8380 Isle Ave S · Cottage Grove, MN 55016

$350,000

4 bd · 1.0 ba · 1,896 sqft · SingleFamily public records · 8 Days on market

Built 1970 10,585 sqft lot $185/sqft · 6% below area Est $373k · 6% under

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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 +11.5/30.0
• ARV discount +10.3/15.0
• Schools +5.2/10.0
• Livability +3.9/5.0
• DSCR +3.4/10.0
• Rent growth +3.4/5.0
• 1% rule +2.9/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

You cannot afford to wait.Priced to sell quickly. Pre-approved bank price on this short sale.Great Rambler with many ammenities. 2 fireplaces, including gas/log mantel. Hardwood floors, stainless steel appliances, ceramic kitchen floor, irrigation system!

Key facts

• 0.24 acre lot
• 2 garage spots
• Built 1970

Property features AI

Exterior

• Parking: Attached 2-car garage with concrete floor and automatic garage door opener
• Utilities: City water (connected); City sewer (connected); Natural gas service; Electric with circuit breakers and 100 amp service (Xcel Energy)
• Home design: Residential single-story design (one level with lower/finished basement); Entry level on main floor
• Construction: Frame construction; Block foundation; Roof replaced/installed within last 8 years; Basement: full, finished, block construction with egress window(s)
• Exterior features: Patio; Stone and wood exterior accents; Chain link and wood full yard fencing; Medium tree coverage; Storage shed on property; City street frontage, public maintained road

Interior

• Kitchen: Range; Refrigerator; Dishwasher; Microwave; Stainless steel appliances; Kitchen has eat-in area
• Bedrooms: 4 bedrooms total; Three bedrooms on the main level; Additional bedroom on the lower level
• Flooring: Hardwood flooring; Tile flooring
• Bathrooms: One full bathroom on the main floor; One three-quarter bathroom in the basement
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Ceiling fans; Hardwood floors; Kitchen window; Natural woodwork; Tile floors; Walk-in closet; Primary bedroom walk-in closet; Patio (access from main level)
• Laundry & utility: Laundry room in basement; Washer/dryer hookup; Gas water heater; Water filtration system; Reverse osmosis system; Owned water softener

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $350k.

Deal economics

• At list price, monthly cash flow is $-115 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $330k (5.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $276k (21.1% below list).
• Recommended offer: $276k (21.1% below list) — sets the bar for 1% rule.
• Cap rate 5.9% vs local median 3.4% in Cottage Grove — 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 77/100 on livability (#132 in MN, #2,948 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: cost of living C-, amenities F, commute F.
• South Washington County School District (suburban): math 52% / reading 61% proficiency, ranked #40 of 301 in MN (top 13%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 14% free/reduced lunch — higher-income household profile.
• Zoned schools: Nuevas Fronteras Spanish Immersion (math 47% / reading 47%, grade D-, #492 of 857 statewide, top 61%, 499 students, 16% FRL); Oltman Middle School (math 36% / reading 54%, grade D, #113 of 258 statewide, top 45%, 969 students, 36% FRL); Park High School (math 39% / reading 63%, grade D+, #127 of 471 statewide, top 27%, 1,938 students, 33% FRL).
• Market conditions: Rents rising (+3.8%/yr); 401 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); high-income renter base; 1,405 units permitted in Washington County in 2024 (121 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 $10k of value loss. Plan a longer hold.
• Washington County population projected at +16% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 8 sale attempts since 33y 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.

