7599 Iverson Ave S · Cottage Grove, MN 55016

$275,000

3 bd · 2.0 ba · 1,330 sqft · SingleFamily public records · 3 Days on market

Built 1974 10,105 sqft lot

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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).

• Cash flow +13.4/30.0
• ARV discount +7.5/15.0
• Schools +5.2/10.0
• DSCR +4.0/10.0
• Livability +3.9/5.0
• 1% rule +3.6/10.0
• Rent growth +3.4/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Well cared for three level split in a convenient Cottage Grove location close to parks, playgrounds, walking trails, schools, shopping, restaurants, and everyday amenities. This 3 bedroom, 2 bath home offers a practical layout and all three bedrooms on one level. The main level features hardwood floors, a bright living room, informal dining area, and a functional kitchen with generous cabinet storage, gas cooktop, double wall oven, and kitchen window. Just off the dining area, the four season porch adds comfortable year round living space with knotty pine walls, large windows, and views of the backyard. The lower level includes a finished family room with a brick fireplace, additional bath,

Key facts

• 0.23 acre lot
• 2 garage spots
• Built 1974

Property features AI

Exterior

• Parking: Attached garage with automatic door opener; 2-car garage (approximately 23x20)
• Utilities: City water (connected); City sewer (connected); Natural gas; Electric with circuit breakers
• Home design: Residential property; Three-level split layout; Block foundation; Asphalt roof (age over 8 years)
• Construction: Block foundation; Asphalt shingle roof; Vinyl siding
• Exterior features: Vinyl exterior; Front porch and rear porch; Medium tree coverage on the lot; Paved streets with public maintenance

Interior

• Kitchen: Range; Microwave; Dishwasher; Refrigerator; Kitchen window
• Bedrooms: 3 bedrooms (two upstairs, one on the lower level); Bedroom sizes roughly 14x11, 11x10, and 11x9
• Flooring: Hardwood floors
• Bathrooms: One full bathroom on the upper level; One three-quarter bathroom in the basement
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Ceiling fan(s); Hardwood floors; Kitchen window; Finished basement with daylight/lookout windows; Crawl space
• Laundry & utility: Main laundry room on the lower level; Washer and dryer included

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $275k.

Deal economics

• At list price, monthly cash flow is $5 ($63/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $237k (13.9% below list).
• Recommended offer: $237k (13.9% below list) — sets the bar for 1% rule.
• Cap rate 6.3% vs local median 3.4% in Cottage Grove — 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 77/100 on livability (#132 in MN, #2,948 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: cost of living C-, amenities F, commute F.
• South Washington County School District (suburban): math 52% / reading 61% proficiency, ranked #40 of 301 in MN (top 13%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 14% free/reduced lunch — higher-income household profile.
• Zoned schools: Grey Cloud Elementary (math 57% / reading 63%, grade B-, #209 of 857 statewide, top 25%, 763 students, 18% FRL); Cottage Grove Middle School (math 33% / reading 51%, grade D-, #131 of 258 statewide, top 53%, 924 students, 33% FRL); Park High School (math 39% / reading 63%, grade D+, #127 of 471 statewide, top 27%, 1,938 students, 33% FRL).
• Market conditions: Rents rising (+3.8%/yr); 401 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 20d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $2k of loan paydown is wiped out by about $8k 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.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $78k; list at $275k implies a 253% gain — meaningful room to come down on a strong offer.

