619 N 11th St · New Ulm, MN 56073

$179,900

2 bd · 1.0 ba · 1,064 sqft · SingleFamily public records · 3 Days on market

Built 1967 3,485 sqft lot Est $160k · 13% over

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Why this score? — see what drove the F 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 +7.7/30.0
• Schools +4.4/10.0
• Livability +4.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.8/10.0
• DSCR +1.8/10.0
• ARV discount +1.8/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

2 bedroom 2 bath rambler with single attached garage.

Key facts

• Utility room
• Rec room
• 3,485 sq ft lot

Tags

• UPDATED CAMBRIA COUNTERTOPS
• BEAUTIFULLY LANDSCAPED YARD
• COLORFUL FLOWER GARDENS
• REC ROOM
• UTILITY ROOM

Property features AI

Exterior

• Parking: Attached garage with garage door opener (1 car); Concrete driveway
• Utilities: Public water; Public sewer
• Home design: Single family residence; Residential property
• Construction: Asphalt roof
• Exterior features: Deck; Patio; Public maintained road

Interior

• Kitchen: Cooktop; Range; Microwave; Refrigerator
• Bathrooms: One full bathroom; One three-quarter bathroom
• Heating & cooling: Natural gas forced air heating; Central air; Ceiling fans
• Interior features: Kitchen island; Partially finished full basement
• Laundry & utility: Washer; Dryer; Gas water heater; Water softener

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $-207 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $143k (20.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $123k (31.7% below list).
• Recommended offer: $123k (31.7% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 82/100 on livability (#39 in MN, #1,102 nationally) — a professional / high-income tenant draw. Strengths: crime A+, cost of living A+, housing A+; Watch: commute F.
• New Ulm Public School District (town): math 51% / reading 51% proficiency, ranked #104 of 301 in MN (top 35%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 85 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 41 units permitted in Brown County in 2024 (18 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Brown County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 14y 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 $109k; list at $180k implies a 65% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $122,900 (31.7% 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 1967 — 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: 0.68% ✗
• Cap rate: 4.91%
• Cash-on-cash: -4.92%
• DSCR: 0.78
• GRM: 12.2

CMA / ARV

• ARV (on-the-fly): $159,600
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
812 Broadway St North St	0.20mi	2/1.0	1,136 (+7%)	2mo	$150,000	$132	77
806 N Jefferson St	0.34mi	2/1.0	1,056 (-1%)	8mo	$190,000	$180	76
1326 Jefferson St North St	0.36mi	2/—	1,123 (+6%)	13mo	$200,000	$178	64
519 N German St	0.48mi	3/1.0 (+1)	1,099 (+3%)	10mo	$165,000	$150	59
905 N Washington St	0.19mi	2/1.0	968 (-9%)	22mo	$179,900	$186	58
818 Washington St St N	0.21mi	2/1.5	1,174 (+10%)	18mo	$142,500	$121	56
601 N Jefferson St	0.48mi	2/2.0	1,008 (-5%)	13mo	$210,850	$209	54
617 N Jefferson St	0.46mi	3/2.0 (+1)	1,170 (+10%)	1mo	$229,900	$196	52
614 N Minnesota St	0.38mi	3/1.5 (+1)	1,194 (+12%)	19mo	$157,500	$132	39
522 N Franklin St	0.46mi	3/2.0 (+1)	1,202 (+13%)	14mo	$119,773	$100	36
1827 N Minnesota St	0.65mi	3/2.0 (+1)	1,195 (+12%)	8mo	$135,000	$113	33
414 N Front St	0.71mi	2/1.0	1,174 (+10%)	21mo	$90,000	$77	32

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -24.7%
• Equity multiple: 0.16×
• Total profit: $-42,334
• Equity at exit: $26,824

10-year hold

• IRR: -20.4%
• Equity multiple: -0.07×
• Total profit: $-53,898
• Equity at exit: $15,554

Cash invested: $50,372 (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 56073

• Active inventory: 85
• Price-to-rent: 12.2×

Monthly cashflow live

• Estimated rent: $1,229 medium
• Mortgage (P&I): −$943
• Tax from tax record: −$159 /mo · $1,910/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$258
• Net cashflow: $-207

Break-even live

Break-even rent $1,491

Max offer price $143,398

Occupancy floor —

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: $44,975
• Closing costs: $5,397
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
227 N Minnesota St Unit 1 New Ulm, MN	2.0	1.0	750	$1,229	$1.64	44d	1	0.66mi

Listing history 4 events

1. 2026-06-07
   statusdays on market $179,900 Pending 3 DOM
2. 2026-06-04
   days on market $179,900 Active 2 DOM
3. 2026-06-02
   remarks 492-char remark
4. 2026-06-02
   listed $179,900 Active 1 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: $1,910 · $159/mo
• Projected year-2 tax: $1,962 · $164/mo
• Expected delta: +$52/yr (+$4/mo · 2.7%)

ⓘ 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 5/10 Major
• 🌡 Heat 2/10 Low 7 d/yr ≥100°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: $14,748
• − Mortgage interest: −$10,077
• − Property taxes: −$1,910
• − Insurance: −$900
• − Repairs & maintenance: −$1,180
• − Management: −$1,180
• − Depreciation: −$5,233
• Taxable loss: −$5,732
• Est. tax savings @ 24.0%: +$1,376
• After-tax cash flow: $-1,104/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: New Ulm Public School District
• NCES district ID: 2723490
• Math proficiency: 51% ▼ -3.00%
• Reading proficiency: 51% ▼ -7.00%
• Median HH income: $53,171
• Composite: 43.93/100
• National rank: #2906
• State rank: #104 of 301 in MN

Livability — New Ulm

• Score: 82/100
• State rank: #39
• US rank: #1102

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: New Ulm, MN
• City population: 17,325
• Population (ZIP): 17,325

Population outlook (Brown County) Hauer SSP2

• Today (2025): 24,403 people
• By 2030: 23,790 · -2.5%
• By 2040: 22,309 · -8.6%
• By 2050: 20,948 · -14.2%
• By 2075: 19,038 · -22.0%
• By 2100: 16,658 · -31.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Hispanic / Latino 3% Two or more races 2%
• Common ancestry: Portuguese 9% Lithuanian 2% Romanian 2%
• Foreign-born: 2% · Canada, Vietnam
• Languages at home: 96% English-only · Spanish 2% German/W. Germanic 1%

Political lean MEDSL · Brown

• 2024 margin: Solid R (+35.2) · D 31.5% · R 66.7% · Other 1.8%
• 2008→2024 swing: -23.1pp toward R · 2008: -12.1pp · 2024: -35.2pp
• All cycles: 2024: R+35.2 2020: R+32.8 2016: R+36.2 2012: R+16.6 2008: R+12.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -166.22%
• Current HPI: 192.7295
• 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

+117.0% since first listed

8 events — show timeline

• 2026-06-01 Listed $179,900 RASM
• 2013-03-04 Sold (Public Records) $109,000 Public Records
• 2013-03-04 Sold (MLS) $109,000 NORTHSTARMLS as Distributed by MLS Grid
• 2013-02-18 Listed $109,000 NORTHSTARMLS as Distributed by MLS Grid
• 2012-06-20 Sold (MLS) $104,900 NORTHSTARMLS as Distributed by MLS Grid
• 2012-06-19 Sold (Public Records) $104,900 Public Records
• 2012-05-07 Listed $104,900 NORTHSTARMLS as Distributed by MLS Grid
• 1997-08-27 Sold (Public Records) $82,900 Public Records

Property tax history

+5.0%/yr

Latest (2025): $1,910 · +9.0% YoY. Source: county tax records.