5905 Country Club Rd · Shorewood, MN 55331

$489,900

3 bd · 2.5 ba · 2,319 sqft · SingleFamily public records · 10 Days on market

Built 1976 0.93 ac 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 +11.7/30.0
• ARV discount +7.5/15.0
• Schools +6.6/10.0
• Rent growth +5.0/5.0
• DSCR +3.4/10.0
• Livability +3.4/5.0
• 1% rule +3.0/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Opportunity Knocks in Excelsior! Set on a rare and private 0.93-acre lot in one of the area's most sought-after locations, this one-owner custom home offers the perfect combination of location, lot size, and upside potential. Whether you're a buyer looking to renovate and build equity, or a builder seeking an exceptional homesite, the possibilities here are endless. Featuring approximately 2,400 finished square feet, this home offers 3 main-level bedrooms, including a primary suite with a private ¾ bath, hardwood floors, an oversized heated garage, solid mechanicals, and the kind of "good bones" that are increasingly hard to find. Move in and update over time, undertake a

Key facts

• Nearby parks
• New roof
• 0.93-acre lot

Tags

• 0.93-ACRE LOT
• PRIVATE SIDE STREET
• PEACEFUL BACKYARD SETTING
• NEARBY PARKS
• EASY ACCESS TO LAKE MINNETONKA
• NEW ROOF

Property features AI

Finance

• Financial info: Property sold free and clear

Exterior

• Parking: Attached tuck-under heated garage with garage door opener and floor drain; 2 garage spaces; Asphalt driveway
• Utilities: Private well water source; City sewer connection; 150 amp electric service; Natural gas
• Home design: Residential split entry (bi-level) design; Main level primary bedroom
• Construction: Block and concrete construction materials; Block foundation; Asphalt pitched roof (age 8 years or less)
• Exterior features: Deck; Storage shed; Corner lot with medium tree coverage; Paved city streets and public road maintenance

Interior

• Kitchen: Cooktop; Dishwasher; Refrigerator; Kitchen window
• Bedrooms: 3 bedrooms (primary suite on main level); Bedroom dimensions include 11x10 and 10x9
• Flooring: Hardwood floors
• Bathrooms: One full bath; One three-quarter bath; One quarter bath
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Finished full basement with daylight/lookout windows, egress window(s), sump pump and drain tile; Walkout basement with storage space and workshop; Wood-burning fireplace in the family room; Natural woodwork; Walk-in closet; Eat-in kitchen / informal dining area
• Laundry & utility: Lower level laundry room with washer and dryer hookups; Gas dryer hookup; Washer/dryer hookup noted; Gas water heater; Water softener (owned)

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $490k.

Deal economics

• At list price, monthly cash flow is $-145 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $464k (5.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $392k (20.0% below list).
• Recommended offer: $392k (20.0% below list) — sets the bar for 1% rule.
• Cap rate 5.9% vs local median 0.8% in Shorewood — 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 67/100 on livability (#464 in MN) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, commute F, cost of living F.
• Minnetonka Public School District (suburban): math 68% / reading 74% proficiency, ranked #6 of 301 in MN (top 2%) — strong family-tenant draw, lease renewals of 3-5y typical; only 5% free/reduced lunch — higher-income household profile.
• Zoned schools: Minnewashta Elementary (math 69% / reading 71%, grade A-, #71 of 857 statewide, top 8%, 904 students, 5% FRL); Minnetonka West Middle (math 59% / reading 75%, grade A-, #11 of 258 statewide, top 5%, 1,274 students, 9% FRL); Minnetonka Senior High (math 68% / reading 80%, grade B+, #10 of 471 statewide, top 2%, 3,508 students, 11% FRL) — zoned schools at 9% FRL track the district average.
• Market conditions: Rents rising fast (+11.1%/yr); 244 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 12d on market — plan ~1-2 weeks tenant-placement turnaround); high-income renter base; 4,651 units permitted in Hennepin County in 2024 (2,443 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 $15k of value loss. Plan a longer hold.
• Hennepin County population projected at +30% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $391,962 (20.0% 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. Built in 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.80% ✗
• Cap rate: 5.94%
• Cash-on-cash: -1.27%
• DSCR: 0.94
• GRM: 10.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -13.2%
• Equity multiple: 0.50×
• Total profit: $-67,954
• Equity at exit: $73,046

