16003 71st St NE · Otsego, MN 55330

$209,900

2 bd · 2.0 ba · 1,086 sqft · SingleFamily public records · 14 Days on market

Built 2002 696 sqft lot $284/mo HOA · 16% of rent

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Why this score? — see what drove the F 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 +7.8/30.0
• ARV discount +7.5/15.0
• Schools +5.2/10.0
• Livability +3.5/5.0
• 1% rule +3.4/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Adorable & well cared for 2bed/2 bath ready for you to simply move-in and enjoy your new life. Charming private patio welcomes you & your guests. Main level has open flr plan w'all new canned lighting, new dining rm lighting, newer carpet & fresh paint throughout. Upper level hosts 2 beds (both w'generous walk-in closets), newer ma bed flooring, newer ceiling fans in both beds, pass thru bath & conveniently positioned laundry w'newer washer. All this and a terrific loation with easy access to I94 & Hwy 101. This is a must see...soooo cute!

Key facts

• $284 HOA
• Garage
• Built 2002

Property features AI

Finance

• Other: Above-grade finished area approximately 1,080; Total living area approximately 1,080
• HOA & community: Has HOA (Cities Management); Monthly association fee of $284; HOA covers hazard insurance, lawn care, grounds maintenance, professional management, and snow removal

Exterior

• Parking: Attached garage with garage door opener; Asphalt driveway; 1 garage space
• Utilities: City water; City sewer; Natural gas; Electric service with circuit breakers
• Home design: Attached residential property; Two levels; Main-level entry
• Construction: Asphalt roof; Slab foundation; Foundation area approximately 792
• Exterior features: Vinyl exterior; Partial vinyl fencing; Medium tree coverage; City street frontage

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Range; Refrigerator; Exhaust fan
• Bedrooms: 2 bedrooms (two upper-level bedrooms)
• Bathrooms: 1 full bath; 1 half bath; Primary full bathroom (walk-through layout)
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Ceiling fan(s); Patio; In-ground sprinkler; Informal dining area / living-dining combination; No basement
• Laundry & utility: Washer; Dryer; 2nd floor laundry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $210k.

Deal economics

• At list price, monthly cash flow is $-233 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $169k (19.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $177k (15.9% below list).
• Recommended offer: $169k (19.7% below list) — sets the bar for cash-flow.
• Cap rate 5.0% vs local median 4.0% in Otsego — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 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.

Recommended offer $168,654 (19.7% 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: 0.84% ✗
• Cap rate: 4.96%
• Cash-on-cash: -4.77%
• DSCR: 0.79
• GRM: 9.9

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: -24.3%
• Equity multiple: 0.17×
• Total profit: $-48,748
• Equity at exit: $31,297

10-year hold

• IRR: -19.4%
• Equity multiple: -0.04×
• Total profit: $-61,044
• 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: 9.9×

Monthly cashflow live

• Estimated rent: $1,766 medium
• Mortgage (P&I): −$1,101
• Tax from tax record: −$156 /mo · $1,876/yr
• Insurance: −$87
• HOA: −$284
• Vacancy / Maint / Mgmt: −$371
• Net cashflow: $-233

Break-even live

Break-even rent $2,061

Max offer price $168,654

Occupancy floor —

Sensitivity live

Price	-10% $-115	-5% $-174	+0% $-233	+5% $-293	+10% $-352
Rent	-10% $-373	-5% $-303	+0% $-233	+5% $-164	+10% $-94
Rate	-1.0pp $-128	-0.5pp $-180	base $-233	+0.5pp $-288	+1.0pp $-343

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: $284 · $3,408/yr

Listing history 27 events

1. 2026-05-13
   status Pending 916-char remark
2. 2026-05-02
   historical Contingent - Subject to Statutory Rescission 916-char remark
3. 2026-04-30
   listed $209,900 Active 916-char remark
4. 2026-04-28
   historical $209,900 916-char remark
5. 2020-09-18
   soldstatus $177,000
6. 2020-09-15
   soldstatus $177,000 Sold 565-char remark

   Show marketing remark (565 chars)

   Adorable & well cared for 2bed/2 bath ready for you to simply move-in and enjoy your new life. Charming private patio welcomes you & your guests. Main level has open flr plan w'all new canned lighting, new dining rm lighting, newer carpet & fresh paint throughout. Upper level hosts 2 beds (both w'generous walk-in closets), newer ma bed flooring, newer ceiling fans in both beds, pass thru bath & conveniently positioned laundry w'newer washer. All this and a terrific loation with easy access to I94 & Hwy 101. This is a must see...soooo cute!

7. 2020-09-14
   status Pending 565-char remark

   Show marketing remark (565 chars)

   Adorable & well cared for 2bed/2 bath ready for you to simply move-in and enjoy your new life. Charming private patio welcomes you & your guests. Main level has open flr plan w'all new canned lighting, new dining rm lighting, newer carpet & fresh paint throughout. Upper level hosts 2 beds (both w'generous walk-in closets), newer ma bed flooring, newer ceiling fans in both beds, pass thru bath & conveniently positioned laundry w'newer washer. All this and a terrific loation with easy access to I94 & Hwy 101. This is a must see...soooo cute!

8. 2020-08-10
   historical 565-char remark

   Show marketing remark (565 chars)

   Adorable & well cared for 2bed/2 bath ready for you to simply move-in and enjoy your new life. Charming private patio welcomes you & your guests. Main level has open flr plan w'all new canned lighting, new dining rm lighting, newer carpet & fresh paint throughout. Upper level hosts 2 beds (both w'generous walk-in closets), newer ma bed flooring, newer ceiling fans in both beds, pass thru bath & conveniently positioned laundry w'newer washer. All this and a terrific loation with easy access to I94 & Hwy 101. This is a must see...soooo cute!

