12-17
    soldstatus $320,000
21. 2018-12-14
    soldstatus $320,000 Sold 498-char remark

    Show marketing remark (498 chars)

    With over 3,000 AGFSF including a huge bonus room/4th bedroom over the garage and an unfinished W/O lower level this home is a great value! Spacious open main floor plan with granite island kitchen with stainless appliances, fam room with gas FP, dining room and den. The upper level offers a large sun filled master suite w/elegant bath graced by tile floors, separate tub and shower and double vanity. Build equity by finishing the W/O lower level. Cul-de-sac lot backs to pond. DARE TO COMPARE.

22. 2018-12-06
    status Pending 498-char remark

    Show marketing remark (498 chars)

    With over 3,000 AGFSF including a huge bonus room/4th bedroom over the garage and an unfinished W/O lower level this home is a great value! Spacious open main floor plan with granite island kitchen with stainless appliances, fam room with gas FP, dining room and den. The upper level offers a large sun filled master suite w/elegant bath graced by tile floors, separate tub and shower and double vanity. Build equity by finishing the W/O lower level. Cul-de-sac lot backs to pond. DARE TO COMPARE.

23. 2018-11-09
    historical Contingent - Inspection 498-char remark

    Show marketing remark (498 chars)

    With over 3,000 AGFSF including a huge bonus room/4th bedroom over the garage and an unfinished W/O lower level this home is a great value! Spacious open main floor plan with granite island kitchen with stainless appliances, fam room with gas FP, dining room and den. The upper level offers a large sun filled master suite w/elegant bath graced by tile floors, separate tub and shower and double vanity. Build equity by finishing the W/O lower level. Cul-de-sac lot backs to pond. DARE TO COMPARE.

24. 2018-10-22
    price $324,900 498-char remark

    Show marketing remark (498 chars)

    With over 3,000 AGFSF including a huge bonus room/4th bedroom over the garage and an unfinished W/O lower level this home is a great value! Spacious open main floor plan with granite island kitchen with stainless appliances, fam room with gas FP, dining room and den. The upper level offers a large sun filled master suite w/elegant bath graced by tile floors, separate tub and shower and double vanity. Build equity by finishing the W/O lower level. Cul-de-sac lot backs to pond. DARE TO COMPARE.

25. 2018-10-07
    price $329,900 498-char remark

    Show marketing remark (498 chars)

    With over 3,000 AGFSF including a huge bonus room/4th bedroom over the garage and an unfinished W/O lower level this home is a great value! Spacious open main floor plan with granite island kitchen with stainless appliances, fam room with gas FP, dining room and den. The upper level offers a large sun filled master suite w/elegant bath graced by tile floors, separate tub and shower and double vanity. Build equity by finishing the W/O lower level. Cul-de-sac lot backs to pond. DARE TO COMPARE.

26. 2018-09-06
    listed $335,000 Active 498-char remark

    Show marketing remark (498 chars)

    With over 3,000 AGFSF including a huge bonus room/4th bedroom over the garage and an unfinished W/O lower level this home is a great value! Spacious open main floor plan with granite island kitchen with stainless appliances, fam room with gas FP, dining room and den. The upper level offers a large sun filled master suite w/elegant bath graced by tile floors, separate tub and shower and double vanity. Build equity by finishing the W/O lower level. Cul-de-sac lot backs to pond. DARE TO COMPARE.

27. 2014-08-06
    soldstatus $278,352
28. 2014-07-31
    soldstatus $278,350 Sold

    Show marketing remark (195 chars)

    Wonderful upgrades throughout two story with very large bonus room over garage (4th bedroom). great kitchen opens to family room overlooking the pond. Split stairway to bedrooms & bonus room.

29. 2014-07-31
    soldstatus $278,350

    Show marketing remark (195 chars)

    Wonderful upgrades throughout two story with very large bonus room over garage (4th bedroom). great kitchen opens to family room overlooking the pond. Split stairway to bedrooms & bonus room.

30. 2014-07-31
    soldstatus $278,350

    Show marketing remark (195 chars)

    Wonderful upgrades throughout two story with very large bonus room over garage (4th bedroom). great kitchen opens to family room overlooking the pond. Split stairway to bedrooms & bonus room.

31. 2014-06-30
    status Pending

    Show marketing remark (195 chars)

    Wonderful upgrades throughout two story with very large bonus room over garage (4th bedroom). great kitchen opens to family room overlooking the pond. Split stairway to bedrooms & bonus room.

