318 4th St · Boyd, MN 56218

$109,900

3 bd · 1.0 ba · 1,430 sqft · SingleFamily · 63 Days on market

Built 1894 6,969 sqft lot

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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 +25.8/30.0
• DSCR +8.6/10.0
• ARV discount +7.5/15.0
• 1% rule +6.4/10.0
• Appreciation +5.0/10.0
• Schools +4.2/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

This well-maintained 3-bedroom home offers a long list of recent updates and inviting spaces throughout. Improvements include a renovated kitchen and bathroom, newer windows, a durable metal roof, updated water heater, along with fresh flooring, paint, and trim across the home. The main level features a functional layout with the kitchen, formal dining room, and a generous living area, along with a bright four-season porch that provides comfortable year-round living space. You’ll also find a main-floor room currently used for laundry, along with a full bathroom. This space could easily be converted back into a bedroom if laundry is relocated, offering added flexibility to suit your needs. Spacious storage shed in back with porch area on the front. Upstairs, there are three spacious bedrooms. A home you truly need to see in person to fully appreciate all it has to offer.

Key facts

• Durable metal roof
• Renovated bathroom
• Main-floor room

Tags

• RENOVATED KITCHEN
• RENOVATED BATHROOM
• DURABLE METAL ROOF
• UPDATED WATER HEATER
• BRIGHT FOUR-SEASON PORCH
• MAIN-FLOOR ROOM

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $266 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $103k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 56/100 on livability (#842 in MN) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+; Watch: housing D+, health & safety D+, schools F.
• Dawson-Boyd Public School District (rural): math 42% / reading 58% proficiency, ranked #124 of 301 in MN (top 41%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 3 active listings in the ZIP; 9 units permitted in Lac qui Parle County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($760 loan paydown + $3k appreciation (3.0% local appreciation)).
• Lac qui Parle County population projected at -19% 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 $31k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 8, 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 63 days — a 6% lower offer ($103k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y 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 $71k; list at $110k implies a 55% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1894 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $103,306 (6.0% below list)

Questions for the listing agent

1. It's been on market 63 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1894 — 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: 1.14% ✓
• Cap rate: 9.20%
• Cash-on-cash: 10.38%
• DSCR: 1.46
• GRM: 7.3

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: 17.2%
• Equity multiple: 1.98×
• Total profit: $30,196
• Equity at exit: $49,416

10-year hold

• IRR: 18.7%
• Equity multiple: 3.72×
• Total profit: $83,744
• Equity at exit: $76,156

Cash invested: $30,772 (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 56218

• Active inventory: 3
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,257 medium
• Mortgage (P&I): −$576
• Tax from tax record: −$105 /mo · $1,256/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$264
• Net cashflow: $266

Break-even live

Break-even rent $920

Max offer price $109,900

Occupancy floor 74%

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: $27,475
• Closing costs: $3,297
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-18
   days on market $109,900 Active 63 DOM
2. 2026-06-17
   days on market $109,900 Active 62 DOM
3. 2026-06-16
   days on market $109,900 Active 61 DOM
4. 2026-06-15
   days on market $109,900 Active 60 DOM
5. 2026-06-13
   days on market $109,900 Active 58 DOM
6. 2026-06-12
   days on market $109,900 Active 57 DOM
7. 2026-06-09
   days on market $109,900 Active 54 DOM
8. 2026-06-08
   days on market $109,900 Active 53 DOM
9. 2026-06-07
   days on market $109,900 Active 52 DOM
10. 2026-06-05
    days on market $109,900 Active 50 DOM
11. 2026-06-04
    days on market $109,900 Active 48 DOM
12. 2026-06-02
    days on market $109,900 Active 47 DOM
13. 2026-06-01
    days on market $109,900 Active 46 DOM
14. 2026-05-31
    days on market $109,900 Active 45 DOM
15. 2026-05-31
    days on market $109,900 Active 44 DOM
16. 2026-04-13
    listed $109,900 Active 891-char remark

    Show marketing remark (891 chars)

    This well-maintained 3-bedroom home offers a long list of recent updates and inviting spaces throughout. Improvements include a renovated kitchen and bathroom, newer windows, a durable metal roof, updated water heater, along with fresh flooring, paint, and trim across the home. The main level features a functional layout with the kitchen, formal dining room, and a generous living area, along with a bright four-season porch that provides comfortable year-round living space. You’ll also find a main-floor room currently used for laundry, along with a full bathroom. This space could easily be converted back into a bedroom if laundry is relocated, offering added flexibility to suit your needs. Spacious storage shed in back with porch area on the front. Upstairs, there are three spacious bedrooms. A home you truly need to see in person to fully appreciate all it has to offer.

