16093 71st Ln NE · Otsego, MN 55330

$209,900

3 bd · 1.0 ba · 911 sqft · Townhouse public records · 67 Days on market

Built 2001 435 sqft lot $255/mo HOA · 13% 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).

• Cash flow +12.8/30.0
• ARV discount +7.5/15.0
• Schools +5.2/10.0
• 1% rule +4.5/10.0
• DSCR +3.8/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Nice townhome with easy access to 101 for commuting. 3 bedrooms and laundry on upper level, concrete patio, and spacious kitchen.

Key facts

• $255 HOA
• Garage
• Built 2001

Property features AI

Finance

• HOA & community: HOA managed by Cities Management; Monthly HOA fee of $255; HOA covers hazard insurance, lawn care, grounds maintenance, professional management, shared amenities, and snow removal

Exterior

• Parking: Attached tuck-under garage; 1 garage space (garage approx. 12 x 27)
• Utilities: City water; City sewer; Natural gas
• Home design: Attached residential property; Two levels
• Construction: Block construction; Roof older than 8 years; Foundation area approximately 472
• Exterior features: Stone and vinyl exterior

Interior

• Kitchen: Range; Microwave; Refrigerator
• Bedrooms: 2 bedrooms (both on upper level)
• Bathrooms: 1 full bathroom (upper level); 1 half bathroom (main floor)
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Eat-in kitchen; Kitchen window; Walk-in closet; 2nd-floor laundry
• Laundry & utility: Washer; Dryer; Washer/Dryer hookup; Laundry located on upper level

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath townhouse listed at $210k.

Deal economics

• At list price, monthly cash flow is $-20 ($-241/yr) — negative.
• To cash-flow at today's rent, offer at most $206k (1.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $199k (5.3% below list).
• Recommended offer: $197k (6.0% below list) — sets the bar for market timing.
• Cap rate 6.2% vs local median 4.0% in Otsego — 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 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: 457 active listings in the ZIP; 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 $1k of loan paydown is wiped out by about $6k 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 67 days — a 6% lower offer ($197k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 16y 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 $43k; list at $210k implies a 388% gain — meaningful room to come down on a strong offer.

Recommended offer $197,306 (6.0% 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 67 days. Have you received any prior offers? Is the seller open to a 6% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.95% ✗
• Cap rate: 6.18%
• Cash-on-cash: -0.41%
• DSCR: 0.98
• GRM: 8.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -16.9%
• Equity multiple: 0.40×
• Total profit: $-35,175
• Equity at exit: $31,297

10-year hold

• IRR: -8.7%
• Equity multiple: 0.46×
• Total profit: $-31,806
• Equity at exit: $18,148

Cash invested: $58,772 (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: 8.8×

Monthly cashflow live

• Estimated rent: $1,987 medium
• Mortgage (P&I): −$1,101
• Tax from tax record: −$147 /mo · $1,760/yr
• Insurance: −$87
• HOA: −$255
• Vacancy / Maint / Mgmt: −$417
• Net cashflow: $-20

Break-even live

Break-even rent $2,012

Max offer price $206,356

Occupancy floor 96%

Sensitivity live

Price	-10% $99	-5% $39	+0% $-20	+5% $-79	+10% $-139
Rent	-10% $-177	-5% $-99	+0% $-20	+5% $58	+10% $137
Rate	-1.0pp $86	-0.5pp $33	base $-20	+0.5pp $-74	+1.0pp $-130

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: $52,475
• Closing costs: $6,297
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $255 · $3,060/yr

Listing history 21 events

1. 2026-06-15
   status $209,900 Pending 67 DOM
2. 2026-06-15
   days on market $209,900 Contingent - Subject to Statutory Rescission 67 DOM
3. 2026-06-13
   days on market $209,900 Contingent - Subject to Statutory Rescission 65 DOM
4. 2026-06-13
   days on market $209,900 Contingent - Subject to Statutory Rescission 64 DOM
5. 2026-06-09
   days on market $209,900 Contingent - Subject to Statutory Rescission 61 DOM
6. 2026-06-08
   days on market $209,900 Contingent - Subject to Statutory Rescission 60 DOM
7. 2026-06-08
   status $209,900 Contingent - Subject to Statutory Rescission 59 DOM
8. 2026-06-07
   days on market $209,900 Contingent - Inspection 59 DOM
9. 2026-06-04
   days on market $209,900 Contingent - Inspection 56 DOM
10. 2026-06-03
    days on market $209,900 Contingent - Inspection 55 DOM
11. 2026-06-02
    statusdays on market $209,900 Contingent - Inspection 54 DOM
12. 2026-06-01
    days on market $209,900 Contingent - Sale of Another Property 53 DOM
13. 2026-05-31
    days on market $209,900 Contingent - Sale of Another Property 52 DOM
14. 2026-04-16
    historical Contingent - Inspection
15. 2026-04-10
    listed $209,900 Active
16. 2026-04-07
    historical $209,900
17. 2011-08-31
    soldstatus $43,000 129-char remark

    Show marketing remark (129 chars)

    Nice townhome with easy access to 101 for commuting. 3 bedrooms and laundry on upper level, concrete patio, and spacious kitchen.

18. 2011-08-18
    historical 129-char remark

    Show marketing remark (129 chars)

    Nice townhome with easy access to 101 for commuting. 3 bedrooms and laundry on upper level, concrete patio, and spacious kitchen.

19. 2011-07-19
    listed $44,900 129-char remark

    Show marketing remark (129 chars)

    Nice townhome with easy access to 101 for commuting. 3 bedrooms and laundry on upper level, concrete patio, and spacious kitchen.

20. 2011-02-03
    historical
21. 2010-11-16
    listed $53,500

ⓘ 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: $1,760 · $147/mo
• Projected year-2 tax: $2,055 · $171/mo
• Expected delta: +$295/yr (+$25/mo · 16.8%)

ⓘ 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 2/10 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: $23,845
• − Mortgage interest: −$11,758
• − Property taxes: −$1,760
• − Insurance: −$1,050
• − Repairs & maintenance: −$1,908
• − Management: −$1,908
• − HOA: −$3,060
• − Depreciation: −$6,106
• Taxable loss: −$3,703
• Est. tax savings @ 24.0%: +$889
• After-tax cash flow: $648/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

+292.3% since first listed

8 events — show timeline

• 2026-04-16 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2026-04-10 Listed $209,900 NORTHSTARMLS as Distributed by MLS Grid
• 2026-04-07 Coming Soon $209,900 NORTHSTARMLS as Distributed by MLS Grid
• 2011-08-31 Sold (MLS) $43,000 NORTHSTARMLS as Distributed by MLS Grid
• 2011-08-18 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2011-07-19 Listed $44,900 NORTHSTARMLS as Distributed by MLS Grid
• 2011-02-03 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2010-11-16 Listed $53,500 NORTHSTARMLS as Distributed by MLS Grid

Property tax history

+8.7%/yr

Latest (2025): $1,760 · -9.7% YoY. Source: county tax records.