229 E Oak St · Tyler, MN 56178

$175,000

3 bd · 2.0 ba · 2,088 sqft · Other · 335 Days on market

Built 1957 0.33 ac lot $84/sqft · 26% below area Est $236k · 26% under

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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).

• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• Cash flow +9.0/30.0
• Schools +4.5/10.0
• Livability +3.7/5.0
• DSCR +2.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.3/10.0

Listing remarks MLS

Spacious Ranch-Style Home on Double Lot – Remodeled Interior! Set on two combined 70’x150’ lots (totaling 140’x150’), this updated ranch-style home offers modern comfort and plenty of space—inside and out. A single attached garage and extra cement parking pad provide convenient off-street parking. Step inside to find a beautifully remodeled interior featuring new Pergo waterproof, scratch-resistant laminate wood flooring throughout. The kitchen boasts brand-new white cabinetry, stainless steel appliances, a country-style sink, and is open to the dining area, which is enhanced by an attractive chandelier and recessed lighting. The bright and airy living room features a large picture window and elegant lighting as well. With four main-floor bedrooms (three with closets), there’s room for everyone. The spacious bathroom includes a walk-in shower and a direct entry into one of the bedrooms. The partially finished basement features a ¾ bath, bonus room, and a large laundry/utility area with two sump pumps and stylish white wainscoting—ready for your finishing touches. Enjoy a generous backyard, plenty of room for a garden or just relaxing. Street improvements are currently underway in front of the property. Be sure to check out this updated home!

Key facts

• Remodeled interior
• Country-style sink
• Open to dining area

Tags

• REMODELED INTERIOR
• BRAND-NEW WHITE CABINETRY
• STAINLESS STEEL APPLIANCES
• COUNTRY-STYLE SINK
• OPEN TO DINING AREA
• LARGE PICTURE WINDOW

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $175k.

Deal economics

• At list price, monthly cash flow is $-137 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $151k (13.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $128k (26.7% below list).
• Recommended offer: $128k (26.7% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 73/100 on livability (#254 in MN) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment C-, health & safety D+, amenities F.
• Rtr Public Schools (rural): math 50% / reading 55% proficiency, ranked #92 of 301 in MN (top 31%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 9 active listings in the ZIP; 13 units permitted in Lincoln County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $19k of equity ($1k loan paydown + $18k appreciation (10.0% local appreciation)).
• Lincoln County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 2, 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 335 days — a 12% lower offer ($154k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 2y ago; this cycle's ask has dropped $20k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $120k; 46% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1957 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $128,228 (26.7% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 335 days. Have you received any prior offers? Is the seller open to a 27% concession, seller financing, or rate buy-down credit?
3. Built in 1957 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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.
7. 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.
8. 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: 0.73% ✗
• Cap rate: 5.35%
• Cash-on-cash: -3.36%
• DSCR: 0.85
• GRM: 11.4

CMA / ARV

• ARV (median comp): $235,509
• List price: $175,000
• Delta: -25.69%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 21.9%
• Equity multiple: 2.77×
• Total profit: $86,548
• Equity at exit: $157,654

10-year hold

• IRR: 19.7%
• Equity multiple: 6.34×
• Total profit: $261,712
• Equity at exit: $339,987

Cash invested: $49,000 (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 56178

• Home prices YoY: 12.4%
• Active inventory: 9
• Price-to-rent: 11.4×

Monthly cashflow live

• Estimated rent: $1,282 medium
• Mortgage (P&I): −$918
• Tax from tax record: −$160 /mo · $1,916/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$269
• Net cashflow: $-137

Break-even live

Break-even rent $1,456

Max offer price $150,745

Occupancy floor —

Sensitivity live

Price	-10% $-38	-5% $-88	+0% $-137	+5% $-187	+10% $-236
Rent	-10% $-239	-5% $-188	+0% $-137	+5% $-87	+10% $-36
Rate	-1.0pp $-49	-0.5pp $-93	base $-137	+0.5pp $-183	+1.0pp $-229

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Listing history 32 events

1. 2026-06-19
   days on market $175,000 Active 335 DOM
2. 2026-06-18
   days on market $175,000 Active 334 DOM
3. 2026-06-17
   days on market $175,000 Active 333 DOM
4. 2026-06-16
   days on market $175,000 Active 332 DOM
5. 2026-06-15
   days on market $175,000 Active 331 DOM
6. 2026-06-14
   days on market $175,000 Active 329 DOM
7. 2026-06-12
   days on market $175,000 Active 328 DOM
8. 2026-06-09
   days on market $175,000 Active 325 DOM
9. 2026-06-08
   days on market $175,000 Active 324 DOM
10. 2026-06-07
    days on market $175,000 Active 323 DOM
11. 2026-06-04
    days on market $175,000 Active 319 DOM
12. 2026-06-02
    days on market $175,000 Active 318 DOM
13. 2026-06-01
    days on market $175,000 Active 317 DOM
14. 2026-05-31
    days on market $175,000 Active 316 DOM
15. 2026-05-31
    days on market $175,000 Active 315 DOM
16. 2026-04-07
    price $175,000 1321-char remark

