309 S Jefferson St · Redwood Falls, MN 56283

$99,900

3 bd · 2.0 ba · 1,575 sqft · SingleFamily public records · 104 Days on market

Built 1893 7,230 sqft lot $63/sqft · 27% below area Est $137k · 27% under

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Why this score? — see what drove the B+ 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.8/5.0
• Schools +3.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Main floor kitchen, Dining Room, Living Room, 3 Bedrooms which one of the 3 bedrooms has laundry hookups; and a Full bath on main floor; Full unfinished basement with a 1/2 bath in the basement and a Large 2 car garage.

Key facts

• 7,230 sq ft lot
• 2 garage spots
• Built 1893

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $948 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Recommended offer: $91k (9.0% below list) — sets the bar for market timing.
• Cap rate 17.7% vs local median 5.9% in Redwood Falls — 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 76/100 on livability (#169 in MN, #3,642 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities F, commute F.
• Redwood Area School District (town): math 39% / reading 46% proficiency, ranked #207 of 301 in MN (top 69%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 47 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 25 units permitted in Redwood County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $691 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• 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 $28k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 104 days — a 9% lower offer ($91k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $47k; list at $100k implies a 113% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1893 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $90,909 (9.0% below list)

Questions for the listing agent

1. It's been on market 104 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1893 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 2.07% ✓
• Cap rate: 17.68%
• Cash-on-cash: 40.67%
• DSCR: 2.81
• GRM: 4.0

CMA / ARV

• ARV (median comp): $136,694
• List price: $99,900
• Delta: -26.92%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 37.1%
• Equity multiple: 2.58×
• Total profit: $44,215
• Equity at exit: $14,895

10-year hold

• IRR: 43.7%
• Equity multiple: 5.16×
• Total profit: $116,354
• Equity at exit: $8,638

Cash invested: $27,972 (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 56283

• Home prices YoY: -15.6%
• Active inventory: 47
• Price-to-rent: 4.0×

Monthly cashflow live

• Estimated rent: $2,064 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$117 /mo · $1,402/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$433
• Net cashflow: $948

Break-even live

Break-even rent $864

Max offer price $99,900

Occupancy floor 49%

Sensitivity live

Price	-10% $1,005	-5% $976	+0% $948	+5% $920	+10% $891
Rent	-10% $785	-5% $866	+0% $948	+5% $1,029	+10% $1,111
Rate	-1.0pp $998	-0.5pp $973	base $948	+0.5pp $922	+1.0pp $896

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
100 Fallwood Rd Unit 123 Redwood Falls, MN	3.0	1.0	1306	$1,900	$1.45	44d	1	0.47mi
100 Fallwood Rd Unit 118 Redwood Falls, MN	3.0	1.0	1341	$1,990	$1.48	44d	1	0.50mi
100 Fallwood Rd Unit 119 Redwood Falls, MN	3.0	1.0	1373	$2,300	$1.68	44d	1	0.50mi

Listing history 22 events

1. 2026-06-21
   days on market $99,900 Active 104 DOM
2. 2026-06-18
   days on market $99,900 Active 102 DOM
3. 2026-06-17
   days on market $99,900 Active 101 DOM
4. 2026-06-16
   days on market $99,900 Active 100 DOM
5. 2026-06-15
   days on market $99,900 Active 99 DOM
6. 2026-06-13
   days on market $99,900 Active 97 DOM
7. 2026-06-12
   days on market $99,900 Active 96 DOM
8. 2026-06-09
   days on market $99,900 Active 93 DOM
9. 2026-06-08
   days on market $99,900 Active 92 DOM
10. 2026-06-07
    days on market $99,900 Active 91 DOM
11. 2026-06-05
    days on market $99,900 Active 89 DOM
12. 2026-06-04
    days on market $99,900 Active 87 DOM
13. 2026-06-02
    days on market $99,900 Active 86 DOM
14. 2026-06-01
    days on market $99,900 Active 85 DOM
15. 2026-05-31
    days on market $99,900 Active 84 DOM
16. 2026-05-31
    days on market $99,900 Active 83 DOM
17. 2026-05-06
    status Active 219-char remark

    Show marketing remark (219 chars)

    Main floor kitchen, Dining Room, Living Room, 3 Bedrooms which one of the 3 bedrooms has laundry hookups; and a Full bath on main floor; Full unfinished basement with a 1/2 bath in the basement and a Large 2 car garage.

18. 2026-04-27
    historical Contingent - Inspection 219-char remark

    Show marketing remark (219 chars)

    Main floor kitchen, Dining Room, Living Room, 3 Bedrooms which one of the 3 bedrooms has laundry hookups; and a Full bath on main floor; Full unfinished basement with a 1/2 bath in the basement and a Large 2 car garage.

19. 2026-03-09
    listed $99,900 Active 219-char remark

    Show marketing remark (219 chars)

    Main floor kitchen, Dining Room, Living Room, 3 Bedrooms which one of the 3 bedrooms has laundry hookups; and a Full bath on main floor; Full unfinished basement with a 1/2 bath in the basement and a Large 2 car garage.

20. 2026-02-17
    historical $99,900 219-char remark

    Show marketing remark (219 chars)

    Main floor kitchen, Dining Room, Living Room, 3 Bedrooms which one of the 3 bedrooms has laundry hookups; and a Full bath on main floor; Full unfinished basement with a 1/2 bath in the basement and a Large 2 car garage.

21. 2013-08-12
    soldstatus $47,000
22. 2008-09-01
    soldstatus $30,000

ⓘ 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: $1,402 · $117/mo
• Projected year-2 tax: $1,402 · $117/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 3/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥99°F today · 15 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: $24,764
• − Mortgage interest: −$5,596
• − Property taxes: −$1,402
• − Insurance: −$500
• − Repairs & maintenance: −$1,981
• − Management: −$1,981
• − Depreciation: −$2,906
• Taxable income: $10,398
• Est. tax owed @ 24.0%: −$2,496
• After-tax cash flow: $8,880/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: Redwood Area School District
• NCES district ID: 2700182
• Math proficiency: 39% ▼ -14.00%
• Reading proficiency: 46% ▼ -12.00%
• Median HH income: $45,326
• Composite: 36.1/100
• National rank: #4756
• State rank: #207 of 301 in MN

Livability — Redwood Falls

• Score: 76/100
• State rank: #169
• US rank: #3642

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Redwood Falls, MN
• Population (ZIP): 6,469

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 (90%)
• Race & ethnicity: White 90% Two or more races 4% Hispanic / Latino 4% Native American 3%
• Common ancestry: Portuguese 12% Romanian 2% Lithuanian 2%
• Foreign-born: 1% · Canada
• Languages at home: 95% English-only · Spanish 3% German/W. Germanic 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: ▼ -39.40%
• Current HPI: 213.8535
• 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

+233.0% since first listed

6 events — show timeline

• 2026-05-06 Relisted — NORTHSTARMLS as Distributed by MLS Grid
• 2026-04-27 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2026-03-09 Listed $99,900 NORTHSTARMLS as Distributed by MLS Grid
• 2026-02-17 Coming Soon $99,900 NORTHSTARMLS as Distributed by MLS Grid
• 2013-08-12 Sold (Public Records) $47,000 Public Records
• 2008-09-01 Sold (Public Records) $30,000 Public Records

Property tax history

+8.2%/yr

Latest (2025): $1,402 · +29.8% YoY. Source: county tax records.