1401 Mcintosh Cir · Shakopee, MN 55379

$299,900

4 bd · 2.0 ba · 1,638 sqft · MultiFamily public records · 1 Days on market

Built 1998 8,712 sqft lot $155/mo HOA · 9% 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 +26.2/30.0
• DSCR +8.9/10.0
• ARV discount +7.5/15.0
• 1% rule +7.0/10.0
• Schools +4.5/10.0
• Livability +4.5/5.0
• Rent growth +3.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

FENCED CORNER LOT. PATIO. 2FULL BATHS. COVERED ENTRY. 2 CAR GARAGE.

Key facts

• Backyard patio
• Brick fire pit
• Updated kitchen

Tags

• UPDATED KITCHEN
• STAINLESS STEEL APPLIANCES
• LUXURY VINYL PLANK FLOORING
• BACKYARD PATIO
• BRICK FIRE PIT
• FULLY FENCED YARD

Property features AI

Finance

• Financial info: Conventional financing type indicated
• HOA & community: Orchard Park HOA with a $155 monthly fee (includes hazard insurance)

Exterior

• Parking: Attached 2-car garage
• Utilities: City water connected; City sewer connected; Natural gas fuel; Electric service with circuit breakers
• Home design: Residential attached property; One level (main living on one level with lower level/basement); Facing direction not specified
• Construction: Frame construction; Asphalt roof (age 8 years or less); Block foundation (foundation area ~938)
• Exterior features: Patio; Vinyl siding; Chain link fencing; Lot roughly 105 x 55 with city street frontage

Interior

• Kitchen: Refrigerator; Range; Dishwasher; Stainless steel appliances
• Bedrooms: 4 bedrooms (mix of upper and lower levels)
• Bathrooms: 2 full bathrooms (one on main floor, one in finished basement)
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Finished full basement; Eat-in kitchen; Electric free-standing fireplace; Water softener (owned)
• Laundry & utility: Laundry on lower level; Gas water heater; Washer and dryer included

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath multifamily listed at $300k.

Deal economics

• At list price, monthly cash flow is $768 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $300k).
• Cap rate 9.4% vs local median 3.3% in Shakopee — 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 90/100 on livability (#3 in MN, #102 nationally) — a professional / high-income tenant draw. Strengths: commute A+, employment A+, housing A+.
• Shakopee Public School District (suburban): math 42% / reading 56% proficiency, ranked #95 of 301 in MN (top 32%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Jackson Elementary (math 67% / reading 58%, grade B, #173 of 857 statewide, top 21%, 749 students, 36% FRL); Shakopee West Middle School (math 26% / reading 52%, grade F, #154 of 258 statewide, top 60%, 895 students, 43% FRL); Shakopee High School (math 47% / reading 60%, grade C-, #104 of 471 statewide, top 22%, 2,770 students, 38% FRL).
• Market conditions: Rents rising fast (+4.0%/yr); 464 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 699 units permitted in Scott County in 2024 (84 in 5+ unit buildings).
• This rent runs 41% of the median local income ($106k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k of value loss. Plan a longer hold.
• Scott County population projected at +31% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 4.0% rent growth), your $84k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 21y ago; this cycle's ask is 143% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $124k; list at $300k implies a 143% gain — meaningful room to come down on a strong offer.

Recommended offer $299,900

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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.20% ✓
• Cap rate: 9.37%
• Cash-on-cash: 10.97%
• DSCR: 1.49
• GRM: 6.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 4.05% rent growth · sell at horizon

5-year hold

• IRR: 1.3%
• Equity multiple: 1.05×
• Total profit: $4,224
• Equity at exit: $44,716

10-year hold

• IRR: 12.0%
• Equity multiple: 1.99×
• Total profit: $83,066
• Equity at exit: $25,930

Cash invested: $83,972 (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 55379

• Rents YoY: 4.0%
• Active inventory: 464
• Price-to-rent: 13.8×

Monthly cashflow live

• Estimated rent: $3,612 high
• Mortgage (P&I): −$1,573
• Tax from tax record: −$233 /mo · $2,796/yr
• Insurance: −$125
• HOA: −$155
• Vacancy / Maint / Mgmt: −$759
• Net cashflow: $768

Break-even live

Break-even rent $2,640

Max offer price $299,900

Occupancy floor 74%

Sensitivity live

Price	-10% $938	-5% $853	+0% $768	+5% $683	+10% $598
Rent	-10% $482	-5% $625	+0% $768	+5% $910	+10% $1,053
Rate	-1.0pp $919	-0.5pp $844	base $768	+0.5pp $690	+1.0pp $611

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$3,612
Total (2 units)			$3,612

