311 Front St E · Redwood Falls, MN 56283

$199,900

4 bd · 2.0 ba · 1,269 sqft · SingleFamily public records · 175 Days on market

Built 1908 2.48 ac lot

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Why this score? — see what drove the D 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 +13.9/30.0
• ARV discount +7.5/15.0
• DSCR +4.2/10.0
• Livability +3.8/5.0
• Schools +3.6/10.0
• 1% rule +3.4/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This listing includes two separate parcels-88-029-2130 & 88-029-2150. This 2 story turn of the century home features an updated kitchen w/all new appliances, all new windows, attached double garage plus a bonus garage & storage building with sewer/water and a bath. The home includes 4 bedrooms, 2 baths, composite deck, family room, remodeled baths, new woodwork, new furnace, new roof, vinyl siding & much more!

Key facts

• Newer shingles
• Vinyl siding
• Three acres of land

Tags

• THREE ACRES OF LAND
• GORGEOUS BACK DECK
• VINYL SIDING
• NEWER SHINGLES
• FRESHLY UPDATED FRONT DECK
• CONCRETE DRIVEWAY

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $22 ($260/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 $168k (16.0% below list).
• Recommended offer: $168k (16.0% below list) — sets the bar for 1% rule.

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.
• Zoned schools: Reede Gray Elementary (math 57% / reading 42%, grade D, #423 of 857 statewide, top 55%, 419 students, 52% FRL); Redwood Valley Middle (math 34% / reading 46%, grade F, #147 of 258 statewide, top 57%, 322 students, 55% FRL); Redwood Valley Senior High (math 27% / reading 52%, grade F, #246 of 471 statewide, top 59%, 371 students, 42% FRL) — zoned schools average 50% FRL vs 31% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 47 active listings in the ZIP; 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 $1k of loan paydown is wiped out by about $6k 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.

Negotiation context

• It's been on market 175 days — a 12% lower offer ($176k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 11y ago; this cycle's ask has dropped $25k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $119k; list at $200k implies a 68% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1908 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $167,819 (16.0% below list)

Questions for the listing agent

1. It's been on market 175 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
2. Built in 1908 — 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. 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: 0.84% ✗
• Cap rate: 6.42%
• Cash-on-cash: 0.46%
• DSCR: 1.02
• GRM: 9.9

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: -15.6%
• Equity multiple: 0.45×
• Total profit: $-31,034
• Equity at exit: $29,806

10-year hold

• IRR: -7.1%
• Equity multiple: 0.55×
• Total profit: $-25,336
• Equity at exit: $17,284

Cash invested: $55,972 (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: 9.9×

Monthly cashflow live

• Estimated rent: $1,678 medium
• Mortgage (P&I): −$1,048
• Tax from tax record: −$172 /mo · $2,070/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$352
• Net cashflow: $22

Break-even live

Break-even rent $1,651

Max offer price $199,900

Occupancy floor 94%

Sensitivity live

Price	-10% $135	-5% $78	+0% $22	+5% $-35	+10% $-91
Rent	-10% $-111	-5% $-45	+0% $22	+5% $88	+10% $154
Rate	-1.0pp $122	-0.5pp $73	base $22	+0.5pp $-30	+1.0pp $-83

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-04-27
   status Pending
2. 2026-04-18
   historical Contingent - Inspection
3. 2025-12-20
   price $199,900
4. 2025-11-03
   listed $225,000 Active
5. 2019-02-02
   historical 425-char remark

   Show marketing remark (373 chars)

   This listing includes 2 separate parcels. This 2 story turn of the century home features an updated kitchen, all new windows, attached double garage plus a bonus garage & storage building with sewer/water and a bath. The home includes 4 bedrooms, 2 baths, composite deck, family room, remodeled baths, new woodwork, new furnace, new roof, vinyl siding & much more!

6. 2019-02-02
   historical 373-char remark

   Show marketing remark (373 chars)

   This listing includes 2 separate parcels. This 2 story turn of the century home features an updated kitchen, all new windows, attached double garage plus a bonus garage & storage building with sewer/water and a bath. The home includes 4 bedrooms, 2 baths, composite deck, family room, remodeled baths, new woodwork, new furnace, new roof, vinyl siding & much more!

