402 Maple St · Sauk Centre, MN 56378

$148,000

3 bd · 1.0 ba · 1,313 sqft · SingleFamily public records · 31 Days on market

Built 1920 4,791 sqft 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 +21.0/30.0
• ARV discount +7.5/15.0
• DSCR +6.7/10.0
• 1% rule +5.1/10.0
• Schools +4.0/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Key facts

• 4,791 sq ft lot
• Garage
• Built 1920

Property features AI

Exterior

• Parking: Detached or attached 1-car garage (26 x 12)
• Utilities: City water connected; City sewer connected; Electric and natural gas available
• Home design: Residential property; One and one-half story; Poured concrete foundation
• Construction: Roof older than 8 years
• Exterior features: Front porch; Stucco exterior; Corner lot with 66 x 73 dimensions; Public maintained road

Interior

• Kitchen: Kitchen with range and refrigerator; Dishwasher
• Bedrooms: Three bedrooms (two on upper level, one on main level)
• Bathrooms: One full bathroom on the main level; One half bathroom on the upper level
• Heating & cooling: Hot water boiler with baseboard heating and zoned controls; No central air
• Interior features: Three season porch (main level); Mud room (main level); Unfinished basement
• Laundry & utility: Washer and dryer

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $148k.

Deal economics

• At list price, monthly cash flow is $209 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $148k).
• Recommended offer: $144k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.0% vs local median 3.7% in Sauk Centre — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 77/100 on livability (#127 in MN, #2,899 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F.
• Sauk Centre Public School District (town): math 42% / reading 51% proficiency, ranked #164 of 301 in MN (top 54%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 59 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 661 units permitted in Stearns County in 2024 (291 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 $4k of value loss. Plan a longer hold.
• Stearns County population projected at +9% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($144k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 23y ago; this cycle's ask has dropped $21k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $73k; list at $148k implies a 103% 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 $143,560 (3.0% below list)

Questions for the listing agent

1. It's been on market 31 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are B-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?
5. 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.
6. 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.
7. 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: 1.01% ✓
• Cap rate: 7.99%
• Cash-on-cash: 6.06%
• DSCR: 1.27
• GRM: 8.2

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: -7.0%
• Equity multiple: 0.74×
• Total profit: $-10,664
• Equity at exit: $22,067

10-year hold

• IRR: 2.6%
• Equity multiple: 1.19×
• Total profit: $7,845
• Equity at exit: $12,796

Cash invested: $41,440 (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 56378

• Active inventory: 59
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $1,499 medium
• Mortgage (P&I): −$776
• Tax from tax record: −$137 /mo · $1,648/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$315
• Net cashflow: $209

Break-even live

Break-even rent $1,234

Max offer price $148,000

Occupancy floor 81%

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: $37,000
• Closing costs: $4,440
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
204 Main St N Unit 204 Sauk Centre, MN	2.0	2.0	933	$1,395	$1.50	44d	1	0.53mi
311 Main St N Unit 311 Sauk Centre, MN	2.0	2.0	1157	$1,595	$1.38	44d	1	0.60mi

Listing history 33 events

1. 2026-06-18
   days on market $148,000 Active 31 DOM
2. 2026-06-17
   days on market $148,000 Active 30 DOM
3. 2026-06-16
   days on market $148,000 Active 29 DOM
4. 2026-06-16
   price $148,000 Active 28 DOM
5. 2026-06-15
   days on market $158,000 Active 28 DOM
6. 2026-06-13
   days on market $158,000 Active 26 DOM
7. 2026-06-12
   days on market $158,000 Active 25 DOM
8. 2026-06-09
   days on market $158,000 Active 22 DOM
9. 2026-06-08
   days on market $158,000 Active 21 DOM
10. 2026-06-07
    days on market $158,000 Active 20 DOM
11. 2026-06-07
    days on market $158,000 Active 19 DOM
12. 2026-06-04
    days on market $158,000 Active 16 DOM
13. 2026-06-02
    days on market $158,000 Active 15 DOM
14. 2026-06-01
    days on market $158,000 Active 14 DOM
15. 2026-05-31
    days on market $158,000 Active 13 DOM
16. 2026-05-31
    days on market $158,000 Active 12 DOM
17. 2026-05-15
    historical $169,000
18. 2017-11-24
    historical
19. 2017-10-27
    price $74,900
20. 2017-09-09
    listed $79,500 Active
21. 2012-09-16
    historical
22. 2012-03-16
    listed $74,900
23. 2012-02-15
    historical
24. 2011-08-15
    listed $72,900
25. 2011-07-31
    historical
26. 2010-07-31
    listed $83,900
27. 2005-08-15
    soldstatus $72,900
28. 2005-08-08
    soldstatus $72,900
29. 2005-07-12
    listed $74,900
30. 2004-02-05
    soldstatus $66,550
31. 2004-01-23
    soldstatus $66,550
32. 2003-06-13
    listed $69,900
33. 1993-05-15
    soldstatus $30,000

