1916 Highview Ter · Shakopee, MN 55379

$364,990

4 bd · 2.0 ba · 1,776 sqft · SingleFamily public records · 119 Days on market

Built 2024 4,791 sqft lot $206/sqft · 24% below area Est $449k · 19% under $332/mo HOA · 13% of rent ↓ 5% since listing

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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).

• ARV discount +15.0/15.0
• Cash flow +7.1/30.0
• Schools +4.5/10.0
• Livability +4.5/5.0
• Rent growth +3.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.1/10.0
• DSCR +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks

This is a model home, not for sale at this time. The Duet is a cozy 4 bedroom twin home offering hard flooring throughout the main level, a kitchen with cabinet pantry, quartz countertops and stainless appliances, and a spacious living room. Upstairs the laundry room is located conveniently by the bedrooms, and the bedroom suite feels luxurious with a private bath and walk-in closet. Unbeatable location just 1.0 mile from Route 169 in the highly rated Shakopee Public School District.

Key facts

• Quartz countertops
• Laundry room
• Private bath

Tags

• KITCHEN WITH CABINET PANTRY
• QUARTZ COUNTERTOPS
• STAINLESS APPLIANCES
• SPACIOUS LIVING ROOM
• LAUNDRY ROOM
• PRIVATE BATH

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $365k.

Deal economics

• At list price, monthly cash flow is $-526 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $272k (25.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $261k (28.6% below list).
• Recommended offer: $261k (28.6% below list) — sets the bar for 1% rule.
• Cap rate 4.6% 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: Sweeney Elementary (math 42% / reading 56%, grade D, #475 of 857 statewide, top 56%, 630 students, 46% 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) — zoned schools average 42% FRL vs 26% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+4.0%/yr); 464 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 0d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $11k 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.

Negotiation context

• It's been on market 119 days — a 9% lower offer ($332k) is reasonable based on typical stale-listing flexibility.

Recommended offer $260,712 (28.6% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 119 days. Have you received any prior offers? Is the seller open to a 29% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.71% ✗
• Cap rate: 4.56%
• Cash-on-cash: -6.18%
• DSCR: 0.73
• GRM: 11.7

CMA / ARV

• ARV (median comp): $449,271
• List price: $364,990
• Delta: -18.76%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2092 Aloha Ave	0.50mi	3/3.0 (-1)	1,842 (+4%)	13mo	$442,320	$240	51
1672 Denali Dr	0.39mi	4/3.0	2,000 (+13%)	10mo	$487,990	$244	48

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: -25.7%
• Equity multiple: 0.12×
• Total profit: $-89,805
• Equity at exit: $54,421

10-year hold

• IRR: -19.1%
• Equity multiple: -0.07×
• Total profit: $-109,381
• Equity at exit: $31,558

Cash invested: $102,197 (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: 11.7×

Monthly cashflow live

• Estimated rent: $2,607 medium
• Mortgage (P&I): −$1,914
• Tax from tax record: −$188 /mo · $2,254/yr
• Insurance: −$152
• HOA: −$332
• Vacancy / Maint / Mgmt: −$547
• Net cashflow: $-526

Break-even live

Break-even rent $3,273

Max offer price $272,011

Occupancy floor —

Sensitivity live

Price	-10% $-320	-5% $-423	+0% $-526	+5% $-630	+10% $-733
Rent	-10% $-732	-5% $-629	+0% $-526	+5% $-423	+10% $-320
Rate	-1.0pp $-343	-0.5pp $-434	base $-526	+0.5pp $-621	+1.0pp $-717

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: $91,248
• Closing costs: $10,950
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1620 Lusitano St Shakopee, MN	3.0	1.0–2.0	1079	$2,791	$2.59	0d	16	1.02mi
1600 Windermere Way Shakopee, MN	3.0	1.0–2.0	895	$2,700	$3.02	0d	26	1.13mi
1301 Polk St S Shakopee, MN	4.0	2.0	2108	$2,400	$1.14	22d	1	1.40mi

