896 Wescott Sq · Eagan, MN 55123

$765,000

12 bd · 4.0 ba · 6,528 sqft · MultiFamily public records · 71 Days on market

Built 1985 8,145 sqft lot

---

Why this score? — see what drove the C 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 +22.5/30.0
• ARV discount +7.5/15.0
• DSCR +7.2/10.0
• 1% rule +5.6/10.0
• Schools +4.9/10.0
• Livability +4.3/5.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 4 units. estimate disagrees with records

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks MLS

Great rental good cash flow. Subject to lender approval. All three bedroom units. Coin op laundry. Association takes care of lawn & snow. Fast short sale experienced short sale agent. Call w/ any questions.

Key facts

• 8,145 sq ft lot
• 4 garage spots
• Built 1985

Property features AI

Finance

• Financial info: Owner pays common area maintenance, exterior maintenance, grounds care, HVAC maintenance, repairs, management, sewer, snow removal, taxes, trash collection and water; Gross income: $71,400; Net operating income: $13,700; Water/sewer expense: $1,485.62; Electric expense: $655; Insurance expense: $1,620; Maintenance expense: $7,000; Property is free and clear (no mortgage)
• HOA & community: Coin-op laundry owned

Exterior

• Parking: Parking lot; 4-car garage (33 x 13, 7' high door, 8' wide door); 8 carport spaces
• Utilities: City water connected; City sewer connected; 100 Amp electric service (Dakota Electric Association); Electric and natural gas fuel
• Home design: Residential income property; More than 2 stories
• Construction: Frame construction; Asphalt roof (age 8 years or less); Block foundation (foundation dimensions 36 x 60)
• Exterior features: Vinyl exterior; No pool; No fencing

Interior

• Kitchen: Ranges; Refrigerators; Exhaust fan/hoods; Dishwashers
• Bedrooms: 12 total bedrooms (across units); Each 3-bedroom unit
• Bathrooms: Full bathrooms in units (each unit has 1 full bath)
• Heating & cooling: Forced air heating; Window air-conditioning units
• Interior features: Security lights; Balconies on units; Common-area laundry available
• Laundry & utility: Washer and dryer in units; Coin-operated laundry owned (common area)

What this means for you Summary

Snapshot

• This is a 4 × 3-bed/?-bath units multifamily listed at $765k.

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive. Per door: $322/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($8k rent vs $765k).
• Recommended offer: $719k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.3% vs local median 3.3% in Eagan — 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 86/100 on livability (#13 in MN, #418 nationally) — a professional / high-income tenant draw. Strengths: commute A+, employment A+, housing A+; Watch: cost of living D+, amenities F.
• Rosemount-Apple Valley-Eagan (suburban): math 50% / reading 58% proficiency, ranked #58 of 301 in MN (top 19%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 18% free/reduced lunch — higher-income household profile.
• Market conditions: Rents rising (+3.1%/yr); 142 active listings in the ZIP; high-income renter base; 2,134 units permitted in Dakota County in 2024 (898 in 5+ unit buildings).
• At $8,116/mo this rent would consume 70% of the median local household income ($139k/yr) (locally 376% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $5k of loan paydown is wiped out by about $23k of value loss. Plan a longer hold.
• Dakota County population projected at +11% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 71 days — a 6% lower offer ($719k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 34y 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 $270k; list at $765k implies a 183% gain — meaningful room to come down on a strong offer.

Recommended offer $719,100 (6.0% below list)

Questions for the listing agent

1. It's been on market 71 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
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 A-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. 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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.06% ✓
• Cap rate: 8.31%
• Cash-on-cash: 7.21%
• DSCR: 1.32
• GRM: 7.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.08% rent growth · sell at horizon

5-year hold

• IRR: -5.2%
• Equity multiple: 0.81×
• Total profit: $-41,276
• Equity at exit: $114,064

10-year hold

• IRR: 4.6%
• Equity multiple: 1.34×
• Total profit: $72,438
• Equity at exit: $66,143

Cash invested: $214,200 (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 55123

