4094 Crow Wing Cir SW · Sylvan, MN 56473

$218,000

3 bd · 2.0 ba · 1,456 sqft · SingleFamily · 157 Days on market

Built 2004 Fair condition 1.00 ac lot ↓ 3% since listing

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Why this score? — see what drove the D 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 +13.6/30.0
• ARV discount +7.5/15.0
• DSCR +4.1/10.0
• Schools +4.1/10.0
• 1% rule +3.8/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Enjoy all main-level living in this beautiful 3 bedroom, 2 bathroom home situated on a 1 acre corner lot adorned with towering pines. Recent updates include a newer septic system, well, and furnace for peace of mind. Inside, you’ll find a spacious layout featuring both a large family room and living room, perfect for gatherings and relaxation. Conveniently located near the Brainerd Lakes Area, this property offers easy access to amenities while surrounding you with nature and scenic beauty. Don’t miss this opportunity to own a home that combines comfort, convenience, and charm!

Key facts

• 1 acre corner lot
• Large family room
• Newer furnace

Tags

• 1 ACRE CORNER LOT
• NEWER SEPTIC SYSTEM
• NEWER WELL
• NEWER FURNACE
• LARGE FAMILY ROOM
• EASY ACCESS TO AMENITIES

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $218k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $13 ($154/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 $192k (11.8% below list).
• Recommended offer: $192k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• Pillager Public School District (rural): math 43% / reading 51% proficiency, ranked #146 of 301 in MN (top 48%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 31 active listings in the ZIP; 285 units permitted in Cass County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• Cass County population projected at -20% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 157 days — a 12% lower offer ($192k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago; this cycle's ask has dropped $30k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $191,840 (12.0% below list)

Questions for the listing agent

1. It's been on market 157 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.88% ✗
• Cap rate: 6.36%
• Cash-on-cash: 0.25%
• DSCR: 1.01
• GRM: 9.4

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: -15.9%
• Equity multiple: 0.44×
• Total profit: $-34,479
• Equity at exit: $32,505

10-year hold

• IRR: -7.5%
• Equity multiple: 0.53×
• Total profit: $-28,854
• Equity at exit: $18,849

Cash invested: $61,040 (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 56473

• Home prices YoY: -18.1%
• Active inventory: 31
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $1,923 medium
• Mortgage (P&I): −$1,143
• Tax est. 1.5%: −$272 /mo · $3,270/yr
• Insurance: −$91
• HOA: −$0
• Vacancy / Maint / Mgmt: −$404
• Net cashflow: $13

Break-even live

Break-even rent $1,907

Max offer price $218,000

Occupancy floor 94%

Sensitivity live

Price	-10% $163	-5% $88	+0% $13	+5% $-63	+10% $-138
Rent	-10% $-139	-5% $-63	+0% $13	+5% $89	+10% $165
Rate	-1.0pp $123	-0.5pp $68	base $13	+0.5pp $-44	+1.0pp $-101

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: $54,500
• Closing costs: $6,540
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-08
   days on market $218,000 Active 157 DOM
2. 2026-06-07
   days on market $218,000 Active 156 DOM
3. 2026-06-03
   days on market $218,000 Active 152 DOM
4. 2026-06-02
   days on market $218,000 Active 151 DOM
5. 2026-06-01
   days on market $218,000 Active 150 DOM
6. 2026-05-31
   days on market $218,000 Active 149 DOM
7. 2026-05-30
   days on market $218,000 Active 148 DOM
8. 2026-04-29
   price $218,000 597-char remark

   Show marketing remark (597 chars)

   Enjoy all main-level living in this beautiful 3 bedroom, 2 bathroom home situated on a 1 acre corner lot adorned with towering pines. Recent updates include a newer septic system, well, and furnace for peace of mind. Inside, you’ll find a spacious layout featuring both a large family room and living room, perfect for gatherings and relaxation. Conveniently located near the Brainerd Lakes Area, this property offers easy access to amenities while surrounding you with nature and scenic beauty. Don’t miss this opportunity to own a home that combines comfort, convenience, and charm!