    Show marketing remark (1321 chars)

    Spacious Ranch-Style Home on Double Lot – Remodeled Interior! Set on two combined 70’x150’ lots (totaling 140’x150’), this updated ranch-style home offers modern comfort and plenty of space—inside and out. A single attached garage and extra cement parking pad provide convenient off-street parking. Step inside to find a beautifully remodeled interior featuring new Pergo waterproof, scratch-resistant laminate wood flooring throughout. The kitchen boasts brand-new white cabinetry, stainless steel appliances, a country-style sink, and is open to the dining area, which is enhanced by an attractive chandelier and recessed lighting. The bright and airy living room features a large picture window and elegant lighting as well. With four main-floor bedrooms (three with closets), there’s room for everyone. The spacious bathroom includes a walk-in shower and a direct entry into one of the bedrooms. The partially finished basement features a ¾ bath, bonus room, and a large laundry/utility area with two sump pumps and stylish white wainscoting—ready for your finishing touches. Enjoy a generous backyard, plenty of room for a garden or just relaxing. Street improvements are currently underway in front of the property. Be sure to check out this updated home!

17. 2026-01-08
    status Active 1321-char remark

    Show marketing remark (1321 chars)

    Spacious Ranch-Style Home on Double Lot – Remodeled Interior! Set on two combined 70’x150’ lots (totaling 140’x150’), this updated ranch-style home offers modern comfort and plenty of space—inside and out. A single attached garage and extra cement parking pad provide convenient off-street parking. Step inside to find a beautifully remodeled interior featuring new Pergo waterproof, scratch-resistant laminate wood flooring throughout. The kitchen boasts brand-new white cabinetry, stainless steel appliances, a country-style sink, and is open to the dining area, which is enhanced by an attractive chandelier and recessed lighting. The bright and airy living room features a large picture window and elegant lighting as well. With four main-floor bedrooms (three with closets), there’s room for everyone. The spacious bathroom includes a walk-in shower and a direct entry into one of the bedrooms. The partially finished basement features a ¾ bath, bonus room, and a large laundry/utility area with two sump pumps and stylish white wainscoting—ready for your finishing touches. Enjoy a generous backyard, plenty of room for a garden or just relaxing. Street improvements are currently underway in front of the property. Be sure to check out this updated home!

18. 2026-01-08
    price $184,900 1321-char remark

    Show marketing remark (1321 chars)

    Spacious Ranch-Style Home on Double Lot – Remodeled Interior! Set on two combined 70’x150’ lots (totaling 140’x150’), this updated ranch-style home offers modern comfort and plenty of space—inside and out. A single attached garage and extra cement parking pad provide convenient off-street parking. Step inside to find a beautifully remodeled interior featuring new Pergo waterproof, scratch-resistant laminate wood flooring throughout. The kitchen boasts brand-new white cabinetry, stainless steel appliances, a country-style sink, and is open to the dining area, which is enhanced by an attractive chandelier and recessed lighting. The bright and airy living room features a large picture window and elegant lighting as well. With four main-floor bedrooms (three with closets), there’s room for everyone. The spacious bathroom includes a walk-in shower and a direct entry into one of the bedrooms. The partially finished basement features a ¾ bath, bonus room, and a large laundry/utility area with two sump pumps and stylish white wainscoting—ready for your finishing touches. Enjoy a generous backyard, plenty of room for a garden or just relaxing. Street improvements are currently underway in front of the property. Be sure to check out this updated home!

19. 2026-01-06
    historical 1321-char remark

    Show marketing remark (1321 chars)

    Spacious Ranch-Style Home on Double Lot – Remodeled Interior! Set on two combined 70’x150’ lots (totaling 140’x150’), this updated ranch-style home offers modern comfort and plenty of space—inside and out. A single attached garage and extra cement parking pad provide convenient off-street parking. Step inside to find a beautifully remodeled interior featuring new Pergo waterproof, scratch-resistant laminate wood flooring throughout. The kitchen boasts brand-new white cabinetry, stainless steel appliances, a country-style sink, and is open to the dining area, which is enhanced by an attractive chandelier and recessed lighting. The bright and airy living room features a large picture window and elegant lighting as well. With four main-floor bedrooms (three with closets), there’s room for everyone. The spacious bathroom includes a walk-in shower and a direct entry into one of the bedrooms. The partially finished basement features a ¾ bath, bonus room, and a large laundry/utility area with two sump pumps and stylish white wainscoting—ready for your finishing touches. Enjoy a generous backyard, plenty of room for a garden or just relaxing. Street improvements are currently underway in front of the property. Be sure to check out this updated home!

