6222 Maclynn Ave NE · Otsego, MN 55301

$249,900

2 bd · 1.0 ba · 1,461 sqft · SingleFamily public records · 21 Days on market

Built 2005 1,001 sqft lot $171/sqft · 22% below area Est $323k · 23% under $315/mo HOA · 13% of rent

---

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 +12.0/30.0
• Schools +5.2/10.0
• 1% rule +4.4/10.0
• DSCR +3.6/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Extremely well maintained home! Remodeled in the past few years with new kitchen cabinets, flooring and paint. Home features open concept floorplan, gas fireplace, enormous master suite, large upper level bathroom with separate whirlpool tub and shower, upper level laundry. Hurry! This one won't last long!

Key facts

• $315 HOA
• 2 garage spots
• Built 2005

Property features AI

Finance

• HOA & community: Has HOA (New Concepts); Monthly association fee; Association amenities include in-ground sprinkler system; HOA covers hazard insurance, lawn care, grounds maintenance, professional management, sewer, snow removal and water

Exterior

• Parking: Attached 2-car garage with garage door opener (21 x 21)
• Utilities: City water; City sewer; Natural gas; Electric service with circuit breakers
• Home design: Attached residential property; Two levels; Entry level main floor
• Construction: Asphalt roof (age 8 years or less); Slab foundation
• Exterior features: Vinyl exterior; Patio; In-ground sprinkler system; Light tree coverage

Interior

• Kitchen: Dishwasher; Range; Microwave; Refrigerator
• Bedrooms: 2 bedrooms (primary and one additional bedroom on the upper level)
• Bathrooms: One full bathroom on the upper level; Half bathroom on the main floor; Primary bathroom features a walk-through layout
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Gas fireplace in the living room; Informal dining area; Primary bedroom with walk-in closet; Second-floor laundry
• Laundry & utility: Washer and dryer included; Washer/Dryer hookup; Laundry located on the upper level

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $-58 ($-692/yr) — negative.
• To cash-flow at today's rent, offer at most $240k (4.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $236k (5.5% below list).
• Recommended offer: $236k (5.5% below list) — sets the bar for 1% rule.
• Cap rate 6.0% vs local median 4.0% in Otsego — 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 69/100 on livability (#367 in MN) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, crime A-; Watch: cost of living C-, amenities F, commute F.
• Independent School District 728 (suburban): math 56% / reading 60% proficiency, ranked #37 of 301 in MN (top 12%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 14% free/reduced lunch — higher-income household profile.
• Market conditions: 141 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 2d on market — plan ~1-2 weeks tenant-placement turnaround); high-income renter base; 1,260 units permitted in Wright County in 2024 (180 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 $7k of value loss. Plan a longer hold.
• Wright County population projected at +9% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($246k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 9y ago 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.
• Current owner paid $205k; 22% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $236,108 (5.5% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.94% ✗
• Cap rate: 6.02%
• Cash-on-cash: -0.99%
• DSCR: 0.96
• GRM: 8.8

CMA / ARV

• ARV (median comp): $322,747
• List price: $249,900
• Delta: -22.57%
• Verdict: UNDERPRICED
• Comps: 2 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -17.8%
• Equity multiple: 0.37×
• Total profit: $-44,014
• Equity at exit: $37,261

10-year hold

• IRR: -9.9%
• Equity multiple: 0.39×
• Total profit: $-42,425
• Equity at exit: $21,607

Cash invested: $69,972 (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 55301

• Home prices YoY: -14.2%
• Active inventory: 141
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $2,361 medium
• Mortgage (P&I): −$1,311
• Tax from tax record: −$193 /mo · $2,320/yr
• Insurance: −$104
• HOA: −$315
• Vacancy / Maint / Mgmt: −$496
• Net cashflow: $-58

Break-even live

Break-even rent $2,434

Max offer price $239,706

Occupancy floor 97%

Sensitivity live

Price	-10% $84	-5% $13	+0% $-58	+5% $-128	+10% $-199
Rent	-10% $-244	-5% $-151	+0% $-58	+5% $36	+10% $129
Rate	-1.0pp $68	-0.5pp $6	base $-58	+0.5pp $-122	+1.0pp $-188

