25862 124th Ave · Barrett, MN 56531

$134,900

4 bd · 2.0 ba · 1,191 sqft · SingleFamily public records · 24 Days on market

Built 1920 0.45 ac lot

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Why this score? — see what drove the C 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 +19.7/30.0
• Appreciation +7.6/10.0
• ARV discount +7.5/15.0
• DSCR +6.2/10.0
• Schools +4.6/10.0
• 1% rule +4.5/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

It’s a diamond in the rough - this spacious 4 bedroom, 2 bath home is ready to be the next chapter in your story! Enjoy the beautiful original woodwork, high ceilings, formal dining with pocket doors, main floor living and more. On the upper level you’ll find 3 bedrooms and a bath. Located on a large manicured lot with a detached double, heated garage and kennel. All located in the community of Erdahl, just minutes from Interstate 94 and only 6 miles from Elbow Lake. There is so much potential here for a new owner!! Call for a viewing today!

Key facts

• Remodeled
• Fresh paint
• Tall ceilings

Tags

• HALF AN ACRE
• REMODELED
• TALL CEILINGS
• ORIGINAL WOODWORK
• NEW FLOORING
• FRESH PAINT

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $158 ($2k/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 $128k (5.2% below list).
• Recommended offer: $128k (5.2% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 61/100 on livability (#720 in MN) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A; Watch: health & safety D+, crime D, amenities F.
• West Central Area (rural): math 47% / reading 61% proficiency, ranked #80 of 301 in MN (top 27%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 22 active listings in the ZIP; 2 units permitted in Grant County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $8k of equity ($933 loan paydown + $7k appreciation (5.1% local appreciation)).
• Grant County population projected at -20% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (5.1% appreciation + 3.0% rent growth), your $38k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 24 days — a 2% lower offer ($133k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 4y 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 $50k; list at $135k implies a 170% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $127,898 (5.2% below list)

Questions for the listing agent

1. Built in 1920 — 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. 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?
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: 0.95% ✗
• Cap rate: 7.70%
• Cash-on-cash: 5.03%
• DSCR: 1.22
• GRM: 8.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

5.12% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 17.5%
• Equity multiple: 2.11×
• Total profit: $42,089
• Equity at exit: $77,454

10-year hold

• IRR: 17.6%
• Equity multiple: 4.13×
• Total profit: $118,053
• Equity at exit: $134,515

Cash invested: $37,772 (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 56531

• Home prices YoY: 2.1%
• Active inventory: 22
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $1,279 medium
• Mortgage (P&I): −$707
• Tax from tax record: −$88 /mo · $1,062/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$269
• Net cashflow: $158

Break-even live

Break-even rent $1,079

Max offer price $134,900

Occupancy floor 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: $33,725
• Closing costs: $4,047
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-19
   statusdays on market $134,900 Active 24 DOM
2. 2026-04-16
   status Pending
3. 2026-04-10
   status Active
4. 2026-04-06
   historical Contingent - Inspection
5. 2026-03-23
   listed $134,900 Active
6. 2024-02-14
   historical
7. 2023-11-07
   price $144,900
8. 2023-10-13
   listed $149,900 Active
9. 2023-04-14
   soldstatus $50,000 Sold 564-char remark

   Show marketing remark (564 chars)

   It’s a diamond in the rough - this spacious 4 bedroom, 2 bath home is ready to be the next chapter in your story! Enjoy the beautiful original woodwork, high ceilings, formal dining with pocket doors, main floor living and more. On the upper level you’ll find 3 bedrooms and a bath. Located on a large manicured lot with a detached double, heated garage and kennel. All located in the community of Erdahl, just minutes from Interstate 94 and only 6 miles from Elbow Lake. There is so much potential here for a new owner!! Call for a viewing today!

10. 2023-04-14
    soldstatus $50,000

    Show marketing remark (564 chars)

    It’s a diamond in the rough - this spacious 4 bedroom, 2 bath home is ready to be the next chapter in your story! Enjoy the beautiful original woodwork, high ceilings, formal dining with pocket doors, main floor living and more. On the upper level you’ll find 3 bedrooms and a bath. Located on a large manicured lot with a detached double, heated garage and kennel. All located in the community of Erdahl, just minutes from Interstate 94 and only 6 miles from Elbow Lake. There is so much potential here for a new owner!! Call for a viewing today!

11. 2023-04-05
    status Pending 564-char remark

    Show marketing remark (564 chars)

    It’s a diamond in the rough - this spacious 4 bedroom, 2 bath home is ready to be the next chapter in your story! Enjoy the beautiful original woodwork, high ceilings, formal dining with pocket doors, main floor living and more. On the upper level you’ll find 3 bedrooms and a bath. Located on a large manicured lot with a detached double, heated garage and kennel. All located in the community of Erdahl, just minutes from Interstate 94 and only 6 miles from Elbow Lake. There is so much potential here for a new owner!! Call for a viewing today!

12. 2023-03-08
    status Active 564-char remark

    Show marketing remark (564 chars)

    It’s a diamond in the rough - this spacious 4 bedroom, 2 bath home is ready to be the next chapter in your story! Enjoy the beautiful original woodwork, high ceilings, formal dining with pocket doors, main floor living and more. On the upper level you’ll find 3 bedrooms and a bath. Located on a large manicured lot with a detached double, heated garage and kennel. All located in the community of Erdahl, just minutes from Interstate 94 and only 6 miles from Elbow Lake. There is so much potential here for a new owner!! Call for a viewing today!

