403 S Park St · Fairfax, MN 55332

$34,900

2 bd · 1.0 ba · 767 sqft · SingleFamily public records · 22 Days on market

Built 1905 8,400 sqft lot

---

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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Schools +3.8/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Calling all contractors!! This 3 bedroom, one bath home has great space on the main level. Needs a little TLC to make it shine again. Sold AS-IS

Key facts

• 8,400 sq ft lot
• 2 garage spots
• Built 1905

Property features AI

Exterior

• Parking: Attached garage with garage door opener; Concrete driveway; 2-car garage
• Utilities: Public water; Public sewer; Electric water heater
• Home design: Single-family residence; Residential property
• Construction: Wood siding construction; Above-grade finished area: 900; Basement (partial, unfinished) included
• Exterior features: Asphalt and metal roof; Publicly maintained road; Lot approximately 60 x 140

Interior

• Kitchen: Cooktop; Range; Dishwasher
• Flooring: Hardwood flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating; Forced air
• Interior features: Natural gas forced air heating; Unfinished partial basement with sump pump
• Laundry & utility: Washer; Dryer; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $35k.

Deal economics

• At list price, monthly cash flow is $336 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($811 rent vs $35k).
• Recommended offer: $34k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 73/100 on livability (#261 in MN) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: health & safety D+, amenities F, commute F.
• G.F.W. (rural): math 40% / reading 48% proficiency, ranked #186 of 301 in MN (top 62%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 12 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 17 units permitted in Renville County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($241 loan paydown + $3k appreciation (10.0% 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 (10.0% appreciation + 3.0% rent growth), your $10k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 22 days — a 2% lower offer ($34k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 3.7% of price; built in 1905 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $34,376 (1.5% below list)

Questions for the listing agent

1. Built in 1905 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 2.32% ✓
• Cap rate: 17.86%
• Cash-on-cash: 41.30%
• DSCR: 2.84
• GRM: 3.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 56.3%
• Equity multiple: 5.14×
• Total profit: $40,477
• Equity at exit: $31,441

10-year hold

• IRR: 49.9%
• Equity multiple: 11.48×
• Total profit: $102,457
• Equity at exit: $67,803

Cash invested: $9,772 (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 55332

• Home prices YoY: 5.2%
• Active inventory: 12
• Price-to-rent: 3.6×

Monthly cashflow live

• Estimated rent: $811 medium
• Mortgage (P&I): −$183
• Tax from tax record: −$107 /mo · $1,282/yr
• Insurance: −$15
• HOA: −$0
• Vacancy / Maint / Mgmt: −$170
• Net cashflow: $336

Break-even live

Break-even rent $385

Max offer price $34,900

Occupancy floor 54%

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: $8,725
• Closing costs: $1,047
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11 Park St N Fairfax, MN	2.0	1.0	700	$811	$1.16	43d	1	0.38mi

Listing history 17 events

1. 2026-06-18
   days on market $34,900 Active 22 DOM
2. 2026-06-17
   days on market $34,900 Active 21 DOM
3. 2026-06-16
   days on market $34,900 Active 20 DOM
4. 2026-06-15
   days on market $34,900 Active 19 DOM
5. 2026-06-13
   days on market $34,900 Active 17 DOM
6. 2026-06-12
   days on market $34,900 Active 16 DOM
7. 2026-06-09
   days on market $34,900 Active 13 DOM
8. 2026-06-08
   days on market $34,900 Active 12 DOM
9. 2026-06-07
   days on market $34,900 Active 11 DOM
10. 2026-06-07
    days on market $34,900 Active 10 DOM
11. 2026-06-04
    days on market $34,900 Active 7 DOM
12. 2026-06-02
    days on market $34,900 Active 6 DOM
13. 2026-06-01
    days on market $34,900 Active 5 DOM
14. 2026-05-31
    days on market $34,900 Active 4 DOM
15. 2026-05-31
    days on market $34,900 Active 3 DOM
16. 2026-05-27
    listed $34,900 Active
17. 2005-10-07
    soldstatus $31,500

ⓘ 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: $1,282 · $107/mo
• Projected year-2 tax: $1,282 · $107/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 3/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥99°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: $9,732
• − Mortgage interest: −$1,955
• − Property taxes: −$1,282
• − Insurance: −$174
• − Repairs & maintenance: −$779
• − Management: −$779
• − Depreciation: −$1,015
• Taxable income: $3,748
• Est. tax owed @ 24.0%: −$900
• After-tax cash flow: $3,136/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: G.F.W.
• NCES district ID: 2712580
• Math proficiency: 40% ▼ -12.00%
• Reading proficiency: 48% ▼ -13.00%
• Median HH income: $50,233
• Composite: 37.81/100
• National rank: #4335
• State rank: #186 of 301 in MN

Livability — Fairfax

• Score: 73/100
• State rank: #261
• US rank: #5692

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Fairfax, MN
• Population (ZIP): 1,714

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 (78%)
• Race & ethnicity: White 78% Hispanic / Latino 17% Two or more races 12% Asian 1%
• Hispanic origin (detail): Mexican 15% Cuban 2%
• Common ancestry: Portuguese 12% Italian 4% Scottish 1%
• Foreign-born: 10% · Canada, Jamaica
• Languages at home: 86% English-only · Spanish 12% German/W. Germanic 1% Other Asian/Pacific 1%

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: ▲ 12.54%
• Current HPI: 252.2828
• 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

+10.8% since first listed

2 events — show timeline

• 2026-05-27 Listed $34,900 RASM
• 2005-10-07 Sold (Public Records) $31,500 Public Records

Property tax history

+0.9%/yr

Latest (2026): $1,282 · +37.8% YoY. Source: county tax records.