7148 Jorgensen Ln S · Cottage Grove, MN 55016

$269,900

2 bd · 2.5 ba · 1,408 sqft · Townhouse public records · 2 Days on market

Built 2002 1,785 sqft lot $192/sqft · 21% below area Est $344k · 21% under $257/mo HOA · 12% of rent

---

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 +7.4/30.0
• Schools +5.2/10.0
• Livability +3.9/5.0
• Rent growth +3.4/5.0
• 1% rule +2.9/10.0
• Condition / age +2.5/5.0
• DSCR +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

BEAUTIFULLY UPDATED END UNIT!MAIN LEVEL OFFERS LAUNDRY/MUD ROOM, 1/2 BATH AND LARGE WALK OUT FAMILY ROOM WHICH CAN ALSO BE 3RD BEDROOM. UPPER LEVEL OFFERS LARGE VAULTED LIVING ROOM, KITCHEN, AND DINING AREA THAT WALKS OUT TO LARGE DECK WITH PRIVACY WALL, 2 LARGE BEDROOMS, AD FULL BATH. NEW FLOORING, PAINT, LIGHTING, APPLIANCES, ETC. BRIGHT WHITE KITCHEN WITH GRANITE AND STAINLESS APPLIANCES. GREAT LOCATION!

Key facts

• Bright living area
• End-unit townhome
• Vaulted ceilings

Tags

• END-UNIT TOWNHOME
• FLEXIBLE MAIN-LEVEL BEDROOM
• DIRECT PATIO ACCESS
• BRIGHT LIVING AREA
• VAULTED CEILINGS
• ABUNDANT NATURAL LIGHT

Property features AI

Finance

• Other: Association-maintained road
• HOA & community: HOA managed by Sharper Management; Monthly association fee of $257; HOA covers hazard insurance, lawn care, grounds maintenance, professional management, and snow removal

Exterior

• Parking: Attached garage with garage door opener; Guest parking; Asphalt driveway; 2-car garage
• Security: Security lights; Professional management (HOA-maintained common areas)
• Utilities: City water (connected); City sewer (connected); Natural gas
• Home design: Residential attached property; Two levels; Entry level with main-floor primary bedroom
• Construction: Slab foundation; Foundation area 704 (building details); Exterior finished with stone and vinyl
• Exterior features: Stone and vinyl exterior; Deck; Patio; Porch; In-ground sprinkler; Corner lot; Association-maintained road

Interior

• Kitchen: Dishwasher; Disposal; Gas range/oven (range); Microwave; Refrigerator; Stainless steel appliances; ENERGY STAR qualified appliances
• Bedrooms: 3 bedrooms (one main-level primary bedroom, others upper/main as listed)
• Bathrooms: One full bathroom (upper level); One half bathroom (main floor)
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Vaulted ceilings; Security lights; Kitchen window; Walk-in closet(s); Primary (main floor) bedroom; Washer/dryer hookup; Finished walkout basement
• Laundry & utility: Washer; Dryer; Second-floor laundry; Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.5-bath townhouse listed at $270k.

Deal economics

• At list price, monthly cash flow is $-351 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $208k (23.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $213k (21.0% below list).
• Recommended offer: $208k (23.0% below list) — sets the bar for cash-flow.
• Cap rate 4.7% vs local median 3.4% in Cottage Grove — 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 77/100 on livability (#132 in MN, #2,948 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: cost of living C-, amenities F, commute F.
• South Washington County School District (suburban): math 52% / reading 61% proficiency, ranked #40 of 301 in MN (top 13%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 14% free/reduced lunch — higher-income household profile.
• Zoned schools: Grey Cloud Elementary (math 57% / reading 63%, grade B-, #209 of 857 statewide, top 25%, 763 students, 18% FRL); Cottage Grove Middle School (math 33% / reading 51%, grade D-, #131 of 258 statewide, top 53%, 924 students, 33% FRL); East Ridge High School (math 67% / reading 77%, grade B+, #13 of 471 statewide, top 3%, 2,021 students, 15% FRL).
• Market conditions: Rents rising (+3.8%/yr); 402 active listings in the ZIP; 1 comparable units currently listed for rent nearby; high-income renter base; 1,405 units permitted in Washington County in 2024 (121 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.
• Washington County population projected at +16% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 10y 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 $154k; list at $270k implies a 75% gain — meaningful room to come down on a strong offer.