13. 2023-03-02
    historical Contingent - Subject to Financing 564-char remark

    Show marketing remark (564 chars)

    It’s a diamond in the rough - this spacious 4 bedroom, 2 bath home is ready to be the next chapter in your story! Enjoy the beautiful original woodwork, high ceilings, formal dining with pocket doors, main floor living and more. On the upper level you’ll find 3 bedrooms and a bath. Located on a large manicured lot with a detached double, heated garage and kennel. All located in the community of Erdahl, just minutes from Interstate 94 and only 6 miles from Elbow Lake. There is so much potential here for a new owner!! Call for a viewing today!

14. 2023-01-31
    price $74,000 564-char remark

    Show marketing remark (564 chars)

    It’s a diamond in the rough - this spacious 4 bedroom, 2 bath home is ready to be the next chapter in your story! Enjoy the beautiful original woodwork, high ceilings, formal dining with pocket doors, main floor living and more. On the upper level you’ll find 3 bedrooms and a bath. Located on a large manicured lot with a detached double, heated garage and kennel. All located in the community of Erdahl, just minutes from Interstate 94 and only 6 miles from Elbow Lake. There is so much potential here for a new owner!! Call for a viewing today!

15. 2022-12-29
    status Active 564-char remark

    Show marketing remark (564 chars)

    It’s a diamond in the rough - this spacious 4 bedroom, 2 bath home is ready to be the next chapter in your story! Enjoy the beautiful original woodwork, high ceilings, formal dining with pocket doors, main floor living and more. On the upper level you’ll find 3 bedrooms and a bath. Located on a large manicured lot with a detached double, heated garage and kennel. All located in the community of Erdahl, just minutes from Interstate 94 and only 6 miles from Elbow Lake. There is so much potential here for a new owner!! Call for a viewing today!

16. 2022-12-26
    historical Contingent - Inspection 564-char remark

    Show marketing remark (564 chars)

    It’s a diamond in the rough - this spacious 4 bedroom, 2 bath home is ready to be the next chapter in your story! Enjoy the beautiful original woodwork, high ceilings, formal dining with pocket doors, main floor living and more. On the upper level you’ll find 3 bedrooms and a bath. Located on a large manicured lot with a detached double, heated garage and kennel. All located in the community of Erdahl, just minutes from Interstate 94 and only 6 miles from Elbow Lake. There is so much potential here for a new owner!! Call for a viewing today!

17. 2022-11-12
    listed $84,000 Active 564-char remark

    Show marketing remark (564 chars)

    It’s a diamond in the rough - this spacious 4 bedroom, 2 bath home is ready to be the next chapter in your story! Enjoy the beautiful original woodwork, high ceilings, formal dining with pocket doors, main floor living and more. On the upper level you’ll find 3 bedrooms and a bath. Located on a large manicured lot with a detached double, heated garage and kennel. All located in the community of Erdahl, just minutes from Interstate 94 and only 6 miles from Elbow Lake. There is so much potential here for a new owner!! Call for a viewing today!

ⓘ 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: $1,062 · $88/mo
• Projected year-2 tax: $1,286 · $107/mo
• Expected delta: +$224/yr (+$19/mo · 21.1%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 1/10 Low 7 d/yr ≥98°F today · 13 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,348
• − Mortgage interest: −$7,556
• − Property taxes: −$1,062
• − Insurance: −$674
• − Repairs & maintenance: −$1,228
• − Management: −$1,228
• − Depreciation: −$3,924
• Taxable loss: −$325
• Est. tax savings @ 24.0%: +$78
• After-tax cash flow: $1,977/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: West Central Area
• NCES district ID: 2700104
• Math proficiency: 47% ▼ -16.00%
• Reading proficiency: 61% ▼ -8.00%
• Median HH income: $48,888
• Composite: 45.94/100
• National rank: #2541
• State rank: #80 of 301 in MN

Livability — Barrett

• Score: 61/100
• State rank: #720
• US rank: #17394

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 1,948

Population outlook (Grant County) Hauer SSP2

• Today (2025): 5,527 people
• By 2030: 5,287 · -4.3%
• By 2040: 4,829 · -12.6%
• By 2050: 4,415 · -20.1%
• By 2075: 3,504 · -36.6%
• By 2100: 2,555 · -53.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 4% Hispanic / Latino 1%
• Common ancestry: Portuguese 36% Scottish 3% Romanian 3%
• Foreign-born: 0%
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Grant

• 2024 margin: Solid R (+30.6) · D 33.6% · R 64.2% · Other 2.2%
• 2008→2024 swing: -36.2pp toward R · 2008: 5.7pp · 2024: -30.6pp
• All cycles: 2024: R+30.6 2020: R+26.5 2016: R+27.8 2012: R+2.9 2008: D+5.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.12%
• Current HPI: 253.9553
• 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

+60.6% since first listed

16 events — show timeline

• 2026-04-16 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2026-04-10 Relisted — NORTHSTARMLS as Distributed by MLS Grid
• 2026-04-06 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2026-03-23 Listed $134,900 NORTHSTARMLS as Distributed by MLS Grid
• 2024-02-14 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2023-11-07 Price Changed $144,900 NORTHSTARMLS as Distributed by MLS Grid
• 2023-10-13 Listed $149,900 NORTHSTARMLS as Distributed by MLS Grid
• 2023-04-14 Sold (Public Records) $50,000 Public Records
• 2023-04-14 Sold (MLS) $50,000 NORTHSTARMLS as Distributed by MLS Grid
• 2023-04-05 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2023-03-08 Relisted — NORTHSTARMLS as Distributed by MLS Grid
• 2023-03-02 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2023-01-31 Price Changed $74,000 NORTHSTARMLS as Distributed by MLS Grid
• 2022-12-29 Relisted — NORTHSTARMLS as Distributed by MLS Grid
• 2022-12-26 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2022-11-12 Listed $84,000 NORTHSTARMLS as Distributed by MLS Grid

Property tax history

+6.5%/yr

Latest (2026): $1,062 · +3.5% YoY. Source: county tax records.