241 Rice St N · Kasota, MN 56050

$84,900

4 bd · 1.0 ba · 1,198 sqft · SingleFamily public records · 6 Days on market

Built 1900 0.29 ac lot $71/sqft · 53% below area

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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
• DSCR +10.0/10.0
• 1% rule +9.7/10.0
• ARV discount +7.5/15.0
• Schools +4.0/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Home is ready for your remodel—already down to the studs for someone who wants to make it their own.

Key facts

• 0.29 acre lot
• 2 garage spots
• Built 1900

Property features AI

Exterior

• Parking: Attached 2-car garage
• Utilities: City water connected; City sewer connected; Natural gas
• Home design: Residential property; One and one-half levels; Above-grade finished area 1,500; Below-grade area 890
• Construction: Foundation described as other; Foundation area 890
• Exterior features: Metal exterior

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; No cooling
• Interior features: Unfinished basement; Forced air heating; No central air

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $395 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).

Location & tenants

• Location reads 57/100 on livability (#830 in MN) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: crime D+, amenities F, commute F.
• St. Peter Public School District (town): math 44% / reading 48% proficiency, ranked #165 of 301 in MN (top 55%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: North Elementary School (math 62% / reading 46%, grade C, #352 of 857 statewide, top 41%, 383 students, 48% FRL); St. Peter Middle School (math 36% / reading 47%, grade F, #138 of 258 statewide, top 55%, 621 students, 45% FRL); St. Peter High School (math 42% / reading 62%, grade D+, #111 of 471 statewide, top 26%, 718 students, 39% FRL).
• Market conditions: 12 active listings in the ZIP; 60 units permitted in Le Sueur County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $587 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Le Sueur County population projected to shrink 8% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

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

Recommended offer $84,900

Questions for the listing agent

1. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 1.47% ✓
• Cap rate: 11.87%
• Cash-on-cash: 19.92%
• DSCR: 1.89
• GRM: 5.7

CMA / ARV

• ARV (median comp): $228,518
• List price: $84,900
• Delta: -62.85%
• Verdict: UNDERPRICED
• Comps: 8 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
320 N Rice St	0.31mi	3/2.0 (-1)	1,324 (+10%)	11mo	$253,000	$191	50

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: 12.1%
• Equity multiple: 1.48×
• Total profit: $11,401
• Equity at exit: $12,659

10-year hold

• IRR: 21.0%
• Equity multiple: 2.78×
• Total profit: $42,385
• Equity at exit: $7,341

Cash invested: $23,772 (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 56050

• Home prices YoY: -13.8%
• Active inventory: 12
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $1,249 medium
• Mortgage (P&I): −$445
• Tax from tax record: −$112 /mo · $1,342/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$262
• Net cashflow: $395

Break-even live

Break-even rent $750

Max offer price $84,900

Occupancy floor 63%

Sensitivity live

Price	-10% $443	-5% $419	+0% $395	+5% $371	+10% $347
Rent	-10% $296	-5% $345	+0% $395	+5% $444	+10% $493
Rate	-1.0pp $437	-0.5pp $416	base $395	+0.5pp $373	+1.0pp $350

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: $21,225
• Closing costs: $2,547
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-05-07
   status Pending 106-char remark
2. 2026-05-02
   listed $84,900 Active 106-char remark
3. 2026-05-01
   historical $84,900 106-char remark

ⓘ 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: $1,342 · $112/mo
• Projected year-2 tax: $1,342 · $112/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 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥100°F today · 14 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,994
• − Mortgage interest: −$4,756
• − Property taxes: −$1,342
• − Insurance: −$424
• − Repairs & maintenance: −$1,200
• − Management: −$1,200
• − Depreciation: −$2,470
• Taxable income: $3,603
• Est. tax owed @ 24.0%: −$865
• After-tax cash flow: $3,871/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: St. Peter Public School District
• NCES district ID: 2733870
• Math proficiency: 44% ▼ -14.00%
• Reading proficiency: 48% ▼ -10.00%
• Median HH income: $55,399
• Composite: 39.98/100
• National rank: #3831
• State rank: #165 of 301 in MN

Livability — Kasota

• Score: 57/100
• State rank: #830
• US rank: #21775

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Kasota, MN
• Population (ZIP): 1,367

Population outlook (Le Sueur County) Hauer SSP2

• Today (2025): 27,622 people
• By 2030: 27,346 · -1.0%
• By 2040: 26,451 · -4.2%
• By 2050: 25,299 · -8.4%
• By 2075: 23,188 · -16.1%
• By 2100: 21,103 · -23.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Black 3% Two or more races 2% Hispanic / Latino 2%
• Common ancestry: Portuguese 12% Romanian 2% Lithuanian 1%
• Foreign-born: 1% · Canada, Jamaica
• Languages at home: 97% English-only · Russian/Polish/Slavic 1% Spanish 1% German/W. Germanic 1%

Political lean MEDSL · Le Sueur

• 2024 margin: Solid R (+33.7) · D 32.4% · R 66.0% · Other 1.6%
• 2008→2024 swing: -29.4pp toward R · 2008: -4.3pp · 2024: -33.7pp
• All cycles: 2024: R+33.7 2020: R+30.3 2016: R+30.7 2012: R+6.5 2008: R+4.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -29.03%
• Current HPI: 181.4348
• 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

+275.0% since first listed

6 events — show timeline

• 2026-06-01 Sold (Public Records) $75,000 Public Records
• 2026-06-01 Sold (MLS) $75,000 NORTHSTARMLS as Distributed by MLS Grid
• 2026-05-07 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2026-05-02 Listed $84,900 NORTHSTARMLS as Distributed by MLS Grid
• 2026-05-01 Coming Soon $84,900 NORTHSTARMLS as Distributed by MLS Grid
• 2026-04-24 Sold (Public Records) $20,000 Public Records

Property tax history

+3.4%/yr

Latest (2025): $1,342 · +9.5% YoY. Source: county tax records.