601 Park Ave · Sacred Heart, MN 56285

$122,000

4 bd · 1.0 ba · 1,064 sqft · SingleFamily public records · 199 Days on market

Built 1900 1.06 ac lot

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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 +15.3/30.0
• Appreciation +9.6/10.0
• ARV discount +7.5/15.0
• DSCR +4.7/10.0
• 1% rule +4.1/10.0
• Schools +3.0/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Handy-man special on a huge private lot near the ball park. This large 3 bed 2 bath home has tons of potential, it just needs to be completed.

Key facts

• Formal dining room
• Grand foyer
• Original wood floors

Tags

• GRAND FOYER
• ORIGINAL WOOD FLOORS
• FORMAL DINING ROOM
• LARGE LIVING ROOM
• UNFINISHED UPPER LEVEL
• TWO-STALL GARAGE

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $122k.

Deal economics

• At list price, monthly cash flow is $46 ($548/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $111k (9.0% below list).
• Recommended offer: $107k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 60/100 on livability (#765 in MN) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing B+; Watch: health & safety D+, employment D, schools F.
• Renville County West School District (rural): math 26% / reading 43% proficiency, ranked #255 of 301 in MN (top 85%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 5 active listings in the ZIP; 17 units permitted in Renville County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $12k of equity ($843 loan paydown + $11k appreciation (9.2% local appreciation)).
• Renville County population projected at -28% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (9.2% appreciation + 3.0% rent growth), your $34k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 199 days — a 12% lower offer ($107k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y 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 $50k; list at $122k implies a 144% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $107,360 (12.0% below list)

Questions for the listing agent

1. It's been on market 199 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — 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. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.91% ✗
• Cap rate: 6.74%
• Cash-on-cash: 1.60%
• DSCR: 1.07
• GRM: 9.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

9.17% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 23.7%
• Equity multiple: 2.83×
• Total profit: $62,461
• Equity at exit: $102,566

10-year hold

• IRR: 21.2%
• Equity multiple: 6.27×
• Total profit: $180,177
• Equity at exit: $213,814

Cash invested: $34,160 (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 56285

• Home prices YoY: 5.8%
• Active inventory: 5
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $1,110 medium
• Mortgage (P&I): −$640
• Tax from tax record: −$140 /mo · $1,684/yr
• Insurance: −$51
• HOA: −$0
• Vacancy / Maint / Mgmt: −$233
• Net cashflow: $46

Break-even live

Break-even rent $1,052

Max offer price $122,000

Occupancy floor 91%

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: $30,500
• Closing costs: $3,660
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-03-26
   status Pending
2. 2025-09-23
   price $122,000
3. 2025-09-08
   listed $125,000 Active
4. 2022-01-17
   soldstatus $50,000 Sold 142-char remark

   Show marketing remark (142 chars)

   Handy-man special on a huge private lot near the ball park. This large 3 bed 2 bath home has tons of potential, it just needs to be completed.

5. 2022-01-17
   soldstatus $50,000

   Show marketing remark (142 chars)

   Handy-man special on a huge private lot near the ball park. This large 3 bed 2 bath home has tons of potential, it just needs to be completed.

6. 2021-12-08
   status Pending 142-char remark

   Show marketing remark (142 chars)

   Handy-man special on a huge private lot near the ball park. This large 3 bed 2 bath home has tons of potential, it just needs to be completed.

7. 2021-12-06
   historical Contingent - Inspection 142-char remark

   Show marketing remark (142 chars)

   Handy-man special on a huge private lot near the ball park. This large 3 bed 2 bath home has tons of potential, it just needs to be completed.

8. 2021-11-30
   listed $49,900 Active 142-char remark

   Show marketing remark (142 chars)

   Handy-man special on a huge private lot near the ball park. This large 3 bed 2 bath home has tons of potential, it just needs to be completed.

ⓘ 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.

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 ≥99°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: $13,316
• − Mortgage interest: −$6,834
• − Property taxes: −$1,684
• − Insurance: −$610
• − Repairs & maintenance: −$1,065
• − Management: −$1,065
• − Depreciation: −$3,549
• Taxable loss: −$1,492
• Est. tax savings @ 24.0%: +$358
• After-tax cash flow: $906/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: Renville County West School District
• NCES district ID: 2700163
• Math proficiency: 26% ▼ -14.00%
• Reading proficiency: 43% ▼ -12.00%
• Median HH income: $51,850
• Composite: 30.04/100
• National rank: #6356
• State rank: #255 of 301 in MN

Livability — Sacred Heart

• Score: 60/100
• State rank: #765
• US rank: #19002

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Sacred Heart, MN
• City population: 1,047
• Population (ZIP): 1,047

Population outlook (Renville County) Hauer SSP2

• Today (2025): 13,251 people
• By 2030: 12,443 · -6.1%
• By 2040: 10,946 · -17.4%
• By 2050: 9,598 · -27.6%
• By 2075: 7,411 · -44.1%
• By 2100: 5,768 · -56.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Hispanic / Latino 4% Asian 2%
• Common ancestry: Portuguese 30% Scottish 6% Slovak 2%
• Foreign-born: 4% · Canada, South Korea
• Languages at home: 95% English-only · Spanish 3% German/W. Germanic 2%

Political lean MEDSL · Renville

• 2024 margin: Solid R (+41.4) · D 28.4% · R 69.8% · Other 1.9%
• 2008→2024 swing: -40.8pp toward R · 2008: -0.6pp · 2024: -41.4pp
• All cycles: 2024: R+41.4 2020: R+36.5 2016: R+36.7 2012: R+9.8 2008: R+0.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 9.17%
• Current HPI: 167.7904
• 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

+144.5% since first listed

8 events — show timeline

• 2026-03-26 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2025-09-23 Price Changed $122,000 NORTHSTARMLS as Distributed by MLS Grid
• 2025-09-08 Listed $125,000 NORTHSTARMLS as Distributed by MLS Grid
• 2022-01-17 Sold (Public Records) $50,000 Public Records
• 2022-01-17 Sold (MLS) $50,000 NORTHSTARMLS as Distributed by MLS Grid
• 2021-12-08 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2021-12-06 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2021-11-30 Listed $49,900 NORTHSTARMLS as Distributed by MLS Grid

Property tax history

+2.4%/yr

Latest (2026): $1,684 · +10.4% YoY. Source: county tax records.