Recommended offer $276,144 (21.1% 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 1970 — 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. 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: 0.79% ✗
• Cap rate: 5.90%
• Cash-on-cash: -1.41%
• DSCR: 0.94
• GRM: 10.6

CMA / ARV

• ARV (median comp): $373,294
• List price: $350,000
• Delta: -6.24%
• Verdict: FAIR
• Comps: 10 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9035 Janero Ave S	0.67mi	4/2.0	1,918 (+1%)	15mo	$385,000	$201	50
7620 Iverson Ave S	0.73mi	3/2.0 (-1)	1,786 (-6%)	16mo	$355,000	$199	34

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 · 3.78% rent growth · sell at horizon

5-year hold

• IRR: -17.8%
• Equity multiple: 0.37×
• Total profit: $-61,914
• Equity at exit: $52,186

10-year hold

• IRR: -8.6%
• Equity multiple: 0.44×
• Total profit: $-54,408
• Equity at exit: $30,262

Cash invested: $98,000 (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 55016

• Rents YoY: 3.8%
• Active inventory: 401
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $2,761 medium
• Mortgage (P&I): −$1,835
• Tax from tax record: −$316 /mo · $3,788/yr
• Insurance: −$146
• HOA: −$0
• Vacancy / Maint / Mgmt: −$580
• Net cashflow: $-115

Break-even live

Break-even rent $2,908

Max offer price $329,614

Occupancy floor 99%

Sensitivity live

Price	-10% $83	-5% $-16	+0% $-115	+5% $-214	+10% $-314
Rent	-10% $-334	-5% $-224	+0% $-115	+5% $-6	+10% $103
Rate	-1.0pp $61	-0.5pp $-26	base $-115	+0.5pp $-206	+1.0pp $-298

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: $87,500
• Closing costs: $10,500
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7436 Iden Ave S Cottage Grove, MN	4.0	2.0	2543	$2,995	$1.18	26d	1	1.29mi
7750 Hinton Ave S Cottage Grove, MN	1.0–3.0	1.0–2.0	1001	$2,209	$2.21	0d	15	1.40mi
7550 80th St S Cottage Grove, MN	3.0	1.0–2.0	993	$2,700	$2.72	0d	11	1.42mi

Listing history 21 events

1. 2026-05-14
   status Pending 1008-char remark
2. 2026-05-09
   historical Contingent - Inspection 1008-char remark
3. 2026-05-06
   listed $350,000 Active 1008-char remark
4. 2012-07-03
   historical 255-char remark

   Show marketing remark (255 chars)

   You cannot afford to wait.Priced to sell quickly. Pre-approved bank price on this short sale.Great Rambler with many ammenities. 2 fireplaces, including gas/log mantel. Hardwood floors, stainless steel appliances, ceramic kitchen floor, irrigation system!

5. 2012-06-28
   soldstatus $125,125 255-char remark

   Show marketing remark (255 chars)

   You cannot afford to wait.Priced to sell quickly. Pre-approved bank price on this short sale.Great Rambler with many ammenities. 2 fireplaces, including gas/log mantel. Hardwood floors, stainless steel appliances, ceramic kitchen floor, irrigation system!

6. 2012-04-21
   listed $120,000 255-char remark

   Show marketing remark (255 chars)

   You cannot afford to wait.Priced to sell quickly. Pre-approved bank price on this short sale.Great Rambler with many ammenities. 2 fireplaces, including gas/log mantel. Hardwood floors, stainless steel appliances, ceramic kitchen floor, irrigation system!

7. 2012-04-21
   historical

   Show marketing remark (255 chars)

   You cannot afford to wait.Priced to sell quickly. Pre-approved bank price on this short sale.Great Rambler with many ammenities. 2 fireplaces, including gas/log mantel. Hardwood floors, stainless steel appliances, ceramic kitchen floor, irrigation system!

8. 2012-04-16
   listed $169,900
9. 2012-04-09
   historical
10. 2012-03-26
    listed $169,900
11. 2008-07-03
    historical
12. 2008-01-22
    listed $214,700
13. 2002-03-22
    historical
14. 2002-03-01
    soldstatus $148,250
15. 2002-03-01
    soldstatus $148,250
16. 2001-11-26
    listed $154,900
17. 2001-02-28
    historical
18. 2000-11-09
    listed $144,900
19. 1993-08-24
    soldstatus $89,000
20. 1993-06-23
    soldstatus $89,000
21. 1993-05-05
    listed $93,900

ⓘ 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: $3,788 · $316/mo
• Projected year-2 tax: $3,854 · $321/mo
• Expected delta: +$66/yr (+$6/mo · 1.7%)

