327 2nd St NE · Barnesville, MN 56514

$105,000

4 bd · 2.0 ba · 1,848 sqft · SingleFamily · 8 Days on market

Built 1910 0.63 ac lot ↓ 18% since listing

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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 +26.6/30.0
• DSCR +9.1/10.0
• 1% rule +8.1/10.0
• ARV discount +7.5/15.0
• Schools +5.7/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming 2 Story on 2 lots with tons of space located in Barnesville! The main floor features living room with a lot of windows, generous dinning room, kitchen with island, and an updated bathroom! Upstairs you will find two good sized bedrooms, lots of storage and a full bath overlooking the backyard with a spacious deck, lots of trees! Extra storage/ 1-stall metal garage! Basement features two bedrooms, laundry/ utility room with extra storage!

Key facts

• Two-story home
• Large double lot
• Overlooking a creek

Tags

• TWO-STORY HOME
• LARGE DOUBLE LOT
• OVERLOOKING A CREEK
• DETACHED 2-CAR GARAGE
• MAIN-LEVEL LIVING AREAS
• FINISHED SPACE IN THE BASEMENT

Property features AI

Exterior

• Parking: Attached 2-car garage (dimensions about 27.3 x 23.11)
• Utilities: City water connected; City sewer connected; Natural gas
• Home design: Residential property; Two levels
• Construction: Asphalt roof; Block foundation; Foundation area approximately 736
• Exterior features: Vinyl exterior; Deck; Storage shed on property; Lot approximately 0.63 acres (lot dimensions note: 50x200 & 80x213)

Interior

• Kitchen: Kitchen with center island; Kitchen size approximately 11.4 x 10.6
• Bedrooms: 4 bedrooms (bedrooms located on upper and main levels as noted); Primary/large bedroom approximately 15.1 x 20.11 (upper); Additional bedrooms approximately 12.1 x 9.4, 11.8 x 10.3, and 8.9 x 9.10
• Bathrooms: One full bathroom (upper level); One three-quarter bathroom (main level)
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Window coverings; Main floor 3/4 bathroom and upper-level full bathroom; Block foundation basement
• Laundry & utility: Laundry located in basement; Utility room in lower level approximately 14.5 x 10.3

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $105k.

Deal economics

• At list price, monthly cash flow is $282 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $105k).

Location & tenants

• Location reads 79/100 on livability (#93 in MN, #2,108 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F.
• Barnesville Public School District (rural): math 63% / reading 67% proficiency, ranked #20 of 301 in MN (top 7%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 13% free/reduced lunch — higher-income household profile.
• Zoned schools: Barnesville Secondary (math 62% / reading 67%, grade B-, #29 of 471 statewide, top 6%, 408 students, 22% FRL).
• Market conditions: 42 active listings in the ZIP; 269 units permitted in Clay County in 2024 (153 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $726 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Clay County population projected at +23% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $29k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 21y 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.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $105,000

Questions for the listing agent

1. Built in 1910 — 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 A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 1.31% ✓
• Cap rate: 9.51%
• Cash-on-cash: 11.49%
• DSCR: 1.51
• GRM: 6.4

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: 0.9%
• Equity multiple: 1.03×
• Total profit: $988
• Equity at exit: $15,656

10-year hold

• IRR: 10.6%
• Equity multiple: 1.82×
• Total profit: $24,228
• Equity at exit: $9,078

Cash invested: $29,400 (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 56514

• Home prices YoY: -20.5%
• Active inventory: 42
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $1,370 medium
• Mortgage (P&I): −$551
• Tax from tax record: −$207 /mo · $2,480/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$288
• Net cashflow: $282

Break-even live

Break-even rent $1,014

Max offer price $105,000

Occupancy floor 74%

Sensitivity live

Price	-10% $341	-5% $311	+0% $282	+5% $252	+10% $222
Rent	-10% $173	-5% $227	+0% $282	+5% $336	+10% $390
Rate	-1.0pp $334	-0.5pp $308	base $282	+0.5pp $254	+1.0pp $227

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-05-09
   status Pending 462-char remark
2. 2026-05-07
   historical Contingent - Third Party Approval 462-char remark
3. 2026-05-01
   listed $105,000 Active 462-char remark
4. 2023-08-21
   soldstatus $211,000
5. 2023-08-18
   soldstatus $211,000 451-char remark

   Show marketing remark (451 chars)

   Charming 2 Story on 2 lots with tons of space located in Barnesville! The main floor features living room with a lot of windows, generous dinning room, kitchen with island, and an updated bathroom! Upstairs you will find two good sized bedrooms, lots of storage and a full bath overlooking the backyard with a spacious deck, lots of trees! Extra storage/ 1-stall metal garage! Basement features two bedrooms, laundry/ utility room with extra storage!