9. 2020-08-06
   listed $155,000 Active 565-char remark

   Show marketing remark (565 chars)

   Adorable & well cared for 2bed/2 bath ready for you to simply move-in and enjoy your new life. Charming private patio welcomes you & your guests. Main level has open flr plan w'all new canned lighting, new dining rm lighting, newer carpet & fresh paint throughout. Upper level hosts 2 beds (both w'generous walk-in closets), newer ma bed flooring, newer ceiling fans in both beds, pass thru bath & conveniently positioned laundry w'newer washer. All this and a terrific loation with easy access to I94 & Hwy 101. This is a must see...soooo cute!

10. 2020-08-03
    historical $155,000 565-char remark

    Show marketing remark (565 chars)

    Adorable & well cared for 2bed/2 bath ready for you to simply move-in and enjoy your new life. Charming private patio welcomes you & your guests. Main level has open flr plan w'all new canned lighting, new dining rm lighting, newer carpet & fresh paint throughout. Upper level hosts 2 beds (both w'generous walk-in closets), newer ma bed flooring, newer ceiling fans in both beds, pass thru bath & conveniently positioned laundry w'newer washer. All this and a terrific loation with easy access to I94 & Hwy 101. This is a must see...soooo cute!

11. 2018-02-09
    soldstatus $126,000
12. 2018-02-01
    soldstatus $126,000 Sold

    Show marketing remark (98 chars)

    Own this townhome for less than rent! Great location with easy access to I94, parks and shopping.

13. 2018-01-04
    status Pending

    Show marketing remark (98 chars)

    Own this townhome for less than rent! Great location with easy access to I94, parks and shopping.

14. 2017-12-17
    historical Contingent - Inspection

    Show marketing remark (98 chars)

    Own this townhome for less than rent! Great location with easy access to I94, parks and shopping.

15. 2017-12-11
    listed $126,000 Active

    Show marketing remark (98 chars)

    Own this townhome for less than rent! Great location with easy access to I94, parks and shopping.

16. 2015-04-30
    soldstatus $110,000
17. 2015-04-14
    soldstatus $110,000 Sold
18. 2015-04-14
    soldstatus $110,000
19. 2015-04-14
    soldstatus $110,000
20. 2015-02-25
    status Pending
21. 2015-02-18
    historical Contingent - Inspection
22. 2015-02-16
    listed $110,000 Active
23. 2015-02-16
    listed $110,000
24. 2015-02-16
    listed $110,000
25. 2010-06-11
    soldstatus $66,200
26. 2010-04-24
    historical
27. 2010-04-14
    listed $65,000

ⓘ 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: $1,876 · $156/mo
• Projected year-2 tax: $2,113 · $176/mo
• Expected delta: +$237/yr (+$20/mo · 12.7%)

ⓘ 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 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 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,191
• − Mortgage interest: −$11,758
• − Property taxes: −$1,876
• − Insurance: −$1,050
• − Repairs & maintenance: −$1,695
• − Management: −$1,695
• − HOA: −$3,408
• − Depreciation: −$6,106
• Taxable loss: −$6,397
• Est. tax savings @ 24.0%: +$1,535
• After-tax cash flow: $-1,266/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

+222.9% since first listed

28 events — show timeline

• 2026-06-03 Sold (MLS) $209,900 NORTHSTARMLS as Distributed by MLS Grid
• 2026-05-13 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2026-05-02 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2026-04-30 Listed $209,900 NORTHSTARMLS as Distributed by MLS Grid
• 2026-04-28 Coming Soon $209,900 NORTHSTARMLS as Distributed by MLS Grid
• 2020-09-18 Sold (Public Records) $177,000 Public Records
• 2020-09-15 Sold (MLS) $177,000 NORTHSTARMLS as Distributed by MLS Grid
• 2020-09-14 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2020-08-10 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2020-08-06 Listed $155,000 NORTHSTARMLS as Distributed by MLS Grid
• 2020-08-03 Coming Soon $155,000 NORTHSTARMLS as Distributed by MLS Grid
• 2018-02-09 Sold (Public Records) $126,000 Public Records
• 2018-02-01 Sold (MLS) $126,000 NORTHSTARMLS as Distributed by MLS Grid
• 2018-01-04 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2017-12-17 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2017-12-11 Listed $126,000 NORTHSTARMLS as Distributed by MLS Grid
• 2015-04-30 Sold (Public Records) $110,000 Public Records
• 2015-04-14 Sold (MLS) $110,000 LSAR
• 2015-04-14 Sold (MLS) $110,000 RASM
• 2015-04-14 Sold (MLS) $110,000 NORTHSTARMLS as Distributed by MLS Grid
• 2015-02-25 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2015-02-18 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2015-02-16 Listed $110,000 LSAR
• 2015-02-16 Listed $110,000 RASM
• 2015-02-16 Listed $110,000 NORTHSTARMLS as Distributed by MLS Grid
• 2010-06-11 Sold (MLS) $66,200 NORTHSTARMLS as Distributed by MLS Grid
• 2010-04-24 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2010-04-14 Listed $65,000 NORTHSTARMLS as Distributed by MLS Grid

Property tax history

+7.6%/yr

Latest (2025): $1,876 · -7.0% YoY. Source: county tax records.