310 6th St · Dawson, MN 56232

$74,000

4 bd · 1.0 ba · 1,126 sqft · SingleFamily · 158 Days on market

Built 1900 6,490 sqft lot

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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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.9/10.0
• ARV discount +7.5/15.0
• Appreciation +7.1/10.0
• Schools +4.2/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

AN AFFORDABLE 4 BEDROOM HOME THAT INCLUDES A ONE STALL GARAGE. THE HOME HAS BEEN PAINTED FULLY ON THE INTERIOR INCLUDES UPDATES SUCH AS NEW WINDOW AND EXTERIOR DOORS! CORNER LOT. 3 BEDROOMS UP AND 1 MAIN FLOOR BED BATH AND LAUNDRY. THERE IS NO BASEMENT. STOVE INCLUDED

Key facts

• 6,490 sq ft lot
• Garage
• Built 1900

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $74k.

Deal economics

• At list price, monthly cash flow is $324 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $74k).
• Recommended offer: $65k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 77/100 on livability (#145 in MN, #3,213 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F.
• Dawson-Boyd Public School District (rural): math 42% / reading 58% proficiency, ranked #124 of 301 in MN (top 41%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 29 active listings in the ZIP; 9 units permitted in Lac qui Parle County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($512 loan paydown + $3k appreciation (4.2% local appreciation)).
• Lac qui Parle County population projected at -19% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (4.2% appreciation + 3.0% rent growth), your $21k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 158 days — a 12% lower offer ($65k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 19y ago; this cycle's ask has dropped $6k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $24k; list at $74k implies a 202% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $65,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 158 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.49% ✓
• Cap rate: 11.55%
• Cash-on-cash: 18.76%
• DSCR: 1.83
• GRM: 5.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

4.24% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 27.7%
• Equity multiple: 2.67×
• Total profit: $34,553
• Equity at exit: $38,561

10-year hold

• IRR: 27.2%
• Equity multiple: 5.26×
• Total profit: $88,344
• Equity at exit: $63,915

Cash invested: $20,720 (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 56232

• Home prices YoY: 2.1%
• Active inventory: 29
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $1,104 medium
• Mortgage (P&I): −$388
• Tax from tax record: −$129 /mo · $1,548/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$232
• Net cashflow: $324

Break-even live

Break-even rent $694

Max offer price $74,000

Occupancy floor 66%

Sensitivity live

Price	-10% $366	-5% $345	+0% $324	+5% $303	+10% $282
Rent	-10% $237	-5% $280	+0% $324	+5% $367	+10% $411
Rate	-1.0pp $361	-0.5pp $343	base $324	+0.5pp $305	+1.0pp $285

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: $18,500
• Closing costs: $2,220
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-21
   days on market $74,000 Active 158 DOM
2. 2026-06-21
   days on market $74,000 Active 157 DOM
3. 2026-06-18
   days on market $74,000 Active 155 DOM
4. 2026-06-17
   days on market $74,000 Active 154 DOM
5. 2026-06-16
   days on market $74,000 Active 153 DOM
6. 2026-06-15
   days on market $74,000 Active 152 DOM
7. 2026-06-13
   days on market $74,000 Active 150 DOM
8. 2026-06-12
   days on market $74,000 Active 149 DOM
9. 2026-06-09
   days on market $74,000 Active 146 DOM
10. 2026-06-08
    days on market $74,000 Active 145 DOM
11. 2026-06-07
    days on market $74,000 Active 144 DOM
12. 2026-06-05
    days on market $74,000 Active 142 DOM
13. 2026-06-04
    days on market $74,000 Active 140 DOM
14. 2026-06-02
    days on market $74,000 Active 139 DOM
15. 2026-06-01
    days on market $74,000 Active 138 DOM
16. 2026-05-31
    days on market $74,000 Active 137 DOM
17. 2026-05-31
    days on market $74,000 Active 136 DOM
18. 2026-04-22
    price $74,000 268-char remark

    Show marketing remark (268 chars)

    AN AFFORDABLE 4 BEDROOM HOME THAT INCLUDES A ONE STALL GARAGE. THE HOME HAS BEEN PAINTED FULLY ON THE INTERIOR INCLUDES UPDATES SUCH AS NEW WINDOW AND EXTERIOR DOORS! CORNER LOT. 3 BEDROOMS UP AND 1 MAIN FLOOR BED BATH AND LAUNDRY. THERE IS NO BASEMENT. STOVE INCLUDED