• Rents YoY: 3.1%
• Active inventory: 142
• Price-to-rent: 31.4×

Monthly cashflow live

• Estimated rent: $8,116 high
• Mortgage (P&I): −$4,012
• Tax from tax record: −$794 /mo · $9,522/yr
• Insurance: −$319
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,704
• Net cashflow: $1,288

Break-even live

Break-even rent $6,486

Max offer price $765,000

Occupancy floor 79%

Sensitivity live

Price	-10% $1,721	-5% $1,504	+0% $1,288	+5% $1,071	+10% $855
Rent	-10% $646	-5% $967	+0% $1,288	+5% $1,608	+10% $1,929
Rate	-1.0pp $1,673	-0.5pp $1,482	base $1,288	+0.5pp $1,089	+1.0pp $888

4-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 4× units	3	—	$8,116
Total (4 units)			$8,116

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: $191,250
• Closing costs: $22,950
• Reserves months: —
• Total cash needed: —

Listing history 40 events

1. 2026-06-18
   days on market $765,000 Active 71 DOM
2. 2026-06-17
   days on market $765,000 Active 70 DOM
3. 2026-06-16
   days on market $765,000 Active 69 DOM
4. 2026-06-15
   days on market $765,000 Active 68 DOM
5. 2026-06-13
   days on market $765,000 Active 66 DOM
6. 2026-06-13
   days on market $765,000 Active 65 DOM
7. 2026-06-09
   days on market $765,000 Active 62 DOM
8. 2026-06-08
   days on market $765,000 Active 61 DOM
9. 2026-06-08
   price $765,000 Active 60 DOM
10. 2026-06-07
    days on market $775,000 Active 60 DOM
11. 2026-06-04
    days on market $775,000 Active 57 DOM
12. 2026-06-03
    days on market $775,000 Active 56 DOM
13. 2026-06-02
    days on market $775,000 Active 55 DOM
14. 2026-06-01
    days on market $775,000 Active 54 DOM
15. 2026-05-31
    days on market $775,000 Active 53 DOM
16. 2026-05-17
    price $775,000
17. 2026-04-30
    price $785,000
18. 2026-04-08
    listed $795,000 Active
19. 2024-08-21
    historical $1,400
20. 2024-08-14
    listed $1,400
21. 2024-08-09
    historical $1,400
22. 2024-08-08
    listed $1,400
23. 2024-07-26
    historical $1,445
24. 2024-07-10
    price $1,445
25. 2024-06-10
    listed $1,495
26. 2024-02-19
    historical $1,350
27. 2024-01-29
    price $1,350
28. 2024-01-19
    price $1,375
29. 2023-12-19
    price $1,400
30. 2023-11-22
    listed $1,425
31. 2009-07-22
    soldstatus $269,900
32. 2009-05-22
    soldstatus $269,900 210-char remark

    Show marketing remark (210 chars)

    Great rental good cash flow. Subject to lender approval. All three bedroom units. Coin op laundry. Association takes care of lawn & snow. Fast short sale experienced short sale agent. Call w/ any questions.

33. 2009-02-20
    historical 210-char remark

    Show marketing remark (210 chars)

    Great rental good cash flow. Subject to lender approval. All three bedroom units. Coin op laundry. Association takes care of lawn & snow. Fast short sale experienced short sale agent. Call w/ any questions.

34. 2008-02-07
    listed $289,900 210-char remark

    Show marketing remark (210 chars)

    Great rental good cash flow. Subject to lender approval. All three bedroom units. Coin op laundry. Association takes care of lawn & snow. Fast short sale experienced short sale agent. Call w/ any questions.

35. 1998-01-21
    soldstatus $182,000
36. 1997-12-31
    historical
37. 1997-12-31
    soldstatus $190,000
38. 1997-11-26
    listed $192,000
39. 1992-05-27
    soldstatus $115,000
40. 1992-04-27
    listed $119,900

ⓘ 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: $9,522 · $794/mo
• Projected year-2 tax: $9,522 · $794/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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥100°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: $97,392
• − Mortgage interest: −$42,852
• − Property taxes: −$9,522
• − Insurance: −$3,825
• − Repairs & maintenance: −$7,791
• − Management: −$7,791
• − Depreciation: −$22,255
• Taxable income: $3,356
• Est. tax owed @ 24.0%: −$805
• After-tax cash flow: $14,646/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: Rosemount-Apple Valley-Eagan
• NCES district ID: 2732390
• Math proficiency: 50% ▼ -14.00%
• Reading proficiency: 58% ▼ -7.00%
• Median HH income: $85,559
• Composite: 49.48/100
• National rank: #2000
• State rank: #58 of 301 in MN