6. 2023-04-05
   listed $213,900 451-char remark

   Show marketing remark (451 chars)

   Charming 2 Story on 2 lots with tons of space located in Barnesville! The main floor features living room with a lot of windows, generous dinning room, kitchen with island, and an updated bathroom! Upstairs you will find two good sized bedrooms, lots of storage and a full bath overlooking the backyard with a spacious deck, lots of trees! Extra storage/ 1-stall metal garage! Basement features two bedrooms, laundry/ utility room with extra storage!

7. 2017-11-02
   soldstatus $103,425
8. 2016-12-23
   soldstatus $108,293
9. 2016-01-15
   historical
10. 2015-07-25
    listed $145,000
11. 2008-06-04
    soldstatus $138,900
12. 2008-05-28
    soldstatus $138,900
13. 2008-03-27
    listed $138,900
14. 2006-02-28
    soldstatus $128,100
15. 2005-12-07
    historical
16. 2005-09-25
    listed $128,100

ⓘ 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: $2,480 · $207/mo
• Projected year-2 tax: $2,480 · $207/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Taxation est. · year 1

• Rental income: $16,445
• − Mortgage interest: −$5,882
• − Property taxes: −$2,480
• − Insurance: −$525
• − Repairs & maintenance: −$1,316
• − Management: −$1,316
• − Depreciation: −$3,055
• Taxable income: $1,873
• Est. tax owed @ 24.0%: −$450
• After-tax cash flow: $2,930/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: Barnesville Public School District
• NCES district ID: 2703660
• Math proficiency: 63% ▼ -13.00%
• Reading proficiency: 67% ▼ -10.00%
• Median HH income: $64,748
• Composite: 56.62/100
• National rank: #1141
• State rank: #20 of 301 in MN

Livability — Barnesville

• Score: 79/100
• State rank: #93
• US rank: #2108

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Barnesville, MN
• City population: 4,055
• Population (ZIP): 4,055

Population outlook (Clay County) Hauer SSP2

• Today (2025): 67,880 people
• By 2030: 70,881 · +4.4%
• By 2040: 76,865 · +13.2%
• By 2050: 83,205 · +22.6%
• By 2075: 98,719 · +45.4%
• By 2100: 111,657 · +64.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Two or more races 2% Asian 2%
• Common ancestry: Portuguese 37% Romanian 4% Scottish 2%
• Foreign-born: 1% · Canada
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Clay

• 2024 margin: Toss-up / Even · D 49.2% · R 48.8% · Other 2.0%
• 2008→2024 swing: -15.5pp toward R · 2008: 16.0pp · 2024: 0.5pp
• All cycles: 2024: D+0.5 2020: D+4.1 2016: R+2.0 2012: D+8.0 2008: D+16.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -50.41%
• Current HPI: 195.1396
• 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

-18.0% since first listed

16 events — show timeline

• 2026-05-09 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2026-05-07 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2026-05-01 Listed $105,000 NORTHSTARMLS as Distributed by MLS Grid
• 2023-08-21 Sold (Public Records) $211,000 Public Records
• 2023-08-18 Sold (MLS) $211,000 NORTHSTARMLS as Distributed by MLS Grid
• 2023-04-05 Listed $213,900 NORTHSTARMLS as Distributed by MLS Grid
• 2017-11-02 Sold (Public Records) $103,425 Public Records
• 2016-12-23 Sold (Public Records) $108,293 Public Records
• 2016-01-15 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2015-07-25 Listed $145,000 NORTHSTARMLS as Distributed by MLS Grid
• 2008-06-04 Sold (Public Records) $138,900 Public Records
• 2008-05-28 Sold (MLS) $138,900 NORTHSTARMLS as Distributed by MLS Grid
• 2008-03-27 Listed $138,900 NORTHSTARMLS as Distributed by MLS Grid
• 2006-02-28 Sold (MLS) $128,100 NORTHSTARMLS as Distributed by MLS Grid
• 2005-12-07 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2005-09-25 Listed $128,100 NORTHSTARMLS as Distributed by MLS Grid

Property tax history

+5.9%/yr

Latest (2026): $2,480 · +3.1% YoY. Source: county tax records.