7. 2017-05-30
   soldstatus $119,250 373-char remark

   Show marketing remark (373 chars)

   This listing includes 2 separate parcels. This 2 story turn of the century home features an updated kitchen, all new windows, attached double garage plus a bonus garage & storage building with sewer/water and a bath. The home includes 4 bedrooms, 2 baths, composite deck, family room, remodeled baths, new woodwork, new furnace, new roof, vinyl siding & much more!

8. 2017-05-26
   soldstatus $119,250
9. 2016-06-15
   listed $118,900 373-char remark

   Show marketing remark (373 chars)

   This listing includes 2 separate parcels. This 2 story turn of the century home features an updated kitchen, all new windows, attached double garage plus a bonus garage & storage building with sewer/water and a bath. The home includes 4 bedrooms, 2 baths, composite deck, family room, remodeled baths, new woodwork, new furnace, new roof, vinyl siding & much more!

10. 2016-03-24
    soldstatus $118,000 425-char remark

    Show marketing remark (425 chars)

    This listing includes two separate parcels-88-029-2130 & 88-029-2150. This 2 story turn of the century home features an updated kitchen w/all new appliances, all new windows, attached double garage plus a bonus garage & storage building with sewer/water and a bath. The home includes 4 bedrooms, 2 baths, composite deck, family room, remodeled baths, new woodwork, new furnace, new roof, vinyl siding & much more!

11. 2016-03-24
    soldstatus $118,100

    Show marketing remark (425 chars)

    This listing includes two separate parcels-88-029-2130 & 88-029-2150. This 2 story turn of the century home features an updated kitchen w/all new appliances, all new windows, attached double garage plus a bonus garage & storage building with sewer/water and a bath. The home includes 4 bedrooms, 2 baths, composite deck, family room, remodeled baths, new woodwork, new furnace, new roof, vinyl siding & much more!

12. 2015-03-16
    listed $124,900 425-char remark

    Show marketing remark (425 chars)

    This listing includes two separate parcels-88-029-2130 & 88-029-2150. This 2 story turn of the century home features an updated kitchen w/all new appliances, all new windows, attached double garage plus a bonus garage & storage building with sewer/water and a bath. The home includes 4 bedrooms, 2 baths, composite deck, family room, remodeled baths, new woodwork, new furnace, new roof, vinyl siding & much more!

ⓘ 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: $2,070 · $172/mo
• Projected year-2 tax: $2,154 · $180/mo
• Expected delta: +$84/yr (+$7/mo · 4.1%)

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

Taxation est. · year 1

• Rental income: $20,138
• − Mortgage interest: −$11,198
• − Property taxes: −$2,070
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,611
• − Management: −$1,611
• − Depreciation: −$5,815
• Taxable loss: −$3,166
• Est. tax savings @ 24.0%: +$760
• After-tax cash flow: $1,020/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

+60.0% since first listed

12 events — show timeline

• 2026-04-27 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2026-04-18 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2025-12-20 Price Changed $199,900 NORTHSTARMLS as Distributed by MLS Grid
• 2025-11-03 Listed $225,000 NORTHSTARMLS as Distributed by MLS Grid
• 2019-02-02 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2019-02-02 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2017-05-30 Sold (MLS) $119,250 NORTHSTARMLS as Distributed by MLS Grid
• 2017-05-26 Sold (Public Records) $119,250 Public Records
• 2016-06-15 Listed $118,900 NORTHSTARMLS as Distributed by MLS Grid
• 2016-03-24 Sold (Public Records) $118,100 Public Records
• 2016-03-24 Sold (MLS) $118,000 NORTHSTARMLS as Distributed by MLS Grid
• 2015-03-16 Listed $124,900 NORTHSTARMLS as Distributed by MLS Grid

Property tax history

+8.4%/yr

Latest (2025): $2,070 · +9.8% YoY. Source: county tax records.