6213 Maclynn Ave NE · Otsego, MN 55301

$259,000

3 bd · 1.0 ba · 1,444 sqft · Townhouse public records · 1 Days on market

Built 2005 $179/sqft · 19% below area Est $319k · 19% under $315/mo HOA · 12% of rent

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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 +16.4/30.0
• ARV discount +15.0/15.0
• 1% rule +5.4/10.0
• Schools +5.2/10.0
• DSCR +5.1/10.0
• 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

IMMACULATE END UNIT TOWNHOME WITH VAULTED LIVING ROOM, GAS FIREPLACE & 3 BEDROOMS ON ONE LEVEL! ENJOY THE BENEFITS OF OWNERSHIP FOR LESS THAN RENT! MUST SEE!

Key facts

• Walk-in closet
• End-unit townhome
• Natural light

Tags

• END-UNIT TOWNHOME
• NATURAL LIGHT
• GAS FIREPLACE
• WALK-IN CLOSET
• PRIVATE SIDE PATIO
• ASSOCIATION-MAINTAINED LIVING

Property features AI

Finance

• HOA & community: HOA managed by New Concepts Management; Monthly HOA fee of $315; HOA covers hazard insurance, lawn care, grounds maintenance, professional management, sewer, snow removal, and water

Exterior

• Parking: Attached tuck-under garage; Asphalt driveway; 2 garage spaces
• Utilities: City water (connected); City sewer (connected); Natural gas
• Home design: Attached residential property; Two levels; Living area approximately 1,438 square feet; Main level finished area approximately 665; Slab foundation
• Construction: Stone and vinyl construction
• Exterior features: Patio; Stone and vinyl exterior; Corner lot

Interior

• Kitchen: Kitchen with dining area
• Bedrooms: 3 bedrooms (all bedrooms on upper level)
• Bathrooms: 1 full bathroom on upper level; 1 half bathroom on main level
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Informal dining area connected to the kitchen; Walk-in closet; Gas fireplace (1)
• Laundry & utility: In-unit laundry in an upper-level laundry closet

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath townhouse listed at $259k.

Deal economics

• At list price, monthly cash flow is $146 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $259k).
• Cap rate 7.0% 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; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 2d on market — plan ~1-2 weeks tenant-placement turnaround); 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 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 20y ago; this cycle's ask is 900% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $164k; list at $259k implies a 58% gain — meaningful room to come down on a strong offer.

Recommended offer $259,000

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. 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.
5. 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.
6. 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: 1.04% ✓
• Cap rate: 6.97%
• Cash-on-cash: 2.42%
• DSCR: 1.11
• GRM: 8.0

CMA / ARV

• ARV (median comp): $318,549
• List price: $259,000
• Delta: -18.69%
• Verdict: UNDERPRICED
• Comps: 2 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -12.4%
• Equity multiple: 0.55×
• Total profit: $-32,497
• Equity at exit: $38,618

10-year hold

• IRR: -3.2%
• Equity multiple: 0.78×
• Total profit: $-15,648
• Equity at exit: $22,394

Cash invested: $72,520 (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: 8.0×

Monthly cashflow live

• Estimated rent: $2,703 medium
• Mortgage (P&I): −$1,358
• Tax from tax record: −$208 /mo · $2,494/yr
• Insurance: −$108
• HOA: −$315
• Vacancy / Maint / Mgmt: −$568
• Net cashflow: $146

Break-even live

Break-even rent $2,518

Max offer price $259,000

Occupancy floor 90%

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: $64,750
• Closing costs: $7,770
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5518 Lachman Ave NE Albertville, MN	2.0	2.0	1532	$2,300	$1.50	5d	1	1.04mi
5055 Lander Ave NE Albertville, MN	2.0–5.0	2.0–3.5	2067	$3,269	$1.58	2d	7	1.31mi
10740 County Road 37 NE Albertville, MN	2.0–3.0	1.0–2.0	988	$1,740	$1.76	2d	6	1.36mi