Recommended offer $207,825 (23.0% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.79% ✗
• Cap rate: 4.73%
• Cash-on-cash: -5.58%
• DSCR: 0.75
• GRM: 10.6

CMA / ARV

• ARV (median comp): $343,653
• List price: $269,900
• Delta: -18.55%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.78% rent growth · sell at horizon

5-year hold

• IRR: -24.8%
• Equity multiple: 0.15×
• Total profit: $-64,294
• Equity at exit: $40,243

10-year hold

• IRR: -18.1%
• Equity multiple: -0.02×
• Total profit: $-77,224
• Equity at exit: $23,336

Cash invested: $75,572 (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 55016

• Rents YoY: 3.8%
• Active inventory: 402
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $2,131 medium
• Mortgage (P&I): −$1,415
• Tax from tax record: −$250 /mo · $3,000/yr
• Insurance: −$112
• HOA: −$257
• Vacancy / Maint / Mgmt: −$447
• Net cashflow: $-351

Break-even live

Break-even rent $2,576

Max offer price $207,825

Occupancy floor —

Sensitivity live

Price	-10% $-199	-5% $-275	+0% $-351	+5% $-428	+10% $-504
Rent	-10% $-520	-5% $-436	+0% $-351	+5% $-267	+10% $-183
Rate	-1.0pp $-215	-0.5pp $-283	base $-351	+0.5pp $-421	+1.0pp $-492

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: $67,475
• Closing costs: $8,097
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6884 Jody Ave S Cottage Grove, MN	3.0	3.0	1696	$2,500	$1.47	20d	1	0.36mi

HOA detail

• Monthly dues: $257 · $3,084/yr

Listing history 16 events

1. 2026-06-22
   days on market $269,900 Active 2 DOM
2. 2026-06-21
   remarks 693-char remark
3. 2026-06-21
   pricedays on marketlisting id $269,900 Active 1 DOM
4. 2026-06-01
   days on market $279,900 Active 40 DOM
5. 2026-05-31
   days on market $279,900 Active 39 DOM
6. 2026-05-15
   price $279,900 559-char remark
7. 2026-04-30
   price $285,000 559-char remark
8. 2026-04-22
   listed $290,000 Active 559-char remark
9. 2016-07-19
   soldstatus $154,500 Sold 414-char remark

   Show marketing remark (414 chars)

   BEAUTIFULLY UPDATED END UNIT!MAIN LEVEL OFFERS LAUNDRY/MUD ROOM, 1/2 BATH AND LARGE WALK OUT FAMILY ROOM WHICH CAN ALSO BE 3RD BEDROOM. UPPER LEVEL OFFERS LARGE VAULTED LIVING ROOM, KITCHEN, AND DINING AREA THAT WALKS OUT TO LARGE DECK WITH PRIVACY WALL, 2 LARGE BEDROOMS, AD FULL BATH. NEW FLOORING, PAINT, LIGHTING, APPLIANCES, ETC. BRIGHT WHITE KITCHEN WITH GRANITE AND STAINLESS APPLIANCES. GREAT LOCATION!

10. 2016-07-19
    soldstatus $154,500

    Show marketing remark (414 chars)

    BEAUTIFULLY UPDATED END UNIT!MAIN LEVEL OFFERS LAUNDRY/MUD ROOM, 1/2 BATH AND LARGE WALK OUT FAMILY ROOM WHICH CAN ALSO BE 3RD BEDROOM. UPPER LEVEL OFFERS LARGE VAULTED LIVING ROOM, KITCHEN, AND DINING AREA THAT WALKS OUT TO LARGE DECK WITH PRIVACY WALL, 2 LARGE BEDROOMS, AD FULL BATH. NEW FLOORING, PAINT, LIGHTING, APPLIANCES, ETC. BRIGHT WHITE KITCHEN WITH GRANITE AND STAINLESS APPLIANCES. GREAT LOCATION!

