1760 Riverside Dr · Shakopee, MN 55379

$319,900

4 bd · 4.0 ba · 2,086 sqft · Townhouse public records · 55 Days on market

Built 2004 1,306 sqft lot $153/sqft · 18% below area Est $364k · 12% under $380/mo HOA · 14% 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 +13.0/15.0
• Cash flow +7.7/30.0
• Schools +4.5/10.0
• Livability +4.5/5.0
• Rent growth +3.5/5.0
• 1% rule +3.3/10.0
• Condition / age +2.5/5.0
• DSCR +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Fresh paint and carpet throughout make this townhouse move-in ready! 3 bedrooms (incl. owner's suite w/priv. bath) on upper level w/add'l bathroom. Open main level floor plan with two-sided gas fireplace, living room, and kitchen. See highlight sheet in supplements for all the details!

Key facts

• Open floor plan
• New water heater
• Ceramic tile

Tags

• OPEN FLOOR PLAN
• NEW WATER HEATER
• HARDWOOD FLOORS
• CERAMIC TILE
• TWO-WAY FIREPLACE
• MODERN KITCHEN

Property features AI

Finance

• HOA & community: Homeowners association managed by First Service Residential; Monthly association fee of $380; HOA covers hazard insurance, lawn care, grounds maintenance, professional management, and snow removal

Exterior

• Parking: Attached garage with automatic door opener; 2-car garage
• Utilities: City water (connected); City sewer (connected); Natural gas; Electric service with circuit breakers
• Home design: Residential attached property; Two levels; Entry level includes main floor living spaces; Shakopee area location
• Construction: Block foundation; Asphalt roof (over 8 years old)
• Exterior features: Stone and vinyl exterior; Deck; Light tree coverage

Interior

• Kitchen: Kitchen with center island; Range; Microwave; Dishwasher; Refrigerator; Freezer; Disposal; Stainless steel appliances
• Bedrooms: 4 bedrooms total; Three bedrooms on the upper level; One bedroom/main-level layout noted as 3 BR on one level (per special search)
• Flooring: Hardwood floors
• Bathrooms: Primary suite with full and private bath; Upper level full bath; Main floor half bath; One three-quarter bath
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Finished daylight/ look-out basement; Two-sided gas fireplace in family room; Ceiling fan(s); Vaulted ceilings; Natural woodwork; In-ground sprinkler; Washer/dryer hookup; Informal dining area / living-dining room
• Laundry & utility: Washer and dryer included; Washer and dryer hookup; Gas water heater; Water softener (owned); Exhaust fan

What this means for you Summary

Snapshot

• This is a 4-bed/4.0-bath townhouse listed at $320k.

Deal economics

• At list price, monthly cash flow is $-376 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $253k (20.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $267k (16.6% below list).
• Recommended offer: $253k (20.8% below list) — sets the bar for cash-flow.
• Cap rate 4.9% vs local median 3.3% in Shakopee — 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 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); 461 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 699 units permitted in Scott County in 2024 (84 in 5+ unit buildings).
• This rent runs 30% of the median local income ($106k/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 $2k of loan paydown is wiped out by about $10k 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 55 days — a 3% lower offer ($310k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 19y 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 $225k; 42% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $253,480 (20.8% 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 21% 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: 0.83% ✗
• Cap rate: 4.88%
• Cash-on-cash: -5.04%
• DSCR: 0.78
• GRM: 10.0

CMA / ARV

• ARV (median comp): $364,479
• List price: $319,900
• Delta: -12.23%
• Verdict: UNDERPRICED
• Comps: 2 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -23.4%
• Equity multiple: 0.19×
• Total profit: $-72,727
• Equity at exit: $47,698

10-year hold

• IRR: -15.2%
• Equity multiple: 0.09×
• Total profit: $-81,374
• Equity at exit: $27,659

Cash invested: $89,572 (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 55379

• Rents YoY: 4.0%
• Active inventory: 461
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $2,669 medium
• Mortgage (P&I): −$1,678
• Tax from tax record: −$294 /mo · $3,524/yr
• Insurance: −$133
• HOA: −$380
• Vacancy / Maint / Mgmt: −$561
• Net cashflow: $-376

Break-even live

Break-even rent $3,145

Max offer price $253,480

Occupancy floor —

Sensitivity live

Price	-10% $-195	-5% $-285	+0% $-376	+5% $-467	+10% $-557
Rent	-10% $-587	-5% $-481	+0% $-376	+5% $-271	+10% $-165
Rate	-1.0pp $-215	-0.5pp $-295	base $-376	+0.5pp $-459	+1.0pp $-543

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: $79,975
• Closing costs: $9,597
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7455 Hampton Ln Shakopee, MN	3.0	3.0	1758	$2,750	$1.56	44d	1	0.85mi

HOA detail

• Monthly dues: $380 · $4,560/yr
• Likely covers: gas

Listing history 29 events

1. 2026-06-18
   days on market $319,900 Active 55 DOM
2. 2026-06-17
   pricedays on market $319,900 Active 54 DOM
3. 2026-06-16
   days on market $324,900 Active 53 DOM
4. 2026-06-15
   days on market $324,900 Active 52 DOM
5. 2026-06-13
   days on market $324,900 Active 50 DOM
6. 2026-06-13
   days on market $324,900 Active 49 DOM
7. 2026-06-09
   days on market $324,900 Active 46 DOM
8. 2026-06-08
   pricedays on market $324,900 Active 45 DOM
9. 2026-06-07
   days on market $329,999 Active 44 DOM
10. 2026-06-04
    days on market $329,999 Active 41 DOM
11. 2026-06-03
    days on market $329,999 Active 40 DOM
12. 2026-06-02
    days on market $329,999 Active 39 DOM
13. 2026-06-01
    days on market $329,999 Active 38 DOM
14. 2026-05-31
    days on market $329,999 Active 37 DOM
15. 2026-04-23
    listed $329,999 Active 766-char remark
16. 2019-08-21
    soldstatus $225,000
17. 2019-08-09
    soldstatus $224,500 Sold 286-char remark

    Show marketing remark (286 chars)

    Fresh paint and carpet throughout make this townhouse move-in ready! 3 bedrooms (incl. owner's suite w/priv. bath) on upper level w/add'l bathroom. Open main level floor plan with two-sided gas fireplace, living room, and kitchen. See highlight sheet in supplements for all the details!

