11180 76th St NE · Otsego, MN 55301

$270,000

3 bd · 1.0 ba · 1,300 sqft · Townhouse public records · 13 Days on market

Built 2005 1,001 sqft lot $310/mo HOA · 11% 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 +16.9/30.0
• ARV discount +7.5/15.0
• 1% rule +5.3/10.0
• DSCR +5.3/10.0
• Schools +5.2/10.0
• 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

Beautifully move-in ready townhome in a convenient location! Remodeled 2021 with quality in mind, including all new SS appliances, granite countertop, carpet and LVP flooring. Fresh wood work and wall painting throughout and more! Conveniently located near shops, restaurants and schools! This one will go fast... get it quick!

Key facts

• Move-in ready
• Gazebo
• Granite countertop

Tags

• MOVE-IN READY
• STAINLESS STEEL APPLIANCES
• GRANITE COUNTERTOP
• SHARED AMENITIES
• GAZEBO
• GRILL AREA

Property features AI

Finance

• HOA & community: Has HOA (First Service Residential); HOA fee $310 monthly; HOA covers hazard insurance, lawn care, grounds maintenance, professional management, and snow removal

Exterior

• Parking: Attached garage with garage door opener (2 parking spaces)
• Utilities: City water (connected / in street); City sewer (connected / in street); Electric service with circuit breakers; Fuel: Electric and natural gas
• Home design: Residential property (attached); Two levels
• Construction: Asphalt roof; Other construction materials; Foundation area listed as 750
• Exterior features: Vinyl exterior; Deck; Patio; No fencing

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Range; Refrigerator; Eat-in kitchen
• Bedrooms: Three bedrooms total (one on the main floor; two on the upper level)
• Bathrooms: One full bathroom on the upper level; One three-quarter bathroom on the main floor
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Living room fireplace; Eat-in kitchen; Main floor bedroom; No basement
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath townhouse listed at $270k.

Deal economics

• At list price, monthly cash flow is $177 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $270k).
• Cap rate 7.1% 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: 143 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).

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.
• Wright County population projected at +9% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 5y 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.

Recommended offer $270,000

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.03% ✓
• Cap rate: 7.08%
• Cash-on-cash: 2.81%
• DSCR: 1.13
• GRM: 8.1

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: -11.8%
• Equity multiple: 0.57×
• Total profit: $-32,330
• Equity at exit: $40,258

10-year hold

• IRR: -2.6%
• Equity multiple: 0.83×
• Total profit: $-13,056
• Equity at exit: $23,345

Cash invested: $75,600 (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 55301

• Home prices YoY: -14.2%
• Active inventory: 143
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $2,789 medium
• Mortgage (P&I): −$1,416
• Tax from tax record: −$188 /mo · $2,254/yr
• Insurance: −$112
• HOA: −$310
• Vacancy / Maint / Mgmt: −$586
• Net cashflow: $177

Break-even live

Break-even rent $2,565

Max offer price $270,000

Occupancy floor 89%

Sensitivity live

Price	-10% $330	-5% $254	+0% $177	+5% $101	+10% $24
Rent	-10% $-43	-5% $67	+0% $177	+5% $287	+10% $397
Rate	-1.0pp $313	-0.5pp $246	base $177	+0.5pp $107	+1.0pp $36

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: $67,500
• Closing costs: $8,100
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7712 Lachman Ave NE Albertville, MN	3.0	2.0	1525	$2,259	$1.48	0d	1	0.12mi
10740 County Road 37 NE Albertville, MN	2.0–3.0	1.0–2.0	1092	$1,740	$1.59	0d	4	1.40mi

HOA detail

• Monthly dues: $310 · $3,720/yr

Listing history 9 events

1. 2026-06-21
   days on market $270,000 Active 13 DOM
2. 2026-06-18
   days on market $270,000 Active 10 DOM
3. 2026-06-17
   pricedays on market $270,000 Active 9 DOM
4. 2026-06-16
   days on market $280,000 Active 8 DOM
5. 2026-06-15
   days on market $280,000 Active 7 DOM
6. 2026-06-13
   days on market $280,000 Active 5 DOM
7. 2026-06-13
   days on market $280,000 Active 4 DOM
8. 2026-06-08
   remarks 354-char remark
9. 2026-06-08
   listed $280,000 Active 1 DOM

ⓘ 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: $2,254 · $188/mo
• Projected year-2 tax: $2,639 · $220/mo
• Expected delta: +$385/yr (+$32/mo · 17.1%)

ⓘ 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 ≥99°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: $33,469
• − Mortgage interest: −$15,124
• − Property taxes: −$2,254
• − Insurance: −$1,350
• − Repairs & maintenance: −$2,677
• − Management: −$2,677
• − HOA: −$3,720
• − Depreciation: −$7,855
• Taxable loss: −$2,189
• Est. tax savings @ 24.0%: +$525
• After-tax cash flow: $2,651/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: Wright County · 79,164 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: 50.0

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% Black 7% Two or more races 5% Asian 2%
• Common ancestry: Portuguese 10% Romanian 5% Lithuanian 4%
• Foreign-born: 7% · South Korea, China, Canada

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

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

+17.9% since first listed

7 events — show timeline

• 2026-06-08 Listed $280,000 NORTHSTARMLS as Distributed by MLS Grid
• 2021-08-12 Sold (Public Records) $250,000 Public Records
• 2021-08-10 Sold (MLS) $250,000 NORTHSTARMLS as Distributed by MLS Grid
• 2021-08-01 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2021-07-11 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2021-07-09 Listed $237,500 NORTHSTARMLS as Distributed by MLS Grid
• 2021-07-03 Coming Soon $237,500 NORTHSTARMLS as Distributed by MLS Grid

Property tax history

+2.7%/yr

Latest (2025): $2,254 · -5.4% YoY. Source: county tax records.