11. 2016-07-11
    status Pending 414-char remark

    Show marketing remark (414 chars)

    BEAUTIFULLY UPDATED END UNIT!MAIN LEVEL OFFERS LAUNDRY/MUD ROOM, 1/2 BATH AND LARGE WALK OUT FAMILY ROOM WHICH CAN ALSO BE 3RD BEDROOM. UPPER LEVEL OFFERS LARGE VAULTED LIVING ROOM, KITCHEN, AND DINING AREA THAT WALKS OUT TO LARGE DECK WITH PRIVACY WALL, 2 LARGE BEDROOMS, AD FULL BATH. NEW FLOORING, PAINT, LIGHTING, APPLIANCES, ETC. BRIGHT WHITE KITCHEN WITH GRANITE AND STAINLESS APPLIANCES. GREAT LOCATION!

12. 2016-07-02
    historical Contingent - Inspection 414-char remark

    Show marketing remark (414 chars)

    BEAUTIFULLY UPDATED END UNIT!MAIN LEVEL OFFERS LAUNDRY/MUD ROOM, 1/2 BATH AND LARGE WALK OUT FAMILY ROOM WHICH CAN ALSO BE 3RD BEDROOM. UPPER LEVEL OFFERS LARGE VAULTED LIVING ROOM, KITCHEN, AND DINING AREA THAT WALKS OUT TO LARGE DECK WITH PRIVACY WALL, 2 LARGE BEDROOMS, AD FULL BATH. NEW FLOORING, PAINT, LIGHTING, APPLIANCES, ETC. BRIGHT WHITE KITCHEN WITH GRANITE AND STAINLESS APPLIANCES. GREAT LOCATION!

13. 2016-06-22
    price $159,900 414-char remark

    Show marketing remark (414 chars)

    BEAUTIFULLY UPDATED END UNIT!MAIN LEVEL OFFERS LAUNDRY/MUD ROOM, 1/2 BATH AND LARGE WALK OUT FAMILY ROOM WHICH CAN ALSO BE 3RD BEDROOM. UPPER LEVEL OFFERS LARGE VAULTED LIVING ROOM, KITCHEN, AND DINING AREA THAT WALKS OUT TO LARGE DECK WITH PRIVACY WALL, 2 LARGE BEDROOMS, AD FULL BATH. NEW FLOORING, PAINT, LIGHTING, APPLIANCES, ETC. BRIGHT WHITE KITCHEN WITH GRANITE AND STAINLESS APPLIANCES. GREAT LOCATION!

14. 2016-06-14
    price $164,900 414-char remark

    Show marketing remark (414 chars)

    BEAUTIFULLY UPDATED END UNIT!MAIN LEVEL OFFERS LAUNDRY/MUD ROOM, 1/2 BATH AND LARGE WALK OUT FAMILY ROOM WHICH CAN ALSO BE 3RD BEDROOM. UPPER LEVEL OFFERS LARGE VAULTED LIVING ROOM, KITCHEN, AND DINING AREA THAT WALKS OUT TO LARGE DECK WITH PRIVACY WALL, 2 LARGE BEDROOMS, AD FULL BATH. NEW FLOORING, PAINT, LIGHTING, APPLIANCES, ETC. BRIGHT WHITE KITCHEN WITH GRANITE AND STAINLESS APPLIANCES. GREAT LOCATION!

15. 2016-05-31
    listed $169,900 Active 414-char remark

    Show marketing remark (414 chars)

    BEAUTIFULLY UPDATED END UNIT!MAIN LEVEL OFFERS LAUNDRY/MUD ROOM, 1/2 BATH AND LARGE WALK OUT FAMILY ROOM WHICH CAN ALSO BE 3RD BEDROOM. UPPER LEVEL OFFERS LARGE VAULTED LIVING ROOM, KITCHEN, AND DINING AREA THAT WALKS OUT TO LARGE DECK WITH PRIVACY WALL, 2 LARGE BEDROOMS, AD FULL BATH. NEW FLOORING, PAINT, LIGHTING, APPLIANCES, ETC. BRIGHT WHITE KITCHEN WITH GRANITE AND STAINLESS APPLIANCES. GREAT LOCATION!