18. 2019-08-07
    status Pending 286-char remark

    Show marketing remark (286 chars)

    Fresh paint and carpet throughout make this townhouse move-in ready! 3 bedrooms (incl. owner's suite w/priv. bath) on upper level w/add'l bathroom. Open main level floor plan with two-sided gas fireplace, living room, and kitchen. See highlight sheet in supplements for all the details!

19. 2019-08-01
    historical Contingent - Inspection 286-char remark

    Show marketing remark (286 chars)

    Fresh paint and carpet throughout make this townhouse move-in ready! 3 bedrooms (incl. owner's suite w/priv. bath) on upper level w/add'l bathroom. Open main level floor plan with two-sided gas fireplace, living room, and kitchen. See highlight sheet in supplements for all the details!

20. 2019-07-31
    listed $229,900 Active 286-char remark

    Show marketing remark (286 chars)

    Fresh paint and carpet throughout make this townhouse move-in ready! 3 bedrooms (incl. owner's suite w/priv. bath) on upper level w/add'l bathroom. Open main level floor plan with two-sided gas fireplace, living room, and kitchen. See highlight sheet in supplements for all the details!

21. 2019-07-25
    historical $229,900 286-char remark

    Show marketing remark (286 chars)

    Fresh paint and carpet throughout make this townhouse move-in ready! 3 bedrooms (incl. owner's suite w/priv. bath) on upper level w/add'l bathroom. Open main level floor plan with two-sided gas fireplace, living room, and kitchen. See highlight sheet in supplements for all the details!

22. 2008-06-06
    soldstatus $185,000
23. 2008-05-21
    soldstatus $185,000

    Show marketing remark (255 chars)

    Mint condition 3BR 3 bath townhome conveniently located close to shopping, restaurants & access to Hwy 169. Cozy see thru fplc between living & dining rms. Hdwd floors in kitchen/hearthroom. All appliances stay incl furnace humidifier. Very nice.

24. 2008-04-12
    historical

    Show marketing remark (255 chars)

    Mint condition 3BR 3 bath townhome conveniently located close to shopping, restaurants & access to Hwy 169. Cozy see thru fplc between living & dining rms. Hdwd floors in kitchen/hearthroom. All appliances stay incl furnace humidifier. Very nice.

25. 2008-04-04
    listed $193,000

    Show marketing remark (255 chars)

    Mint condition 3BR 3 bath townhome conveniently located close to shopping, restaurants & access to Hwy 169. Cozy see thru fplc between living & dining rms. Hdwd floors in kitchen/hearthroom. All appliances stay incl furnace humidifier. Very nice.

26. 2008-03-18
    historical
27. 2007-09-19
    historical
28. 2007-09-18
    listed $193,000
29. 2007-06-25
    listed $219,900

ⓘ 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: $3,524 · $294/mo
• Projected year-2 tax: $3,553 · $296/mo
• Expected delta: +$29/yr (+$2/mo · 0.8%)

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 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 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $32,029
• − Mortgage interest: −$17,919
• − Property taxes: −$3,524
• − Insurance: −$1,600
• − Repairs & maintenance: −$2,562
• − Management: −$2,562
• − HOA: −$4,560
• − Depreciation: −$9,306
• Taxable loss: −$10,005
• Est. tax savings @ 24.0%: +$2,401
• After-tax cash flow: $-2,111/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

+45.5% since first listed

18 events — show timeline

• 2026-06-17 Price Changed $319,900 NORTHSTARMLS as Distributed by MLS Grid
• 2026-06-08 Price Changed $324,900 NORTHSTARMLS as Distributed by MLS Grid
• 2026-06-08 Price Changed $327,500 NORTHSTARMLS as Distributed by MLS Grid
• 2026-04-23 Listed $329,999 NORTHSTARMLS as Distributed by MLS Grid
• 2019-08-21 Sold (Public Records) $225,000 Public Records
• 2019-08-09 Sold (MLS) $224,500 NORTHSTARMLS as Distributed by MLS Grid
• 2019-08-07 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2019-08-01 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2019-07-31 Listed $229,900 NORTHSTARMLS as Distributed by MLS Grid
• 2019-07-25 Coming Soon $229,900 NORTHSTARMLS as Distributed by MLS Grid
• 2008-06-06 Sold (Public Records) $185,000 Public Records
• 2008-05-21 Sold (MLS) $185,000 NORTHSTARMLS as Distributed by MLS Grid
• 2008-04-12 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2008-04-04 Listed $193,000 NORTHSTARMLS as Distributed by MLS Grid
• 2008-03-18 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2007-09-19 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2007-09-18 Listed $193,000 NORTHSTARMLS as Distributed by MLS Grid
• 2007-06-25 Listed $219,900 NORTHSTARMLS as Distributed by MLS Grid

Property tax history

+5.2%/yr

Latest (2026): $3,524 · +10.7% YoY. Source: county tax records.