1031 Eastview Cir · Shakopee, MN 55379

$309,900

3 bd · 2.0 ba · 1,328 sqft · MultiFamily public records · 5 Days on market

Built 1984 6,098 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 +27.1/30.0
• DSCR +9.4/10.0
• ARV discount +7.5/15.0
• 1% rule +6.5/10.0
• 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

Wonderful 3 bedroom 2 bath Twin Home on fenced yard, 2 car garage, walkout basement, newer furnace & AC, brand new roof, deck, patio, all appliances included. Nice roomy layout and great place to call home. Ready to move right in and enjoy!!

Key facts

• 6,098 sq ft lot
• 2 garage spots
• Built 1984

Property features AI

Exterior

• Parking: Attached garage with garage door opener; 2-car garage (20 x 20, 7' high door, 16' wide door)
• Utilities: City water (connected); City sewer (connected); Natural gas; Electric service with circuit breakers (100 amp service)
• Home design: Residential attached property; One story; Entry level main floor; Asphalt roof
• Construction: Frame construction; Block foundation; Built on a foundation area of 808
• Exterior features: Deck; Patio; Wood fencing; Light tree coverage

Interior

• Kitchen: Range; Refrigerator; Dishwasher; Disposal
• Bedrooms: 3 bedrooms (primary and an additional bedroom on the main level; one bedroom on the lower level)
• Bathrooms: Main floor full bathroom; Basement 3/4 bathroom; Walk-through bathroom layout
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Finished full basement with walkout, block foundation, drain tiled and sump pump; Kitchen window; Water softener (owned); Open family/dining configuration (kitchen/dining room)
• Laundry & utility: Washer included; Laundry located in the basement; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath multifamily listed at $310k.

Deal economics

• At list price, monthly cash flow is $880 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $310k).
• Cap rate 9.7% 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.
• Market conditions: Rents rising fast (+4.0%/yr); 461 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 699 units permitted in Scott County in 2024 (84 in 5+ unit buildings).
• This rent runs 40% 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 $87k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 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 $309,900

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.15% ✓
• Cap rate: 9.70%
• Cash-on-cash: 12.17%
• DSCR: 1.54
• GRM: 7.3

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: 2.8%
• Equity multiple: 1.11×
• Total profit: $9,542
• Equity at exit: $46,207

10-year hold

• IRR: 13.3%
• Equity multiple: 2.11×
• Total profit: $96,093
• Equity at exit: $26,794

Cash invested: $86,772 (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: 461
• Price-to-rent: 14.5×

Monthly cashflow live

• Estimated rent: $3,561 high
• Mortgage (P&I): −$1,625
• Tax from tax record: −$179 /mo · $2,150/yr
• Insurance: −$129
• HOA: −$0
• Vacancy / Maint / Mgmt: −$748
• Net cashflow: $880

Break-even live

Break-even rent $2,447

Max offer price $309,900

Occupancy floor 70%

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

Units	Beds	Baths	Est. rent
▸ 2× units	3	2	$3,560
Total (2 units)			$3,561

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: $77,475
• Closing costs: $9,297
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1324 Eagle Creek Blvd Shakopee, MN	1.0–3.0	1.0	1050	$2,035	$1.94	2d	8	0.22mi
700 Roundhouse St Shakopee, MN	1.0–2.0	1.0	843	$1,600	$1.90	44d	2	0.25mi
1224 Shakopee Ave E Shakopee, MN	1.0–2.0	1.0–2.0	884	$1,885	$2.13	5d	4	0.28mi
609 Market St S Unit 5 Shakopee, MN	2.0	1.0	900	$1,500	$1.67	12d	1	0.29mi
609 Market St S Unit 5 Shakopee, MN	2.0	1.0	900	$1,500	$1.67	5d	1	0.29mi
1427 Shakopee Ave E Apt 2 Shakopee, MN	2.0	1.0	950	$1,400	$1.47	44d	1	0.32mi
914 Sommerville St S Shakopee, MN	2.0	1.5	1102	$1,795	$1.63	24d	1	0.59mi
129 Holmes St S Shakopee, MN	2.0	1.0–2.0	765	$2,117	$2.77	2d	11	0.82mi
935 Alysheba Rd Shakopee, MN	1.0–3.0	1.0–2.0	980	$2,473	$2.52	2d	17	0.93mi
1595 Sarazin St Shakopee, MN	2.0	2.0	957	$1,405	$1.47	24d	1	1.29mi
1198 Highpoint Curv Shakopee, MN	2.0	2.0	1391	$2,195	$1.58	3d	1	1.42mi
817 Jack Russell Ave Shakopee, MN	4.0	2.0	1768	$2,875	$1.63	24d	1	1.48mi

Listing history 9 events

1. 2026-05-14
   status Pending 255-char remark
2. 2026-05-06
   listed $309,900 Active 255-char remark
3. 2025-04-16
   soldstatus $289,900
4. 2025-04-15
   soldstatus $289,900 Sold 247-char remark

   Show marketing remark (247 chars)

   Wonderful 3 bedroom 2 bath Twin Home on fenced yard, 2 car garage, walkout basement, newer furnace & AC, brand new roof, deck, patio, all appliances included. Nice roomy layout and great place to call home. Ready to move right in and enjoy!!

5. 2025-03-29
   status Pending 247-char remark

   Show marketing remark (247 chars)

   Wonderful 3 bedroom 2 bath Twin Home on fenced yard, 2 car garage, walkout basement, newer furnace & AC, brand new roof, deck, patio, all appliances included. Nice roomy layout and great place to call home. Ready to move right in and enjoy!!

6. 2025-03-13
   listed $289,900 Active 247-char remark

   Show marketing remark (247 chars)

   Wonderful 3 bedroom 2 bath Twin Home on fenced yard, 2 car garage, walkout basement, newer furnace & AC, brand new roof, deck, patio, all appliances included. Nice roomy layout and great place to call home. Ready to move right in and enjoy!!

7. 1996-10-16
   soldstatus $75,000
8. 1994-12-15
   soldstatus $67,500
9. 1991-05-30
   soldstatus $63,000

ⓘ 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: $2,150 · $179/mo
• Projected year-2 tax: $2,810 · $234/mo
• Expected delta: +$660/yr (+$55/mo · 30.7%)

ⓘ 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: $42,732
• − Mortgage interest: −$17,359
• − Property taxes: −$2,150
• − Insurance: −$1,550
• − Repairs & maintenance: −$3,419
• − Management: −$3,419
• − Depreciation: −$9,015
• Taxable income: $5,821
• Est. tax owed @ 24.0%: −$1,397
• After-tax cash flow: $9,160/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

+400.0% since first listed

10 events — show timeline

• 2026-06-12 Sold (MLS) $315,000 NORTHSTARMLS as Distributed by MLS Grid
• 2026-05-14 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2026-05-06 Listed $309,900 NORTHSTARMLS as Distributed by MLS Grid
• 2025-04-16 Sold (Public Records) $289,900 Public Records
• 2025-04-15 Sold (MLS) $289,900 NORTHSTARMLS as Distributed by MLS Grid
• 2025-03-29 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2025-03-13 Listed $289,900 NORTHSTARMLS as Distributed by MLS Grid
• 1996-10-16 Sold (Public Records) $75,000 Public Records
• 1994-12-15 Sold (Public Records) $67,500 Public Records
• 1991-05-30 Sold (Public Records) $63,000 Public Records

Property tax history

+3.2%/yr

Latest (2026): $2,150 · +6.1% YoY. Source: county tax records.