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: $62,475
• Closing costs: $7,497
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5518 Lachman Ave NE Albertville, MN	2.0	2.0	1532	$2,300	$1.50	5d	1	1.08mi
5055 Lander Ave NE Albertville, MN	2.0–5.0	2.0–3.5	2067	$2,862	$1.38	2d	7	1.34mi
10740 County Road 37 NE Albertville, MN	2.0–3.0	1.0–2.0	988	$1,475	$1.49	2d	6	1.41mi

HOA detail

• Monthly dues: $315 · $3,780/yr
• Likely covers: gaspool

Listing history 13 events

1. 2026-05-15
   historical Contingent - Subject to Statutory Rescission 793-char remark
2. 2026-05-07
   listed $249,900 Active 793-char remark
3. 2026-05-01
   historical $249,900 793-char remark
4. 2021-05-04
   soldstatus $205,000 Sold 307-char remark

   Show marketing remark (307 chars)

   Extremely well maintained home! Remodeled in the past few years with new kitchen cabinets, flooring and paint. Home features open concept floorplan, gas fireplace, enormous master suite, large upper level bathroom with separate whirlpool tub and shower, upper level laundry. Hurry! This one won't last long!

5. 2021-05-04
   soldstatus $205,000

   Show marketing remark (307 chars)

   Extremely well maintained home! Remodeled in the past few years with new kitchen cabinets, flooring and paint. Home features open concept floorplan, gas fireplace, enormous master suite, large upper level bathroom with separate whirlpool tub and shower, upper level laundry. Hurry! This one won't last long!

6. 2021-03-27
   status Pending 307-char remark

   Show marketing remark (307 chars)

   Extremely well maintained home! Remodeled in the past few years with new kitchen cabinets, flooring and paint. Home features open concept floorplan, gas fireplace, enormous master suite, large upper level bathroom with separate whirlpool tub and shower, upper level laundry. Hurry! This one won't last long!

7. 2021-03-25
   listed $200,000 Active 307-char remark

   Show marketing remark (307 chars)

   Extremely well maintained home! Remodeled in the past few years with new kitchen cabinets, flooring and paint. Home features open concept floorplan, gas fireplace, enormous master suite, large upper level bathroom with separate whirlpool tub and shower, upper level laundry. Hurry! This one won't last long!

8. 2021-03-24
   historical $200,000 307-char remark

   Show marketing remark (307 chars)

   Extremely well maintained home! Remodeled in the past few years with new kitchen cabinets, flooring and paint. Home features open concept floorplan, gas fireplace, enormous master suite, large upper level bathroom with separate whirlpool tub and shower, upper level laundry. Hurry! This one won't last long!

9. 2017-06-09
   soldstatus $160,000
10. 2017-05-18
    soldstatus $160,000 Sold

    Show marketing remark (504 chars)

    Completely remodeled: clean, light and bright TH in amazing location! New cabinets,new flooring and freshly painted! Gas fplc, great entertaining space w/loads of upgrades on the main floor. Huge master suite with walk in closet, lounge/study area with walk-thru to spacious UL bath featuring whirlpool tub, separate shower, new vanity/flooring & lighting. BR2 is also large, open and bright with a large walk-in closet. UL laundry has newer washer/dryer.Close to shops/dining/parks. Rentals/pets ok.

11. 2017-04-24
    status Pending

    Show marketing remark (504 chars)

    Completely remodeled: clean, light and bright TH in amazing location! New cabinets,new flooring and freshly painted! Gas fplc, great entertaining space w/loads of upgrades on the main floor. Huge master suite with walk in closet, lounge/study area with walk-thru to spacious UL bath featuring whirlpool tub, separate shower, new vanity/flooring & lighting. BR2 is also large, open and bright with a large walk-in closet. UL laundry has newer washer/dryer.Close to shops/dining/parks. Rentals/pets ok.

12. 2017-04-03
    historical Contingent - Sale of Another Property

    Show marketing remark (504 chars)

    Completely remodeled: clean, light and bright TH in amazing location! New cabinets,new flooring and freshly painted! Gas fplc, great entertaining space w/loads of upgrades on the main floor. Huge master suite with walk in closet, lounge/study area with walk-thru to spacious UL bath featuring whirlpool tub, separate shower, new vanity/flooring & lighting. BR2 is also large, open and bright with a large walk-in closet. UL laundry has newer washer/dryer.Close to shops/dining/parks. Rentals/pets ok.

