310 Oak St · Clements, MN 56224

$115,000

3 bd · 2.0 ba · 1,380 sqft · SingleFamily public records · 32 Days on market

Built 1957 0.32 ac lot

---

Why this score? — see what drove the C 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 +20.9/30.0
• ARV discount +7.5/15.0
• DSCR +6.6/10.0
• 1% rule +5.5/10.0
• Schools +5.4/10.0
• Appreciation +5.0/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Key facts

• 0.32 acre lot
• Garage
• Built 1957

Property features AI

Exterior

• Parking: Attached garage (1 car)
• Utilities: City water connected; City sewer connected; Natural gas
• Home design: Residential property; One level; Main living area 1,380 finished
• Construction: Foundation includes block, brick/mortar, wood and other materials
• Exterior features: Stone and wood exterior; Unpaved street frontage

Interior

• Kitchen: Kitchen on the main level (10 x 14)
• Bedrooms: Three bedrooms on the main level (sizes: 11 x 14; 10 x 14; 10 x 14)
• Bathrooms: One full bathroom; One half bathroom
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Main-level living throughout; Basement present; One fireplace

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $159 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $115k).
• Recommended offer: $112k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 62/100 on livability (#676 in MN) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment D+, health & safety D+, crime D.
• Springfield Public School District (rural): math 65% / reading 62% proficiency, ranked #31 of 301 in MN (top 10%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 1 active listings in the ZIP; 25 units permitted in Redwood County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($795 loan paydown + $3k appreciation (3.0% local appreciation)).
• Redwood County population projected at -16% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $32k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 32 days — a 3% lower offer ($112k) is reasonable based on typical stale-listing flexibility.
• 6 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.

Risks & watch-outs

• Watch-outs: built in 1957 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $111,550 (3.0% below list)

Questions for the listing agent

1. It's been on market 32 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1957 — 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 F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 1.05% ✓
• Cap rate: 7.95%
• Cash-on-cash: 5.93%
• DSCR: 1.26
• GRM: 8.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 13.0%
• Equity multiple: 1.75×
• Total profit: $24,009
• Equity at exit: $51,709

10-year hold

• IRR: 15.0%
• Equity multiple: 3.21×
• Total profit: $71,300
• Equity at exit: $79,690

Cash invested: $32,200 (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 56224

• Active inventory: 1
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,203 medium
• Mortgage (P&I): −$603
• Tax from tax record: −$140 /mo · $1,684/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$253
• Net cashflow: $159

Break-even live

Break-even rent $1,002

Max offer price $115,000

Occupancy floor 82%

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Listing history 27 events

1. 2026-06-18
   days on market $115,000 Active 32 DOM
2. 2026-06-17
   days on market $115,000 Active 31 DOM
3. 2026-06-16
   days on market $115,000 Active 30 DOM
4. 2026-06-15
   days on market $115,000 Active 29 DOM
5. 2026-06-13
   days on market $115,000 Active 27 DOM
6. 2026-06-12
   days on market $115,000 Active 26 DOM
7. 2026-06-09
   days on market $115,000 Active 23 DOM
8. 2026-06-08
   days on market $115,000 Active 22 DOM
9. 2026-06-07
   days on market $115,000 Active 21 DOM
10. 2026-06-05
    days on market $115,000 Active 19 DOM
11. 2026-06-04
    days on market $115,000 Active 17 DOM
12. 2026-06-02
    days on market $115,000 Active 16 DOM
13. 2026-06-01
    days on market $115,000 Active 15 DOM
14. 2026-05-31
    days on market $115,000 Active 14 DOM
15. 2026-05-31
    days on market $115,000 Active 13 DOM
16. 2026-05-18
    listed $115,000 Active 450-char remark
17. 2026-05-16
    historical $115,000 450-char remark
18. 2024-06-27
    historical
19. 2023-06-28
    listed $105,000 Active
20. 2022-10-10
    historical
21. 2022-05-25
    status Active
22. 2022-05-16
    historical Contingent - Inspection
23. 2022-04-09
    listed $95,000 Active
24. 2022-04-01
    historical
25. 2021-09-29
    listed $95,000 Active
26. 2019-02-02
    historical
27. 2017-02-09
    listed $75,000

ⓘ 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: $1,684 · $140/mo
• Projected year-2 tax: $1,684 · $140/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Taxation est. · year 1

• Rental income: $14,438
• − Mortgage interest: −$6,442
• − Property taxes: −$1,684
• − Insurance: −$575
• − Repairs & maintenance: −$1,155
• − Management: −$1,155
• − Depreciation: −$3,345
• Taxable income: $82
• Est. tax owed @ 24.0%: −$20
• After-tax cash flow: $1,891/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: Springfield Public School District
• NCES district ID: 2733390
• Math proficiency: 65% ▼ -10.00%
• Reading proficiency: 62% ▼ -7.00%
• Median HH income: $47,894
• Composite: 53.8/100
• National rank: #1416
• State rank: #31 of 301 in MN

Livability — Clements

• Score: 62/100
• State rank: #676
• US rank: #16428

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Clements, MN
• Population (ZIP): 301

Population outlook (Redwood County) Hauer SSP2

• Today (2025): 14,504 people
• By 2030: 13,983 · -3.6%
• By 2040: 13,056 · -10.0%
• By 2050: 12,225 · -15.7%
• By 2075: 11,051 · -23.8%
• By 2100: 9,786 · -32.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 5% Hispanic / Latino 3%
• Common ancestry: Portuguese 17% Scottish 3%
• Languages at home: 99% English-only · Russian/Polish/Slavic 1%

Political lean MEDSL · Redwood

• 2024 margin: Solid R (+43.3) · D 27.7% · R 71.0% · Other 1.2%
• 2008→2024 swing: -29.8pp toward R · 2008: -13.6pp · 2024: -43.3pp
• All cycles: 2024: R+43.3 2020: R+41.2 2016: R+43.0 2012: R+20.1 2008: R+13.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• Rent YoY: —
• Metro: —
• 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

+53.3% since first listed

12 events — show timeline

• 2026-05-18 Listed $115,000 NORTHSTARMLS as Distributed by MLS Grid
• 2026-05-16 Coming Soon $115,000 NORTHSTARMLS as Distributed by MLS Grid
• 2024-06-27 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2023-06-28 Listed $105,000 NORTHSTARMLS as Distributed by MLS Grid
• 2022-10-10 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2022-05-25 Relisted — NORTHSTARMLS as Distributed by MLS Grid
• 2022-05-16 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2022-04-09 Listed $95,000 NORTHSTARMLS as Distributed by MLS Grid
• 2022-04-01 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2021-09-29 Listed $95,000 NORTHSTARMLS as Distributed by MLS Grid
• 2019-02-02 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2017-02-09 Listed $75,000 NORTHSTARMLS as Distributed by MLS Grid

Property tax history

+8.7%/yr

Latest (2025): $1,684 · +13.0% YoY. Source: county tax records.