HOA detail

• Monthly dues: $315 · $3,780/yr
• Likely covers: gas

Listing history 21 events

1. 2026-06-17
   days on marketlisting id $259,000 Active 1 DOM
2. 2026-06-15
   days on market $259,000 Active 34 DOM
3. 2026-06-13
   days on market $259,000 Active 32 DOM
4. 2026-06-13
   days on market $259,000 Active 31 DOM
5. 2026-06-09
   days on market $259,000 Active 28 DOM
6. 2026-06-08
   days on market $259,000 Active 27 DOM
7. 2026-06-07
   days on market $259,000 Active 26 DOM
8. 2026-06-04
   days on market $259,000 Active 23 DOM
9. 2026-06-03
   days on market $259,000 Active 22 DOM
10. 2026-06-02
    pricedays on market $259,000 Active 21 DOM
11. 2026-06-01
    days on market $265,000 Active 20 DOM
12. 2026-05-31
    days on market $265,000 Active 19 DOM
13. 2026-05-13
    listed $265,000 Active 856-char remark
14. 2026-05-11
    historical $265,000 856-char remark
15. 2023-09-28
    historical $1,875
16. 2023-09-03
    listed $1,875
17. 2006-10-25
    soldstatus $164,000
18. 2006-09-28
    soldstatus $164,000 161-char remark

    Show marketing remark (161 chars)

    IMMACULATE END UNIT TOWNHOME WITH VAULTED LIVING ROOM, GAS FIREPLACE & 3 BEDROOMS ON ONE LEVEL! ENJOY THE BENEFITS OF OWNERSHIP FOR LESS THAN RENT! MUST SEE!

19. 2006-09-15
    historical 161-char remark

    Show marketing remark (161 chars)

    IMMACULATE END UNIT TOWNHOME WITH VAULTED LIVING ROOM, GAS FIREPLACE & 3 BEDROOMS ON ONE LEVEL! ENJOY THE BENEFITS OF OWNERSHIP FOR LESS THAN RENT! MUST SEE!

20. 2006-09-05
    listed $164,900 161-char remark

    Show marketing remark (161 chars)

    IMMACULATE END UNIT TOWNHOME WITH VAULTED LIVING ROOM, GAS FIREPLACE & 3 BEDROOMS ON ONE LEVEL! ENJOY THE BENEFITS OF OWNERSHIP FOR LESS THAN RENT! MUST SEE!

21. 2005-09-28
    soldstatus $170,396

ⓘ 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: $2,494 · $208/mo
• Projected year-2 tax: $2,697 · $225/mo
• Expected delta: +$203/yr (+$17/mo · 8.2%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low 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: $32,432
• − Mortgage interest: −$14,508
• − Property taxes: −$2,494
• − Insurance: −$1,295
• − Repairs & maintenance: −$2,595
• − Management: −$2,595
• − HOA: −$3,780
• − Depreciation: −$7,535
• Taxable loss: −$2,368
• Est. tax savings @ 24.0%: +$568
• After-tax cash flow: $2,322/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

+52.0% since first listed

13 events — show timeline

• 2026-06-17 Price Changed $259,000 NORTHSTARMLS as Distributed by MLS Grid
• 2026-06-17 Listed $25,900 NORTHSTARMLS as Distributed by MLS Grid
• 2026-06-16 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2026-06-02 Price Changed $259,000 NORTHSTARMLS as Distributed by MLS Grid
• 2026-05-13 Listed $265,000 NORTHSTARMLS as Distributed by MLS Grid
• 2026-05-11 Coming Soon — NORTHSTARMLS as Distributed by MLS Grid
• 2023-09-28 Rental Removed $1,875 BUILDIUM
• 2023-09-03 Listed for Rent $1,875 BUILDIUM
• 2006-10-25 Sold (Public Records) $164,000 Public Records
• 2006-09-28 Sold (MLS) $164,000 NORTHSTARMLS as Distributed by MLS Grid
• 2006-09-15 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2006-09-05 Listed $164,900 NORTHSTARMLS as Distributed by MLS Grid
• 2005-09-28 Sold (MLS) $170,396 NORTHSTARMLS as Distributed by MLS Grid

Property tax history

+3.0%/yr

Latest (2025): $2,494 · -4.0% YoY. Source: county tax records.