10152 73rd Ln NE · Otsego, MN 55301

$342,190

3 bd · 2.0 ba · 1,281 sqft · Other · 20 Days on market

Built 2026 4,356 sqft lot $267/sqft · 9% below area Est $376k · 9% under

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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 +11.5/15.0
• Cash flow +9.5/30.0
• Schools +5.2/10.0
• Livability +3.5/5.0
• 1% rule +2.9/10.0
• DSCR +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Under construction and move-in ready in June! Step inside this beautifully designed single-level home offering 1,281 square feet of thoughtfully crafted living space. The open-concept layout seamlessly connects the kitchen, dining area and Great Room, creating an inviting space for entertaining or relaxing. The kitchen is a chef’s dream with sleek cabinetry, Silestone® countertops, LG® stainless steel appliances and a designer backsplash. Enjoy the warmth of Shaw® Floorte Classic series LVP flooring in the main living areas, while plush carpeting adds comfort to the bedrooms. The owner’s suite is privately located at the front of the home, featuring a walk-in closet

Key facts

• Walk-in closet
• Chef’s dream kitchen
• Designer backsplash

Tags

• OPEN-CONCEPT LAYOUT
• CHEF’S DREAM KITCHEN
• SILESTONE COUNTERTOPS
• LG STAINLESS STEEL APPLIANCES
• DESIGNER BACKSPLASH
• WALK-IN CLOSET

Property features AI

Finance

• HOA & community: Builder association: Builders Association of the Twin Cities

Exterior

• Parking: Attached garage; 2-car garage
• Utilities: City water (connected); City sewer (connected); Natural gas
• Home design: Residential single-level home; One story; Main entry level is on the main floor
• Construction: Concrete and frame construction; Asphalt roof (age 8 years or less); Slab foundation; New construction by Lennar
• Exterior features: Stone and vinyl exterior; Sod included in price; Underground utilities; City street frontage with curbs and paved streets

Interior

• Kitchen: Dishwasher; Range; Microwave; Refrigerator; Stainless steel appliances
• Bedrooms: 3 bedrooms (all on main level); Primary bedroom with walk-in closet; Two additional bedrooms on main level
• Bathrooms: One full main floor bathroom; One 3/4 primary bathroom
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Air-to-air exchanger; Water softener (owned); Tankless water heater; Informal dining area; All living facilities on one level; Main floor primary bedroom; Main floor laundry
• Laundry & utility: Washer/dryer hookup (main floor)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $342k.

Deal economics

• At list price, monthly cash flow is $-240 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $308k (10.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $269k (21.4% below list).
• Recommended offer: $269k (21.4% below list) — sets the bar for 1% rule.
• Cap rate 5.5% 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.
• Market conditions: 141 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 $10k 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 20 days — a 2% lower offer ($337k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $269,023 (21.4% 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. 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: 0.79% ✗
• Cap rate: 5.45%
• Cash-on-cash: -3.00%
• DSCR: 0.87
• GRM: 10.6

CMA / ARV

• ARV (median comp): $375,613
• List price: $342,190
• Delta: -8.90%
• Verdict: FAIR
• Comps: 2 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -21.3%
• Equity multiple: 0.26×
• Total profit: $-70,664
• Equity at exit: $51,022

10-year hold

• IRR: -14.8%
• Equity multiple: 0.15×
• Total profit: $-81,011
• Equity at exit: $29,586

Cash invested: $95,813 (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: 141
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $2,690 medium
• Mortgage (P&I): −$1,794
• Tax est. 1.5%: −$428 /mo · $5,133/yr
• Insurance: −$143
• HOA: −$0
• Vacancy / Maint / Mgmt: −$565
• Net cashflow: $-240

Break-even live

Break-even rent $2,993

Max offer price $307,532

Occupancy floor —

Sensitivity live

Price	-10% $-3	-5% $-121	+0% $-240	+5% $-358	+10% $-476
Rent	-10% $-452	-5% $-346	+0% $-240	+5% $-133	+10% $-27
Rate	-1.0pp $-67	-0.5pp $-152	base $-240	+0.5pp $-328	+1.0pp $-418

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: $85,548
• Closing costs: $10,266
• 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	2d	1	1.10mi
10740 County Road 37 NE Albertville, MN	2.0–3.0	1.0–2.0	988	$1,740	$1.76	2d	6	1.19mi

Listing history 15 events

1. 2026-06-02
   status $342,190 Pending 20 DOM
2. 2026-06-01
   days on market $342,190 Active 20 DOM
3. 2026-05-31
   days on market $342,190 Active 19 DOM
4. 2026-05-13
   price $342,190 377-char remark
5. 2026-05-12
   listed $342,190 Active 1182-char remark
6. 2026-05-06
   price $348,190 377-char remark
7. 2026-05-06
   price $338,990 377-char remark
8. 2026-05-05
   price $348,190 377-char remark
9. 2026-05-01
   price $338,990 377-char remark
10. 2026-04-22
    historical
11. 2026-04-14
    price $373,190
12. 2026-04-12
    price $373,190 377-char remark
13. 2026-03-26
    listed $371,190 Active
14. 2026-03-25
    listed $371,190 Active 377-char remark
15. 2026-02-18
    soldstatus $303,245

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $32,283
• − Mortgage interest: −$19,168
• − Property taxes: −$5,133
• − Insurance: −$1,711
• − Repairs & maintenance: −$2,583
• − Management: −$2,583
• − Depreciation: −$9,955
• Taxable loss: −$8,849
• Est. tax savings @ 24.0%: +$2,124
• After-tax cash flow: $-750/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

+12.8% since first listed

6 events — show timeline

• 2026-06-01 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2026-05-12 Listed $342,190 NORTHSTARMLS as Distributed by MLS Grid
• 2026-04-22 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2026-04-14 Price Changed $373,190 NORTHSTARMLS as Distributed by MLS Grid
• 2026-03-26 Listed $371,190 NORTHSTARMLS as Distributed by MLS Grid
• 2026-02-18 Sold (Public Records) $303,245 Public Records