Recommended offer $236,727 (13.9% below list)

Questions for the listing agent

1. Built in 1974 — 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 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: 0.86% ✗
• Cap rate: 6.32%
• Cash-on-cash: 0.08%
• DSCR: 1.00
• GRM: 9.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.78% rent growth · sell at horizon

5-year hold

• IRR: -15.3%
• Equity multiple: 0.45×
• Total profit: $-42,341
• Equity at exit: $41,003

10-year hold

• IRR: -5.5%
• Equity multiple: 0.63×
• Total profit: $-28,576
• Equity at exit: $23,777

Cash invested: $77,000 (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 55016

• Rents YoY: 3.8%
• Active inventory: 401
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $2,367 medium
• Mortgage (P&I): −$1,442
• Tax from tax record: −$308 /mo · $3,698/yr
• Insurance: −$115
• HOA: −$0
• Vacancy / Maint / Mgmt: −$497
• Net cashflow: $5

Break-even live

Break-even rent $2,361

Max offer price $275,000

Occupancy floor 95%

Sensitivity live

Price	-10% $161	-5% $83	+0% $5	+5% $-73	+10% $-150
Rent	-10% $-182	-5% $-88	+0% $5	+5% $99	+10% $192
Rate	-1.0pp $144	-0.5pp $75	base $5	+0.5pp $-66	+1.0pp $-138

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: $68,750
• Closing costs: $8,250
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7750 Hinton Ave S Cottage Grove, MN	1.0–3.0	1.0–2.0	1001	$2,209	$2.21	0d	15	1.20mi
7604 79th St S Cottage Grove, MN	2.0	2.0	1222	$1,995	$1.63	45d	1	1.30mi
6884 Jody Ave S Cottage Grove, MN	3.0	3.0	1696	$2,500	$1.47	19d	1	1.36mi
7550 80th St S Cottage Grove, MN	3.0	1.0–2.0	993	$2,700	$2.72	0d	11	1.40mi

Listing history 5 events

1. 2026-06-15
   days on market $275,000 Active 3 DOM
2. 2026-06-13
   statusdays on market $275,000 Active 1 DOM
3. 2026-06-13
   days on market $275,000 Coming Soon 4 DOM
4. 2026-06-08
   remarks 699-char remark
5. 2026-06-08
   listed $275,000 Coming Soon 1 DOM

ⓘ 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: $3,698 · $308/mo
• Projected year-2 tax: $3,698 · $308/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 ≥98°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: $28,407
• − Mortgage interest: −$15,404
• − Property taxes: −$3,698
• − Insurance: −$1,375
• − Repairs & maintenance: −$2,273
• − Management: −$2,273
• − Depreciation: −$8,000
• Taxable loss: −$4,615
• Est. tax savings @ 24.0%: +$1,108
• After-tax cash flow: $1,171/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: South Washington County School District
• NCES district ID: 2733810
• Math proficiency: 52% ▼ -13.00%
• Reading proficiency: 61% ▼ -7.00%
• Median HH income: $88,285
• Composite: 51.8/100
• National rank: #1670
• State rank: #40 of 301 in MN

Livability — Cottage Grove

• Score: 77/100
• State rank: #132
• US rank: #2948

Category grades

Amenities F Commute F Cost of living C- Crime A+ Employment A+ Housing A+ Health & safety C User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Cottage Grove, MN
• County: Washington County · 235,613 people
• City population: 40,695
• Metro: Minneapolis-St. Paul-Bloomington, MN-WI
• Population (ZIP): 40,695
• Household income: $120,715
• Rent vs Own: 11.8% rent · 88.2% own
• Severe rent burden: 323.0

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 (76%)
• Race & ethnicity: White 76% Two or more races 8% Hispanic / Latino 7% Asian 7% Black 5%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Portuguese 10% Lithuanian 4% Romanian 3%
• Foreign-born: 8% · Canada, Vietnam
• Languages at home: 87% English-only · Other Asian/Pacific 5% Spanish 4% Other Indo-European 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: ▼ -258.55%
• Current HPI: 241.1084
• Rent YoY: ▲ 3.78%
• 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

+253.0% since first listed

2 events — show timeline

• 2026-06-08 Coming Soon $275,000 NORTHSTARMLS as Distributed by MLS Grid
• 1986-04-01 Sold (Public Records) $77,900 Public Records

Property tax history

+4.0%/yr

Latest (2025): $3,698 · -2.8% YoY. Source: county tax records.