16. 2002-08-16
    soldstatus $148,800

ⓘ 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: $3,000 · $250/mo
• Projected year-2 tax: $3,011 · $251/mo
• Expected delta: +$11/yr (+$1/mo · 0.4%)

ⓘ 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 ≥98°F today · 14 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,571
• − Mortgage interest: −$15,119
• − Property taxes: −$3,000
• − Insurance: −$1,350
• − Repairs & maintenance: −$2,046
• − Management: −$2,046
• − HOA: −$3,084
• − Depreciation: −$7,852
• Taxable loss: −$8,924
• Est. tax savings @ 24.0%: +$2,142
• After-tax cash flow: $-2,075/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: South Washington County School District
• NCES district ID: 2733810
• Math proficiency: 52% ▼ -13.00%
• Reading proficiency: 61% ▼ -7.00%
• Median HH income: $88,285
• Composite: 51.8/100
• National rank: #1670
• State rank: #40 of 301 in MN

Livability — Cottage Grove

• Score: 77/100
• State rank: #132
• US rank: #2948

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Cottage Grove, MN
• County: Washington County · 235,613 people
• City population: 40,695
• Metro: Minneapolis-St. Paul-Bloomington, MN-WI
• Population (ZIP): 40,695
• Household income: $120,715
• Rent vs Own: 11.8% rent · 88.2% own
• Severe rent burden: 323.0

Population outlook (Washington County) Hauer SSP2

• Today (2025): 278,554 people
• By 2030: 290,465 · +4.3%
• By 2040: 310,014 · +11.3%
• By 2050: 324,118 · +16.4%
• By 2075: 362,697 · +30.2%
• By 2100: 381,491 · +37.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (76%)
• Race & ethnicity: White 76% Two or more races 8% Hispanic / Latino 7% Asian 7% Black 5%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Portuguese 10% Lithuanian 4% Romanian 3%
• Foreign-born: 8% · Canada, Vietnam
• Languages at home: 87% English-only · Other Asian/Pacific 5% Spanish 4% Other Indo-European 1%

Political lean MEDSL · Washington

• 2024 margin: Lean D (+8.9) · D 53.5% · R 44.6% · Other 1.9%
• 2008→2024 swing: +4.6pp toward D · 2008: 4.3pp · 2024: 8.9pp
• All cycles: 2024: D+8.9 2020: D+9.2 2016: D+1.9 2012: D+0.8 2008: D+4.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -258.55%
• Current HPI: 241.1084
• Rent YoY: ▲ 3.78%
• 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

+81.4% since first listed

13 events — show timeline

• 2026-06-20 Listed $269,900 NORTHSTARMLS as Distributed by MLS Grid
• 2026-06-02 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2026-05-15 Price Changed $279,900 NORTHSTARMLS as Distributed by MLS Grid
• 2026-04-30 Price Changed $285,000 NORTHSTARMLS as Distributed by MLS Grid
• 2026-04-22 Listed $290,000 NORTHSTARMLS as Distributed by MLS Grid
• 2016-07-19 Sold (Public Records) $154,500 Public Records
• 2016-07-19 Sold (MLS) $154,500 NORTHSTARMLS as Distributed by MLS Grid
• 2016-07-11 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2016-07-02 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2016-06-22 Price Changed $159,900 NORTHSTARMLS as Distributed by MLS Grid
• 2016-06-14 Price Changed $164,900 NORTHSTARMLS as Distributed by MLS Grid
• 2016-05-31 Listed $169,900 NORTHSTARMLS as Distributed by MLS Grid
• 2002-08-16 Sold (Public Records) $148,800 Public Records

Property tax history

+4.8%/yr

Latest (2025): $3,000 · +6.7% YoY. Source: county tax records.