17. 2023-07-20
    soldstatus $71,000
18. 2023-07-18
    soldstatus $71,000 Sold 489-char remark

    Show marketing remark (489 chars)

    Welcome to Boyd, this 4 bedroom home has so much to offer with its updated kitchen, bathroom, newer windows, new metal roof, new water heater, all new flooring, paint, and trim. The three season porch provides additional living space or storage. The main floor consists of the kitchen, formal dining, large living room, four season porch a bedroom which also has laundry in it and a full bathroom. The upper level has 3 spacious newly painted and carpeted bedrooms. Must see to appreciate.

19. 2023-06-02
    status Pending 489-char remark

    Show marketing remark (489 chars)

    Welcome to Boyd, this 4 bedroom home has so much to offer with its updated kitchen, bathroom, newer windows, new metal roof, new water heater, all new flooring, paint, and trim. The three season porch provides additional living space or storage. The main floor consists of the kitchen, formal dining, large living room, four season porch a bedroom which also has laundry in it and a full bathroom. The upper level has 3 spacious newly painted and carpeted bedrooms. Must see to appreciate.

20. 2023-03-27
    listed $79,000 Active 489-char remark

    Show marketing remark (489 chars)

    Welcome to Boyd, this 4 bedroom home has so much to offer with its updated kitchen, bathroom, newer windows, new metal roof, new water heater, all new flooring, paint, and trim. The three season porch provides additional living space or storage. The main floor consists of the kitchen, formal dining, large living room, four season porch a bedroom which also has laundry in it and a full bathroom. The upper level has 3 spacious newly painted and carpeted bedrooms. Must see to appreciate.

ⓘ 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: $1,256 · $105/mo
• Projected year-2 tax: $1,256 · $105/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 ≥100°F today · 13 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: $15,084
• − Mortgage interest: −$6,156
• − Property taxes: −$1,256
• − Insurance: −$550
• − Repairs & maintenance: −$1,207
• − Management: −$1,207
• − Depreciation: −$3,197
• Taxable income: $1,512
• Est. tax owed @ 24.0%: −$363
• After-tax cash flow: $2,832/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: Dawson-Boyd Public School District
• NCES district ID: 2710090
• Math proficiency: 42% ▼ -17.00%
• Reading proficiency: 58% ▼ -7.00%
• Median HH income: $47,615
• Composite: 42.5/100
• National rank: #3204
• State rank: #124 of 301 in MN

Livability — Boyd

• Score: 56/100
• State rank: #842
• US rank: #22678

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Boyd, MN
• Population (ZIP): 463

Population outlook (Lac qui Parle County) Hauer SSP2

• Today (2025): 6,291 people
• By 2030: 6,021 · -4.3%
• By 2040: 5,517 · -12.3%
• By 2050: 5,094 · -19.0%
• By 2075: 4,640 · -26.2%
• By 2100: 4,173 · -33.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (87%)
• Race & ethnicity: White 87% Hispanic / Latino 10% Two or more races 3%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Portuguese 44% Iranian 2% Scottish 2%
• Foreign-born: 1% · Canada
• Languages at home: 89% English-only · Spanish 11%

Political lean MEDSL · Lac qui Parle

• 2024 margin: Solid R (+32.2) · D 32.9% · R 65.2% · Other 1.9%
• 2008→2024 swing: -38.2pp toward R · 2008: 5.9pp · 2024: -32.2pp
• All cycles: 2024: R+32.2 2020: R+26.8 2016: R+25.9 2012: D+0.9 2008: D+5.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

+39.1% since first listed

5 events — show timeline

• 2026-04-13 Listed $109,900 NORTHSTARMLS as Distributed by MLS Grid
• 2023-07-20 Sold (Public Records) $71,000 Public Records
• 2023-07-18 Sold (MLS) $71,000 NORTHSTARMLS as Distributed by MLS Grid
• 2023-06-02 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2023-03-27 Listed $79,000 NORTHSTARMLS as Distributed by MLS Grid

Property tax history

+5.5%/yr

Latest (2026): $1,256 · +43.7% YoY. Source: county tax records.