10-year hold

• IRR: 2.0%
• Equity multiple: 1.17×
• Total profit: $23,072
• Equity at exit: $42,358

Cash invested: $137,172 (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 55331

• Rents YoY: 11.1%
• Active inventory: 244
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $3,920 medium
• Mortgage (P&I): −$2,569
• Tax from tax record: −$469 /mo · $5,623/yr
• Insurance: −$204
• HOA: −$0
• Vacancy / Maint / Mgmt: −$823
• Net cashflow: $-145

Break-even live

Break-even rent $4,104

Max offer price $464,233

Occupancy floor 99%

Sensitivity live

Price	-10% $132	-5% $-7	+0% $-145	+5% $-284	+10% $-423
Rent	-10% $-455	-5% $-300	+0% $-145	+5% $10	+10% $164
Rate	-1.0pp $101	-0.5pp $-21	base $-145	+0.5pp $-272	+1.0pp $-401

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: $122,475
• Closing costs: $14,697
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2740 Orchard Ln Excelsior, MN	2.0	1.5	2000	$2,495	$1.25	12d	1	0.46mi
175 3rd St Excelsior, MN	4.0	4.0	2563	$4,500	$1.76	45d	1	1.00mi
1 West Dr Excelsior, MN	3.0	3.0	1938	$9,375	$4.84	0d	1	1.12mi

Listing history 8 events

1. 2026-06-16
   status $489,900 Pending 10 DOM
2. 2026-06-15
   days on market $489,900 Active 10 DOM
3. 2026-06-13
   days on market $489,900 Active 8 DOM
4. 2026-06-13
   days on market $489,900 Active 7 DOM
5. 2026-06-09
   days on market $489,900 Active 4 DOM
6. 2026-06-08
   days on market $489,900 Active 3 DOM
7. 2026-06-07
   remarks 682-char remark
8. 2026-06-07
   listed $489,900 Active 2 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: $5,623 · $469/mo
• Projected year-2 tax: $5,623 · $469/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 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $47,035
• − Mortgage interest: −$27,442
• − Property taxes: −$5,623
• − Insurance: −$2,450
• − Repairs & maintenance: −$3,763
• − Management: −$3,763
• − Depreciation: −$14,252
• Taxable loss: −$10,256
• Est. tax savings @ 24.0%: +$2,462
• After-tax cash flow: $718/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: Minnetonka Public School District
• NCES district ID: 2711670
• Math proficiency: 68% ▼ -11.00%
• Reading proficiency: 74% ▼ -8.00%
• Median HH income: $106,869
• Composite: 65.62/100
• National rank: #464
• State rank: #6 of 301 in MN

Livability — Shorewood

• Score: 67/100
• State rank: #464
• US rank: #11022

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Shorewood, MN
• County: Hennepin County · 1,150,272 people
• City population: 19,805
• Metro: Minneapolis-St. Paul-Bloomington, MN-WI
• Population (ZIP): 19,805
• Household income: $159,450
• Rent vs Own: 13.9% rent · 86.1% own
• Severe rent burden: 241.0

Population outlook (Hennepin County) Hauer SSP2

• Today (2025): 1,405,227 people
• By 2030: 1,492,650 · +6.2%
• By 2040: 1,660,157 · +18.1%
• By 2050: 1,823,498 · +29.8%
• By 2075: 2,221,283 · +58.1%
• By 2100: 2,509,976 · +78.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Two or more races 5% Hispanic / Latino 3% Asian 1%
• Common ancestry: Portuguese 12% Lithuanian 4% Romanian 4%
• Foreign-born: 5% · Canada, China
• Languages at home: 93% English-only · Spanish 2% Other Indo-European 1% Russian/Polish/Slavic 1%

Political lean MEDSL · Hennepin

• 2024 margin: Solid D (+42.6) · D 70.2% · R 27.5% · Other 2.3%
• 2008→2024 swing: +14.0pp toward D · 2008: 28.6pp · 2024: 42.6pp
• All cycles: 2024: D+42.6 2020: D+43.2 2016: D+35.3 2012: D+27.1 2008: D+28.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -543.75%
• Current HPI: 240.3931
• Rent YoY: ▲ 11.14%
• 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

1 event — show timeline

• 2026-06-05 Listed $489,900 NORTHSTARMLS as Distributed by MLS Grid

Property tax history

+3.5%/yr

Latest (2025): $5,623 · +1.9% YoY. Source: county tax records.