111 Echo Ln · Stillwater, MN 55082

$180,000

2 bd · 1.0 ba · 1,686 sqft · SingleFamily public records · 17 Days on market

Built 1962 10,541 sqft lot

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Why this score? — see what drove the B 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 +29.4/30.0
• DSCR +10.0/10.0
• 1% rule +8.9/10.0
• ARV discount +7.5/15.0
• Schools +5.0/10.0
• Livability +4.2/5.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

opportunity in the Stillwater area! This 2-bedroom, 1-bath home with a 2-car garage offers an open floor plan filled with natural light and includes a useful storage shed. The property does have deferred maintenance and dated finishes, making it a great option for buyers looking to renovate and add value. Conveniently located near Hwy 36 for easy commuting and just minutes from Cub Foods, Target, and local shops. Enjoy nearby outdoor spots like Brown’s Creek Trail and Lowell Park, plus all the dining, riverfront views, and charm around the historic Stillwater Lift Bridge. Solid potential in a well-located neighborhood.

Key facts

• Open floor plan
• Riverfront views
• Natural light

Tags

• OPEN FLOOR PLAN
• NATURAL LIGHT
• STORAGE SHED
• RIVERFRONT VIEWS
• WELL-LOCATED NEIGHBORHOOD

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $637 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $180k).
• Recommended offer: $177k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.5% vs local median 3.4% in Stillwater — 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 85/100 on livability (#19 in MN, #547 nationally) — a professional / high-income tenant draw. Strengths: schools A+, crime A+, commute A+; Watch: cost of living D+, amenities F.
• Stillwater Area Public School District (suburban): math 53% / reading 56% proficiency, ranked #54 of 301 in MN (top 18%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 12% free/reduced lunch — higher-income household profile.
• Market conditions: Rents rising (+3.0%/yr); 185 active listings in the ZIP; 2 comparable units currently listed for rent nearby; high-income renter base; 1,405 units permitted in Washington County in 2024 (121 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 $5k of value loss. Plan a longer hold.
• Washington County population projected at +16% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $50k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($177k) is reasonable based on typical stale-listing flexibility.
• 3 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 $177,300 (1.5% below list)

Questions for the listing agent

1. Built in 1962 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 1.39% ✓
• Cap rate: 10.54%
• Cash-on-cash: 15.17%
• DSCR: 1.67
• GRM: 6.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.04% rent growth · sell at horizon

5-year hold

• IRR: 5.9%
• Equity multiple: 1.23×
• Total profit: $11,599
• Equity at exit: $26,839

10-year hold

• IRR: 15.4%
• Equity multiple: 2.25×
• Total profit: $63,140
• Equity at exit: $15,563

Cash invested: $50,400 (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 55082

• Rents YoY: 3.0%
• Active inventory: 185
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $2,498 medium
• Mortgage (P&I): −$944
• Tax from tax record: −$318 /mo · $3,810/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$525
• Net cashflow: $637

Break-even live

Break-even rent $1,692

Max offer price $180,000

Occupancy floor 70%

Sensitivity live

Price	-10% $739	-5% $688	+0% $637	+5% $586	+10% $535
Rent	-10% $440	-5% $538	+0% $637	+5% $736	+10% $834
Rate	-1.0pp $728	-0.5pp $683	base $637	+0.5pp $590	+1.0pp $543

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: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1512 1st St N Stillwater, MN	3.0	2.0	1500	$3,600	$2.40	3d	1	1.24mi
5948 Oakgreen Ave N Stillwater, MN	3.0	2.5	1552	$2,225	$1.43	44d	1	1.40mi

Listing history 6 events

1. 2026-03-30
   status Pending
2. 2026-03-13
   status Active
3. 2026-03-13
   listed Contingent - Third Party Approval
4. 2026-03-13
   listed $180,000
5. 2021-08-13
   soldstatus $294,848
6. 2002-08-15
   soldstatus $155,000

ⓘ 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: $3,810 · $318/mo
• Projected year-2 tax: $3,810 · $318/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 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,976
• − Mortgage interest: −$10,083
• − Property taxes: −$3,810
• − Insurance: −$900
• − Repairs & maintenance: −$2,398
• − Management: −$2,398
• − Depreciation: −$5,236
• Taxable income: $5,151
• Est. tax owed @ 24.0%: −$1,236
• After-tax cash flow: $6,408/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: Stillwater Area Public School District
• NCES district ID: 2738190
• Math proficiency: 53% ▼ -11.00%
• Reading proficiency: 56% ▼ -12.00%
• Median HH income: $84,438
• Composite: 49.8/100
• National rank: #1954
• State rank: #54 of 301 in MN

Livability — Stillwater

• Score: 85/100
• State rank: #19
• US rank: #547

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: Stillwater, MN
• County: Washington County · 235,613 people
• City population: 36,277
• Metro: Minneapolis-St. Paul-Bloomington, MN-WI
• Population (ZIP): 36,277
• Household income: $115,040
• Rent vs Own: 22.0% rent · 78.0% own
• Severe rent burden: 723.0

Population outlook (Washington County) Hauer SSP2

• Today (2025): 278,554 people
• By 2030: 290,465 · +4.3%
• By 2040: 310,014 · +11.3%
• By 2050: 324,118 · +16.4%
• By 2075: 362,697 · +30.2%
• By 2100: 381,491 · +37.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (87%)
• Race & ethnicity: White 87% Hispanic / Latino 5% Two or more races 4% Asian 2% Black 2%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Portuguese 12% Lithuanian 4% Romanian 4%
• Foreign-born: 4% · Canada, China
• Languages at home: 94% English-only · Spanish 3% Chinese 1%

Political lean MEDSL · Washington

• 2024 margin: Lean D (+8.9) · D 53.5% · R 44.6% · Other 1.9%
• 2008→2024 swing: +4.6pp toward D · 2008: 4.3pp · 2024: 8.9pp
• All cycles: 2024: D+8.9 2020: D+9.2 2016: D+1.9 2012: D+0.8 2008: D+4.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -395.99%
• Current HPI: 241.3998
• Rent YoY: ▲ 3.04%
• 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

+16.1% since first listed

6 events — show timeline

• 2026-03-30 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2026-03-13 Relisted — NORTHSTARMLS as Distributed by MLS Grid
• 2026-03-13 Listed — NORTHSTARMLS as Distributed by MLS Grid
• 2026-03-13 Listed $180,000 NORTHSTARMLS as Distributed by MLS Grid
• 2021-08-13 Sold (Public Records) $294,848 Public Records
• 2002-08-15 Sold (Public Records) $155,000 Public Records

Property tax history

+3.2%/yr

Latest (2025): $3,810 · +16.7% YoY. Source: county tax records.