HOA detail

• Monthly dues: $332 · $3,984/yr

Listing history 29 events

1. 2026-06-21
   days on market $364,990 Active 119 DOM
2. 2026-06-18
   days on market $364,990 Active 116 DOM
3. 2026-06-17
   days on market $364,990 Active 115 DOM
4. 2026-06-16
   days on market $364,990 Active 114 DOM
5. 2026-06-15
   days on market $364,990 Active 113 DOM
6. 2026-06-13
   days on market $364,990 Active 111 DOM
7. 2026-06-13
   days on market $364,990 Active 110 DOM
8. 2026-06-09
   days on market $364,990 Active 107 DOM
9. 2026-06-08
   days on market $364,990 Active 106 DOM
10. 2026-06-07
    days on market $364,990 Active 105 DOM
11. 2026-06-04
    days on market $364,990 Active 102 DOM
12. 2026-06-03
    days on market $364,990 Active 101 DOM
13. 2026-06-02
    days on market $364,990 Active 100 DOM
14. 2026-06-01
    days on market $364,990 Active 99 DOM
15. 2026-05-31
    days on market $364,990 Active 98 DOM
16. 2026-04-13
    price $364,990
17. 2026-03-30
    price $362,990
18. 2026-01-28
    historical
19. 2026-01-05
    price $359,990
20. 2025-06-16
    price $406,700
21. 2025-02-03
    price $405,200
22. 2025-01-02
    price $399,200
23. 2024-12-30
    price $394,200
24. 2024-11-13
    price $391,200
25. 2024-10-05
    price $389,200
26. 2024-07-29
    price $387,200
27. 2024-06-14
    price $385,200
28. 2024-03-23
    price $382,990
29. 2024-03-02
    listed $383,990 Active

ⓘ 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: $2,254 · $188/mo
• Projected year-2 tax: $3,171 · $264/mo
• Expected delta: +$917/yr (+$76/mo · 40.7%)

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

Taxation est. · year 1

• Rental income: $31,285
• − Mortgage interest: −$20,445
• − Property taxes: −$2,254
• − Insurance: −$1,825
• − Repairs & maintenance: −$2,503
• − Management: −$2,503
• − HOA: −$3,984
• − Depreciation: −$10,618
• Taxable loss: −$12,846
• Est. tax savings @ 24.0%: +$3,083
• After-tax cash flow: $-3,233/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

• 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

-4.9% since first listed

14 events — show timeline

• 2026-04-13 Price Changed $364,990 NORTHSTARMLS as Distributed by MLS Grid
• 2026-03-30 Price Changed $362,990 NORTHSTARMLS as Distributed by MLS Grid
• 2026-01-28 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2026-01-05 Price Changed $359,990 NORTHSTARMLS as Distributed by MLS Grid
• 2025-06-16 Price Changed $406,700 NORTHSTARMLS as Distributed by MLS Grid
• 2025-02-03 Price Changed $405,200 NORTHSTARMLS as Distributed by MLS Grid
• 2025-01-02 Price Changed $399,200 NORTHSTARMLS as Distributed by MLS Grid
• 2024-12-30 Price Changed $394,200 NORTHSTARMLS as Distributed by MLS Grid
• 2024-11-13 Price Changed $391,200 NORTHSTARMLS as Distributed by MLS Grid
• 2024-10-05 Price Changed $389,200 NORTHSTARMLS as Distributed by MLS Grid
• 2024-07-29 Price Changed $387,200 NORTHSTARMLS as Distributed by MLS Grid
• 2024-06-14 Price Changed $385,200 NORTHSTARMLS as Distributed by MLS Grid
• 2024-03-23 Price Changed $382,990 NORTHSTARMLS as Distributed by MLS Grid
• 2024-03-02 Listed $383,990 NORTHSTARMLS as Distributed by MLS Grid

Property tax history

+3030.6%/yr

Latest (2025): $2,254 · +3030.6% YoY. Source: county tax records.