1010 Hwy 71 N · Browerville, MN 56438

$129,900

4 bd · 2.0 ba · 1,482 sqft · SingleFamily public records · 13 Days on market

Built 1930 0.82 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 +17.4/30.0
• ARV discount +7.5/15.0
• DSCR +5.4/10.0
• 1% rule +5.1/10.0
• Appreciation +4.4/10.0
• Livability +3.6/5.0
• Schools +3.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

This home sits on a large lot with a double detached garage.The home has five bedrooms and two baths. It has currently been set up as a duplex with all of the utilities separated.

Key facts

• Large city lot
• 0.82 acre lot
• 2 garage spots

Tags

• INCOME PRODUCING PROPERTY
• DUPLEX CONVERSION POTENTIAL
• NEW NATURAL GAS FURNACES
• LARGE CITY LOT

Property features AI

Exterior

• Parking: Detached 2-car garage (24 x 22; 22' door)
• Utilities: City water connected; City sewer connected; Natural gas fuel; Electric service by Minnesota Power
• Home design: Residential property; One and one-half levels; Above-grade finished living area: 1,954; Below-grade area: 1,482; Total building area: 3,436
• Construction: Frame construction; Block foundation; Foundation dimensions: 40 x 18 and 16 x 18; Roof age over 8 years
• Exterior features: Wood exterior; Light tree coverage on the lot; Located on a state road with public maintenance

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 1 full bath, 1 quarter bath
• Heating & cooling: Forced air heating; No central cooling
• Interior features: Main floor laundry; Main floor full bath; Has basement with block foundation
• Laundry & utility: Laundry located in hall

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $98 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $130k).

Location & tenants

• Location reads 71/100 on livability (#299 in MN) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools D+, crime D, employment D.
• Browerville Public School District (rural): math 38% / reading 45% proficiency, ranked #214 of 301 in MN (top 71%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 65 active listings in the ZIP; 167 units permitted in Todd County in 2024 (78 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-1.3%/yr); year-one equity from $898 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Todd County population projected at -28% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 13y 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 $23k; list at $130k implies a 465% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $129,900

Questions for the listing agent

1. Built in 1930 — 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 D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. 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?
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: 7.19%
• Cash-on-cash: 3.22%
• DSCR: 1.14
• GRM: 8.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-1.26% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -3.2%
• Equity multiple: 0.86×
• Total profit: $-5,059
• Equity at exit: $29,718

10-year hold

• IRR: 3.8%
• Equity multiple: 1.35×
• Total profit: $12,802
• Equity at exit: $29,831

Cash invested: $36,372 (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 56438

• Home prices YoY: -0.6%
• Active inventory: 65
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $1,317 medium
• Mortgage (P&I): −$681
• Tax from tax record: −$208 /mo · $2,490/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$277
• Net cashflow: $98

Break-even live

Break-even rent $1,193

Max offer price $129,900

Occupancy floor 88%

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-05-14
   listed $129,900 Active 411-char remark
2. 2013-12-02
   soldstatus $23,000 179-char remark

   Show marketing remark (179 chars)

   This home sits on a large lot with a double detached garage.The home has five bedrooms and two baths. It has currently been set up as a duplex with all of the utilities separated.

3. 2013-09-27
   historical 179-char remark

   Show marketing remark (179 chars)

   This home sits on a large lot with a double detached garage.The home has five bedrooms and two baths. It has currently been set up as a duplex with all of the utilities separated.

4. 2013-09-17
   listed $23,000 179-char remark

   Show marketing remark (179 chars)

   This home sits on a large lot with a double detached garage.The home has five bedrooms and two baths. It has currently been set up as a duplex with all of the utilities separated.

ⓘ 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: $2,490 · $208/mo
• Projected year-2 tax: $2,490 · $208/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 1/10 Low 7 d/yr ≥98°F today · 12 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: $15,804
• − Mortgage interest: −$7,276
• − Property taxes: −$2,490
• − Insurance: −$650
• − Repairs & maintenance: −$1,264
• − Management: −$1,264
• − Depreciation: −$3,779
• Taxable loss: −$920
• Est. tax savings @ 24.0%: +$221
• After-tax cash flow: $1,392/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: Browerville Public School District
• NCES district ID: 2706300
• Math proficiency: 38% ▬ 0.00%
• Reading proficiency: 45% ▲ 3.00%
• Median HH income: $47,448
• Composite: 35.47/100
• National rank: #4925
• State rank: #214 of 301 in MN

Livability — Browerville

• Score: 71/100
• State rank: #299
• US rank: #6586

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Browerville, MN
• Population (ZIP): 2,830

Population outlook (Todd County) Hauer SSP2

• Today (2025): 22,202 people
• By 2030: 20,962 · -5.6%
• By 2040: 18,352 · -17.3%
• By 2050: 15,904 · -28.4%
• By 2075: 11,348 · -48.9%
• By 2100: 7,801 · -64.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (85%)
• Race & ethnicity: White 85% Hispanic / Latino 10% Two or more races 9% Black 1%
• Hispanic origin (detail): Mexican 5% Puerto Rican 2% Dominican 2%
• Common ancestry: Romanian 14% Portuguese 7% Lithuanian 3%
• Foreign-born: 3% · Canada
• Languages at home: 91% English-only · Spanish 5% German/W. Germanic 3% French/Haitian/Cajun 1%

Political lean MEDSL · Todd

• 2024 margin: Solid R (+53.5) · D 22.5% · R 76.0% · Other 1.5%
• 2008→2024 swing: -42.4pp toward R · 2008: -11.1pp · 2024: -53.5pp
• All cycles: 2024: R+53.5 2020: R+48.8 2016: R+47.7 2012: R+16.1 2008: R+11.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -1.26%
• Current HPI: 204.7125
• 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

+464.8% since first listed

5 events — show timeline

• 2026-05-27 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2026-05-14 Listed $129,900 NORTHSTARMLS as Distributed by MLS Grid
• 2013-12-02 Sold (MLS) $23,000 NORTHSTARMLS as Distributed by MLS Grid
• 2013-09-27 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2013-09-17 Listed $23,000 NORTHSTARMLS as Distributed by MLS Grid

Property tax history

+7.1%/yr

Latest (2026): $2,490 · +33.4% YoY. Source: county tax records.