ⓘ 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 ≥98°F today · 14 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $33,137
• − Mortgage interest: −$19,605
• − Property taxes: −$3,788
• − Insurance: −$1,750
• − Repairs & maintenance: −$2,651
• − Management: −$2,651
• − Depreciation: −$10,182
• Taxable loss: −$7,490
• Est. tax savings @ 24.0%: +$1,798
• After-tax cash flow: $413/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: South Washington County School District
• NCES district ID: 2733810
• Math proficiency: 52% ▼ -13.00%
• Reading proficiency: 61% ▼ -7.00%
• Median HH income: $88,285
• Composite: 51.8/100
• National rank: #1670
• State rank: #40 of 301 in MN

Livability — Cottage Grove

• Score: 77/100
• State rank: #132
• US rank: #2948

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Cottage Grove, MN
• County: Washington County · 235,613 people
• City population: 40,695
• Metro: Minneapolis-St. Paul-Bloomington, MN-WI
• Population (ZIP): 40,695
• Household income: $120,715
• Rent vs Own: 11.8% rent · 88.2% own
• Severe rent burden: 323.0

Population outlook (Washington County) Hauer SSP2

• Today (2025): 278,554 people
• By 2030: 290,465 · +4.3%
• By 2040: 310,014 · +11.3%
• By 2050: 324,118 · +16.4%
• By 2075: 362,697 · +30.2%
• By 2100: 381,491 · +37.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (76%)
• Race & ethnicity: White 76% Two or more races 8% Hispanic / Latino 7% Asian 7% Black 5%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Portuguese 10% Lithuanian 4% Romanian 3%
• Foreign-born: 8% · Canada, Vietnam
• Languages at home: 87% English-only · Other Asian/Pacific 5% Spanish 4% Other Indo-European 1%

Political lean MEDSL · Washington

• 2024 margin: Lean D (+8.9) · D 53.5% · R 44.6% · Other 1.9%
• 2008→2024 swing: +4.6pp toward D · 2008: 4.3pp · 2024: 8.9pp
• All cycles: 2024: D+8.9 2020: D+9.2 2016: D+1.9 2012: D+0.8 2008: D+4.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -258.55%
• Current HPI: 241.1084
• Rent YoY: ▲ 3.78%
• 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

+283.4% since first listed

22 events — show timeline

• 2026-06-09 Sold (MLS) $360,000 NORTHSTARMLS as Distributed by MLS Grid
• 2026-05-14 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2026-05-09 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2026-05-06 Listed $350,000 NORTHSTARMLS as Distributed by MLS Grid
• 2012-07-03 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2012-06-28 Sold (MLS) $125,125 NORTHSTARMLS as Distributed by MLS Grid
• 2012-04-21 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2012-04-21 Listed $120,000 NORTHSTARMLS as Distributed by MLS Grid
• 2012-04-16 Listed $169,900 NORTHSTARMLS as Distributed by MLS Grid
• 2012-04-09 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2012-03-26 Listed $169,900 NORTHSTARMLS as Distributed by MLS Grid
• 2008-07-03 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2008-01-22 Listed $214,700 NORTHSTARMLS as Distributed by MLS Grid
• 2002-03-22 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2002-03-01 Sold (Public Records) $148,250 Public Records
• 2002-03-01 Sold (MLS) $148,250 NORTHSTARMLS as Distributed by MLS Grid
• 2001-11-26 Listed $154,900 NORTHSTARMLS as Distributed by MLS Grid
• 2001-02-28 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2000-11-09 Listed $144,900 NORTHSTARMLS as Distributed by MLS Grid
• 1993-08-24 Sold (Public Records) $89,000 Public Records
• 1993-06-23 Sold (MLS) $89,000 NORTHSTARMLS as Distributed by MLS Grid
• 1993-05-05 Listed $93,900 NORTHSTARMLS as Distributed by MLS Grid

Property tax history

+3.8%/yr

Latest (2025): $3,788 · -0.6% YoY. Source: county tax records.