19. 2026-01-14
    listed $79,900 Active 268-char remark

    Show marketing remark (268 chars)

    AN AFFORDABLE 4 BEDROOM HOME THAT INCLUDES A ONE STALL GARAGE. THE HOME HAS BEEN PAINTED FULLY ON THE INTERIOR INCLUDES UPDATES SUCH AS NEW WINDOW AND EXTERIOR DOORS! CORNER LOT. 3 BEDROOMS UP AND 1 MAIN FLOOR BED BATH AND LAUNDRY. THERE IS NO BASEMENT. STOVE INCLUDED

20. 2019-02-02
    historical 162-char remark

    Show marketing remark (162 chars)

    Neat 4 bedroom home with new vinyl siding, new windows and newly insulated. This home will have a new roof. Very nice home with low maintenance and single garage.

21. 2008-01-18
    soldstatus $24,500 162-char remark

    Show marketing remark (162 chars)

    Neat 4 bedroom home with new vinyl siding, new windows and newly insulated. This home will have a new roof. Very nice home with low maintenance and single garage.

22. 2008-01-18
    soldstatus $24,500

    Show marketing remark (162 chars)

    Neat 4 bedroom home with new vinyl siding, new windows and newly insulated. This home will have a new roof. Very nice home with low maintenance and single garage.

23. 2007-12-05
    listed $25,000

    Show marketing remark (162 chars)

    Neat 4 bedroom home with new vinyl siding, new windows and newly insulated. This home will have a new roof. Very nice home with low maintenance and single garage.

24. 2007-12-05
    listed $25,000 162-char remark

    Show marketing remark (162 chars)

    Neat 4 bedroom home with new vinyl siding, new windows and newly insulated. This home will have a new roof. Very nice home with low maintenance and single garage.

ⓘ 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: $1,548 · $129/mo
• Projected year-2 tax: $1,548 · $129/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 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥100°F today · 13 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: $13,242
• − Mortgage interest: −$4,145
• − Property taxes: −$1,548
• − Insurance: −$370
• − Repairs & maintenance: −$1,059
• − Management: −$1,059
• − Depreciation: −$2,153
• Taxable income: $2,908
• Est. tax owed @ 24.0%: −$698
• After-tax cash flow: $3,189/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: Dawson-Boyd Public School District
• NCES district ID: 2710090
• Math proficiency: 42% ▼ -17.00%
• Reading proficiency: 58% ▼ -7.00%
• Median HH income: $47,615
• Composite: 42.5/100
• National rank: #3204
• State rank: #124 of 301 in MN

Livability — Dawson

• Score: 77/100
• State rank: #145
• US rank: #3213

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Dawson, MN
• Population (ZIP): 2,365

Population outlook (Lac qui Parle County) Hauer SSP2

• Today (2025): 6,291 people
• By 2030: 6,021 · -4.3%
• By 2040: 5,517 · -12.3%
• By 2050: 5,094 · -19.0%
• By 2075: 4,640 · -26.2%
• By 2100: 4,173 · -33.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Two or more races 5% Hispanic / Latino 5%
• Common ancestry: Portuguese 41% English 3% Scottish 2%
• Foreign-born: 4% · Canada
• Languages at home: 96% English-only · Spanish 3%

Political lean MEDSL · Lac qui Parle

• 2024 margin: Solid R (+32.2) · D 32.9% · R 65.2% · Other 1.9%
• 2008→2024 swing: -38.2pp toward R · 2008: 5.9pp · 2024: -32.2pp
• All cycles: 2024: R+32.2 2020: R+26.8 2016: R+25.9 2012: D+0.9 2008: D+5.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.24%
• Current HPI: 210.1619
• 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

+196.0% since first listed

7 events — show timeline

• 2026-04-22 Price Changed $74,000 NORTHSTARMLS as Distributed by MLS Grid
• 2026-01-14 Listed $79,900 NORTHSTARMLS as Distributed by MLS Grid
• 2019-02-02 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2008-01-18 Sold (MLS) $24,500 NORTHSTARMLS as Distributed by MLS Grid
• 2008-01-18 Sold (MLS) $24,500 NORTHSTARMLS as Distributed by MLS Grid
• 2007-12-05 Listed $25,000 NORTHSTARMLS as Distributed by MLS Grid
• 2007-12-05 Listed $25,000 NORTHSTARMLS as Distributed by MLS Grid

Property tax history

+11.0%/yr

Latest (2026): $1,548 · +0.9% YoY. Source: county tax records.