32. 2014-06-25
    listed $287,777 Active

    Show marketing remark (195 chars)

    Wonderful upgrades throughout two story with very large bonus room over garage (4th bedroom). great kitchen opens to family room overlooking the pond. Split stairway to bedrooms & bonus room.

33. 2014-06-25
    listed $287,777

    Show marketing remark (195 chars)

    Wonderful upgrades throughout two story with very large bonus room over garage (4th bedroom). great kitchen opens to family room overlooking the pond. Split stairway to bedrooms & bonus room.

34. 2014-06-25
    listed $287,777

    Show marketing remark (195 chars)

    Wonderful upgrades throughout two story with very large bonus room over garage (4th bedroom). great kitchen opens to family room overlooking the pond. Split stairway to bedrooms & bonus room.

35. 2011-07-06
    historical
36. 2011-03-28
    listed $249,777
37. 2008-09-29
    soldstatus $245,000
38. 2008-09-12
    historical
39. 2008-08-27
    listed $247,000
40. 2008-08-07
    historical
41. 2007-03-13
    soldstatus $90,041
42. 2006-12-12
    listed $259,000

ⓘ 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: $5,266 · $439/mo
• Projected year-2 tax: $5,266 · $439/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 · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥98°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: $37,863
• − Mortgage interest: −$25,762
• − Property taxes: −$5,266
• − Insurance: −$2,300
• − Repairs & maintenance: −$3,029
• − Management: −$3,029
• − HOA: −$708
• − Depreciation: −$13,379
• Taxable loss: −$15,609
• Est. tax savings @ 24.0%: +$3,746
• After-tax cash flow: $-3,556/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: 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

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: Sherburne County · 120,363 people
• Metro: Minneapolis-St. Paul-Bloomington, MN-WI
• Population (ZIP): 45,721
• Household income: $115,761
• Rent vs Own: 15.8% rent · 84.2% own
• Severe rent burden: 285.0

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%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (85%)
• Race & ethnicity: White 85% Two or more races 6% Black 4% Hispanic / Latino 3% Asian 1%
• Common ancestry: Portuguese 13% Romanian 6% Lithuanian 3%
• Foreign-born: 5% · Canada, South Korea
• Languages at home: 94% English-only · Spanish 2% Russian/Polish/Slavic 1% Other Asian/Pacific 1%

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: ▼ -173.46%
• Current HPI: 241.3028
• Rent YoY: —
• 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

+77.6% since first listed

29 events — show timeline

• 2026-06-18 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2026-06-15 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2026-06-12 Price Changed $459,900 NORTHSTARMLS as Distributed by MLS Grid
• 2026-05-14 Price Changed $469,900 NORTHSTARMLS as Distributed by MLS Grid
• 2026-04-25 Listed $475,000 NORTHSTARMLS as Distributed by MLS Grid
• 2026-04-23 Coming Soon $475,000 NORTHSTARMLS as Distributed by MLS Grid
• 2018-12-17 Sold (Public Records) $320,000 Public Records
• 2018-12-14 Sold (MLS) $320,000 NORTHSTARMLS as Distributed by MLS Grid
• 2018-12-06 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2018-11-09 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2018-10-22 Price Changed $324,900 NORTHSTARMLS as Distributed by MLS Grid
• 2018-10-07 Price Changed $329,900 NORTHSTARMLS as Distributed by MLS Grid
• 2018-09-06 Listed $335,000 NORTHSTARMLS as Distributed by MLS Grid
• 2014-08-06 Sold (Public Records) $278,352 Public Records
• 2014-07-31 Sold (MLS) $278,350 LSAR
• 2014-07-31 Sold (MLS) $278,350 RASM
• 2014-07-31 Sold (MLS) $278,350 NORTHSTARMLS as Distributed by MLS Grid
• 2014-06-30 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2014-06-25 Listed $287,777 NORTHSTARMLS as Distributed by MLS Grid
• 2014-06-25 Listed $287,777 LSAR
• 2014-06-25 Listed $287,777 RASM
• 2011-07-06 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2011-03-28 Listed $249,777 NORTHSTARMLS as Distributed by MLS Grid
• 2008-09-29 Sold (MLS) $245,000 NORTHSTARMLS as Distributed by MLS Grid
• 2008-09-12 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2008-08-27 Listed $247,000 NORTHSTARMLS as Distributed by MLS Grid
• 2008-08-07 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2007-03-13 Sold (Public Records) $90,041 Public Records
• 2006-12-12 Listed $259,000 NORTHSTARMLS as Distributed by MLS Grid

Property tax history

+4.4%/yr

Latest (2025): $5,266 · -11.8% YoY. Source: county tax records.