20. 2025-08-09
    historical $1,250
21. 2025-07-17
    listed $195,000 Active 1321-char remark

    Show marketing remark (1321 chars)

    Spacious Ranch-Style Home on Double Lot – Remodeled Interior! Set on two combined 70’x150’ lots (totaling 140’x150’), this updated ranch-style home offers modern comfort and plenty of space—inside and out. A single attached garage and extra cement parking pad provide convenient off-street parking. Step inside to find a beautifully remodeled interior featuring new Pergo waterproof, scratch-resistant laminate wood flooring throughout. The kitchen boasts brand-new white cabinetry, stainless steel appliances, a country-style sink, and is open to the dining area, which is enhanced by an attractive chandelier and recessed lighting. The bright and airy living room features a large picture window and elegant lighting as well. With four main-floor bedrooms (three with closets), there’s room for everyone. The spacious bathroom includes a walk-in shower and a direct entry into one of the bedrooms. The partially finished basement features a ¾ bath, bonus room, and a large laundry/utility area with two sump pumps and stylish white wainscoting—ready for your finishing touches. Enjoy a generous backyard, plenty of room for a garden or just relaxing. Street improvements are currently underway in front of the property. Be sure to check out this updated home!

22. 2025-07-14
    historical
23. 2025-06-30
    price $195,000
24. 2025-06-23
    price $1,250
25. 2025-06-11
    listed $1,400
26. 2025-06-06
    historical $1,400
27. 2025-04-03
    listed $1,400
28. 2025-02-20
    price $205,000
29. 2024-10-15
    price $210,000
30. 2024-08-21
    listed $235,000 Active
31. 2022-08-08
    soldstatus $120,000
32. 2017-09-22
    soldstatus $42,000

ⓘ 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: $1,916 · $160/mo
• Projected year-2 tax: $1,938 · $162/mo
• Expected delta: +$22/yr (+$2/mo · 1.1%)

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥96°F today · 14 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: $15,387
• − Mortgage interest: −$9,803
• − Property taxes: −$1,916
• − Insurance: −$875
• − Repairs & maintenance: −$1,231
• − Management: −$1,231
• − Depreciation: −$5,091
• Taxable loss: −$4,759
• Est. tax savings @ 24.0%: +$1,142
• After-tax cash flow: $-505/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: Rtr Public Schools
• NCES district ID: 2700294
• Math proficiency: 50% ▬ 0.00%
• Reading proficiency: 55% ▼ -6.00%
• Median HH income: $52,766
• Composite: 45.11/100
• National rank: #2689
• State rank: #92 of 301 in MN

Livability — Tyler

• Score: 73/100
• State rank: #254
• US rank: #5435

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Tyler, MN
• City population: 1,669
• Population (ZIP): 1,669

Population outlook (Lincoln County) Hauer SSP2

• Today (2025): 5,433 people
• By 2030: 5,215 · -4.0%
• By 2040: 4,828 · -11.1%
• By 2050: 4,445 · -18.2%
• By 2075: 3,678 · -32.3%
• By 2100: 2,762 · -49.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Two or more races 4% Hispanic / Latino 2%
• Common ancestry: Portuguese 14% Iranian 6% Romanian 4%
• Foreign-born: 0%
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Lincoln

• 2024 margin: Solid R (+37.8) · D 30.1% · R 67.9% · Other 2.0%
• 2008→2024 swing: -38.6pp toward R · 2008: 0.8pp · 2024: -37.8pp
• All cycles: 2024: R+37.8 2020: R+38.0 2016: R+35.6 2012: R+5.3 2008: D+0.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 23.27%
• Current HPI: 210.52
• 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

+316.7% since first listed

17 events — show timeline

• 2026-04-07 Price Changed $175,000 NORTHSTARMLS as Distributed by MLS Grid
• 2026-01-08 Relisted — NORTHSTARMLS as Distributed by MLS Grid
• 2026-01-08 Price Changed $184,900 NORTHSTARMLS as Distributed by MLS Grid
• 2026-01-06 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2025-08-09 Rental Removed $1,250 TURBOTENANT
• 2025-07-17 Listed $195,000 NORTHSTARMLS as Distributed by MLS Grid
• 2025-07-14 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2025-06-30 Price Changed $195,000 NORTHSTARMLS as Distributed by MLS Grid
• 2025-06-23 Price Changed $1,250 TURBOTENANT
• 2025-06-11 Listed for Rent $1,400 TURBOTENANT
• 2025-06-06 Rental Removed $1,400 TURBOTENANT
• 2025-04-03 Listed for Rent $1,400 TURBOTENANT
• 2025-02-20 Price Changed $205,000 NORTHSTARMLS as Distributed by MLS Grid
• 2024-10-15 Price Changed $210,000 NORTHSTARMLS as Distributed by MLS Grid
• 2024-08-21 Listed $235,000 NORTHSTARMLS as Distributed by MLS Grid
• 2022-08-08 Sold (Public Records) $120,000 Public Records
• 2017-09-22 Sold (Public Records) $42,000 Public Records

Property tax history

+10.0%/yr

Latest (2026): $1,916 · +4.1% YoY. Source: county tax records.