13. 2017-03-28
    listed $159,900 Active

    Show marketing remark (504 chars)

    Completely remodeled: clean, light and bright TH in amazing location! New cabinets,new flooring and freshly painted! Gas fplc, great entertaining space w/loads of upgrades on the main floor. Huge master suite with walk in closet, lounge/study area with walk-thru to spacious UL bath featuring whirlpool tub, separate shower, new vanity/flooring & lighting. BR2 is also large, open and bright with a large walk-in closet. UL laundry has newer washer/dryer.Close to shops/dining/parks. Rentals/pets ok.

ⓘ 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: $2,320 · $193/mo
• Projected year-2 tax: $2,559 · $213/mo
• Expected delta: +$239/yr (+$20/mo · 10.3%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,333
• − Mortgage interest: −$13,998
• − Property taxes: −$2,320
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,267
• − Management: −$2,267
• − HOA: −$3,780
• − Depreciation: −$7,270
• Taxable loss: −$4,818
• Est. tax savings @ 24.0%: +$1,156
• After-tax cash flow: $464/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: Independent School District 728
• NCES district ID: 2711370
• Math proficiency: 56% ▼ -15.00%
• Reading proficiency: 60% ▼ -10.00%
• Median HH income: $82,336
• Composite: 52.5/100
• National rank: #1567
• State rank: #37 of 301 in MN

Livability — Otsego

• Score: 69/100
• State rank: #367
• US rank: #8641

Category grades

Amenities F Commute F Cost of living C- 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: Otsego, MN
• County: Wright County · 79,164 people
• Metro: Minneapolis-St. Paul-Bloomington, MN-WI
• Population (ZIP): 13,482
• Household income: $129,232
• Rent vs Own: 8.6% rent · 91.4% own
• Severe rent burden: 50.0

Population outlook (Wright County) Hauer SSP2

• Today (2025): 142,526 people
• By 2030: 146,915 · +3.1%
• By 2040: 153,625 · +7.8%
• By 2050: 155,416 · +9.0%
• By 2075: 150,352 · +5.5%
• By 2100: 130,631 · -8.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (85%)
• Race & ethnicity: White 85% Black 7% Two or more races 5% Asian 2%
• Common ancestry: Portuguese 10% Romanian 5% Lithuanian 4%
• Foreign-born: 7% · South Korea, China, Canada

Political lean MEDSL · Wright

• 2024 margin: Strong R (+29.4) · D 34.4% · R 63.8% · Other 1.8%
• 2008→2024 swing: -11.9pp toward R · 2008: -17.4pp · 2024: -29.4pp
• All cycles: 2024: R+29.4 2020: R+28.6 2016: R+33.2 2012: R+21.4 2008: R+17.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -38.52%
• Current HPI: 233.6299
• Rent YoY: —
• 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

+56.3% since first listed

14 events — show timeline

• 2026-05-27 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2026-05-15 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2026-05-07 Listed $249,900 NORTHSTARMLS as Distributed by MLS Grid
• 2026-05-01 Coming Soon $249,900 NORTHSTARMLS as Distributed by MLS Grid
• 2021-05-04 Sold (Public Records) $205,000 Public Records
• 2021-05-04 Sold (MLS) $205,000 NORTHSTARMLS as Distributed by MLS Grid
• 2021-03-27 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2021-03-25 Listed $200,000 NORTHSTARMLS as Distributed by MLS Grid
• 2021-03-24 Coming Soon $200,000 NORTHSTARMLS as Distributed by MLS Grid
• 2017-06-09 Sold (Public Records) $160,000 Public Records
• 2017-05-18 Sold (MLS) $160,000 NORTHSTARMLS as Distributed by MLS Grid
• 2017-04-24 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2017-04-03 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2017-03-28 Listed $159,900 NORTHSTARMLS as Distributed by MLS Grid

Property tax history

+4.5%/yr

Latest (2025): $2,320 · -1.1% YoY. Source: county tax records.