Livability — Eagan

• Score: 86/100
• State rank: #13
• US rank: #418

Category grades

Amenities F Commute A+ Cost of living D+ 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: Eagan, MN
• County: Dakota County · 417,704 people
• City population: 67,960
• Metro: Minneapolis-St. Paul-Bloomington, MN-WI
• Population (ZIP): 26,501
• Household income: $139,215
• Rent vs Own: 22.1% rent · 77.9% own
• Severe rent burden: 376.0

Population outlook (Dakota County) Hauer SSP2

• Today (2025): 450,671 people
• By 2030: 465,068 · +3.2%
• By 2040: 486,770 · +8.0%
• By 2050: 498,743 · +10.7%
• By 2075: 533,865 · +18.5%
• By 2100: 550,133 · +22.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (77%)
• Race & ethnicity: White 77% Asian 10% Hispanic / Latino 6% Two or more races 6% Black 3%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Portuguese 12% Italian 5% Romanian 4%
• Foreign-born: 12% · Canada, South Korea, China
• Languages at home: 86% English-only · Spanish 4% Other Asian/Pacific 4% Other Indo-European 2%

Political lean MEDSL · Dakota

• 2024 margin: D (+12.9) · D 55.4% · R 42.5% · Other 2.1%
• 2008→2024 swing: +7.4pp toward D · 2008: 5.5pp · 2024: 12.9pp
• All cycles: 2024: D+12.9 2020: D+13.9 2016: D+4.7 2012: D+2.9 2008: D+5.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -172.93%
• Current HPI: 214.1028
• Rent YoY: ▲ 3.08%
• 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

+546.4% since first listed

25 events — show timeline

• 2026-05-17 Price Changed $775,000 NORTHSTARMLS as Distributed by MLS Grid
• 2026-04-30 Price Changed $785,000 NORTHSTARMLS as Distributed by MLS Grid
• 2026-04-08 Listed $795,000 NORTHSTARMLS as Distributed by MLS Grid
• 2024-08-21 Rental Removed $1,400 NORTHSTARMLS
• 2024-08-14 Listed for Rent $1,400 NORTHSTARMLS
• 2024-08-09 Rental Removed $1,400 NORTHSTARMLS
• 2024-08-08 Listed for Rent $1,400 NORTHSTARMLS
• 2024-07-26 Rental Removed $1,445 NORTHSTARMLS
• 2024-07-10 Price Changed $1,445 NORTHSTARMLS
• 2024-06-10 Listed for Rent $1,495 NORTHSTARMLS
• 2024-02-19 Rental Removed $1,350 NORTHSTARMLS
• 2024-01-29 Price Changed $1,350 NORTHSTARMLS
• 2024-01-19 Price Changed $1,375 NORTHSTARMLS
• 2023-12-19 Price Changed $1,400 NORTHSTARMLS
• 2023-11-22 Listed for Rent $1,425 NORTHSTARMLS
• 2009-07-22 Sold (Public Records) $269,900 Public Records
• 2009-05-22 Sold (MLS) $269,900 NORTHSTARMLS as Distributed by MLS Grid
• 2009-02-20 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2008-02-07 Listed $289,900 NORTHSTARMLS as Distributed by MLS Grid
• 1998-01-21 Sold (MLS) $182,000 NORTHSTARMLS as Distributed by MLS Grid
• 1997-12-31 Sold (Public Records) $190,000 Public Records
• 1997-12-31 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 1997-11-26 Listed $192,000 NORTHSTARMLS as Distributed by MLS Grid
• 1992-05-27 Sold (MLS) $115,000 NORTHSTARMLS as Distributed by MLS Grid
• 1992-04-27 Listed $119,900 NORTHSTARMLS as Distributed by MLS Grid

Property tax history

+5.7%/yr

Latest (2025): $9,522 · -4.6% YoY. Source: county tax records.