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: $74,975
• Closing costs: $8,997
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1525 McIntosh Cir Shakopee, MN	4.0	2.0	1600	$2,400	$1.50	45d	1	0.14mi
1600 Windermere Way Shakopee, MN	3.0	1.0–2.0	895	$2,700	$3.02	0d	26	0.57mi
329 Alexander Ct Shakopee, MN	4.0	2.0	1916	$2,699	$1.41	26d	1	0.59mi
1620 Lusitano St Shakopee, MN	3.0	1.0–2.0	1079	$2,791	$2.59	0d	16	0.60mi
1301 Polk St S Shakopee, MN	4.0	2.0	2108	$2,400	$1.14	22d	1	0.92mi
1047 Tyler St S Shakopee, MN	4.0	2.0	2002	$2,375	$1.19	14d	1	1.03mi
817 Jack Russell Ave Shakopee, MN	4.0	2.0	1768	$2,875	$1.63	26d	1	1.04mi
1220 Taylor St Shakopee, MN	3.0	2.5	1700	$3,050	$1.79	0d	5	1.07mi

HOA detail

• Monthly dues: $155 · $1,860/yr

Listing history 2 events

1. 2026-06-22
   remarks 687-char remark
2. 2026-06-22
   listed $299,900 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: $2,796 · $233/mo
• Projected year-2 tax: $3,077 · $256/mo
• Expected delta: +$281/yr (+$23/mo · 10.1%)

ⓘ 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 ≥99°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: $43,344
• − Mortgage interest: −$16,799
• − Property taxes: −$2,796
• − Insurance: −$1,500
• − Repairs & maintenance: −$3,468
• − Management: −$3,468
• − HOA: −$1,860
• − Depreciation: −$8,724
• Taxable income: $4,730
• Est. tax owed @ 24.0%: −$1,135
• After-tax cash flow: $8,079/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: Shakopee Public School District
• NCES district ID: 2733000
• Math proficiency: 42% ▼ -17.00%
• Reading proficiency: 56% ▼ -6.00%
• Median HH income: $79,637
• Composite: 44.73/100
• National rank: #2751
• State rank: #95 of 301 in MN

Livability — Shakopee

• Score: 90/100
• State rank: #3
• US rank: #102

Category grades

Amenities A Commute A+ Cost of living C 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: Shakopee, MN
• County: Scott County · 116,975 people
• City population: 50,041
• Metro: Minneapolis-St. Paul-Bloomington, MN-WI
• Population (ZIP): 50,041
• Household income: $106,312
• Rent vs Own: 25.3% rent · 74.7% own
• Severe rent burden: 1009.0

Population outlook (Scott County) Hauer SSP2

• Today (2025): 165,899 people
• By 2030: 177,290 · +6.9%
• By 2040: 199,019 · +20.0%
• By 2050: 216,883 · +30.7%
• By 2075: 256,099 · +54.4%
• By 2100: 276,434 · +66.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: White 64% Hispanic / Latino 11% Asian 10% Two or more races 9% Black 7% Native American 1%
• Hispanic origin (detail): Mexican 7% Puerto Rican 1%
• Common ancestry: Portuguese 9% Romanian 3% Lithuanian 2%
• Foreign-born: 16% · Canada, Vietnam, China
• Languages at home: 77% English-only · Spanish 8% Other Asian/Pacific 5% Russian/Polish/Slavic 3%

Political lean MEDSL · Scott

• 2024 margin: Lean R (+8.5) · D 44.8% · R 53.3% · Other 1.9%
• 2008→2024 swing: +2.7pp toward D · 2008: -11.2pp · 2024: -8.5pp
• All cycles: 2024: R+8.5 2020: R+6.6 2016: R+15.4 2012: R+14.8 2008: R+11.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -253.64%
• Current HPI: 218.9993
• Rent YoY: ▲ 4.05%
• 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

+182.9% since first listed

11 events — show timeline

• 2026-06-21 Coming Soon $299,900 NORTHSTARMLS as Distributed by MLS Grid
• 2011-08-19 Sold (MLS) $123,500 NORTHSTARMLS as Distributed by MLS Grid
• 2011-07-13 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2011-07-05 Listed $123,500 NORTHSTARMLS as Distributed by MLS Grid
• 2006-02-06 Sold (Public Records) $210,000 Public Records
• 2006-01-31 Sold (MLS) $210,000 NORTHSTARMLS as Distributed by MLS Grid
• 2005-12-09 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2005-08-08 Listed $214,900 NORTHSTARMLS as Distributed by MLS Grid
• 2005-08-01 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2005-07-25 Listed $239,900 NORTHSTARMLS as Distributed by MLS Grid
• 1998-08-11 Sold (Public Records) $106,000 Public Records

Property tax history

+3.8%/yr

Latest (2026): $2,796 · +6.5% YoY. Source: county tax records.