ⓘ 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: $1,648 · $137/mo
• Projected year-2 tax: $1,653 · $138/mo
• Expected delta: +$5/yr ($0/mo · 0.3%)

ⓘ 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 ≥97°F today · 13 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,990
• − Mortgage interest: −$8,290
• − Property taxes: −$1,648
• − Insurance: −$740
• − Repairs & maintenance: −$1,439
• − Management: −$1,439
• − Depreciation: −$4,305
• Taxable income: $128
• Est. tax owed @ 24.0%: −$31
• After-tax cash flow: $2,480/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: Sauk Centre Public School District
• NCES district ID: 2732850
• Math proficiency: 42% ▼ -18.00%
• Reading proficiency: 51% ▼ -12.00%
• Median HH income: $52,108
• Composite: 40.05/100
• National rank: #3816
• State rank: #164 of 301 in MN

Livability — Sauk Centre

• Score: 77/100
• State rank: #127
• US rank: #2899

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Sauk Centre, MN
• Population (ZIP): 8,433

Population outlook (Stearns County) Hauer SSP2

• Today (2025): 162,629 people
• By 2030: 166,495 · +2.4%
• By 2040: 172,661 · +6.2%
• By 2050: 177,480 · +9.1%
• By 2075: 192,907 · +18.6%
• By 2100: 206,274 · +26.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 3% Hispanic / Latino 3%
• Common ancestry: Portuguese 12% Romanian 4% Italian 3%
• Foreign-born: 1% · Canada
• Languages at home: 96% English-only · Spanish 2%

Political lean MEDSL · Stearns

• 2024 margin: Strong R (+26.8) · D 35.7% · R 62.5% · Other 1.9%
• 2008→2024 swing: -19.8pp toward R · 2008: -7.0pp · 2024: -26.8pp
• All cycles: 2024: R+26.8 2020: R+22.5 2016: R+27.9 2012: R+12.1 2008: R+7.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -142.31%
• Current HPI: 149.9169
• 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

+393.3% since first listed

20 events — show timeline

• 2026-06-15 Price Changed $148,000 NORTHSTARMLS as Distributed by MLS Grid
• 2026-05-26 Price Changed $158,000 NORTHSTARMLS as Distributed by MLS Grid
• 2026-05-19 Listed $169,000 NORTHSTARMLS as Distributed by MLS Grid
• 2026-05-15 Coming Soon $169,000 NORTHSTARMLS as Distributed by MLS Grid
• 2017-11-24 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2017-10-27 Price Changed $74,900 NORTHSTARMLS as Distributed by MLS Grid
• 2017-09-09 Listed $79,500 NORTHSTARMLS as Distributed by MLS Grid
• 2012-09-16 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2012-03-16 Listed $74,900 NORTHSTARMLS as Distributed by MLS Grid
• 2012-02-15 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2011-08-15 Listed $72,900 NORTHSTARMLS as Distributed by MLS Grid
• 2011-07-31 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2010-07-31 Listed $83,900 NORTHSTARMLS as Distributed by MLS Grid
• 2005-08-15 Sold (Public Records) $72,900 Public Records
• 2005-08-08 Sold (MLS) $72,900 NORTHSTARMLS as Distributed by MLS Grid
• 2005-07-12 Listed $74,900 NORTHSTARMLS as Distributed by MLS Grid
• 2004-02-05 Sold (Public Records) $66,550 Public Records
• 2004-01-23 Sold (MLS) $66,550 NORTHSTARMLS as Distributed by MLS Grid
• 2003-06-13 Listed $69,900 NORTHSTARMLS as Distributed by MLS Grid
• 1993-05-15 Sold (Public Records) $30,000 Public Records

Property tax history

+3.8%/yr

Latest (2025): $1,648 · +2.9% YoY. Source: county tax records.