9. 2026-04-04
   price $222,500 597-char remark

   Show marketing remark (597 chars)

   Enjoy all main-level living in this beautiful 3 bedroom, 2 bathroom home situated on a 1 acre corner lot adorned with towering pines. Recent updates include a newer septic system, well, and furnace for peace of mind. Inside, you’ll find a spacious layout featuring both a large family room and living room, perfect for gatherings and relaxation. Conveniently located near the Brainerd Lakes Area, this property offers easy access to amenities while surrounding you with nature and scenic beauty. Don’t miss this opportunity to own a home that combines comfort, convenience, and charm!

10. 2026-03-23
    price $225,000 597-char remark

    Show marketing remark (597 chars)

    Enjoy all main-level living in this beautiful 3 bedroom, 2 bathroom home situated on a 1 acre corner lot adorned with towering pines. Recent updates include a newer septic system, well, and furnace for peace of mind. Inside, you’ll find a spacious layout featuring both a large family room and living room, perfect for gatherings and relaxation. Conveniently located near the Brainerd Lakes Area, this property offers easy access to amenities while surrounding you with nature and scenic beauty. Don’t miss this opportunity to own a home that combines comfort, convenience, and charm!

11. 2026-02-26
    status Active 597-char remark

    Show marketing remark (597 chars)

    Enjoy all main-level living in this beautiful 3 bedroom, 2 bathroom home situated on a 1 acre corner lot adorned with towering pines. Recent updates include a newer septic system, well, and furnace for peace of mind. Inside, you’ll find a spacious layout featuring both a large family room and living room, perfect for gatherings and relaxation. Conveniently located near the Brainerd Lakes Area, this property offers easy access to amenities while surrounding you with nature and scenic beauty. Don’t miss this opportunity to own a home that combines comfort, convenience, and charm!

12. 2026-02-18
    status Pending 597-char remark

    Show marketing remark (597 chars)

    Enjoy all main-level living in this beautiful 3 bedroom, 2 bathroom home situated on a 1 acre corner lot adorned with towering pines. Recent updates include a newer septic system, well, and furnace for peace of mind. Inside, you’ll find a spacious layout featuring both a large family room and living room, perfect for gatherings and relaxation. Conveniently located near the Brainerd Lakes Area, this property offers easy access to amenities while surrounding you with nature and scenic beauty. Don’t miss this opportunity to own a home that combines comfort, convenience, and charm!

13. 2026-02-12
    historical Contingent - Inspection 597-char remark

    Show marketing remark (597 chars)

    Enjoy all main-level living in this beautiful 3 bedroom, 2 bathroom home situated on a 1 acre corner lot adorned with towering pines. Recent updates include a newer septic system, well, and furnace for peace of mind. Inside, you’ll find a spacious layout featuring both a large family room and living room, perfect for gatherings and relaxation. Conveniently located near the Brainerd Lakes Area, this property offers easy access to amenities while surrounding you with nature and scenic beauty. Don’t miss this opportunity to own a home that combines comfort, convenience, and charm!

14. 2026-01-26
    price $227,000 597-char remark

    Show marketing remark (597 chars)

    Enjoy all main-level living in this beautiful 3 bedroom, 2 bathroom home situated on a 1 acre corner lot adorned with towering pines. Recent updates include a newer septic system, well, and furnace for peace of mind. Inside, you’ll find a spacious layout featuring both a large family room and living room, perfect for gatherings and relaxation. Conveniently located near the Brainerd Lakes Area, this property offers easy access to amenities while surrounding you with nature and scenic beauty. Don’t miss this opportunity to own a home that combines comfort, convenience, and charm!

15. 2026-01-02
    price $237,000 597-char remark

    Show marketing remark (597 chars)

    Enjoy all main-level living in this beautiful 3 bedroom, 2 bathroom home situated on a 1 acre corner lot adorned with towering pines. Recent updates include a newer septic system, well, and furnace for peace of mind. Inside, you’ll find a spacious layout featuring both a large family room and living room, perfect for gatherings and relaxation. Conveniently located near the Brainerd Lakes Area, this property offers easy access to amenities while surrounding you with nature and scenic beauty. Don’t miss this opportunity to own a home that combines comfort, convenience, and charm!

16. 2025-12-26
    listed $247,500 Active 597-char remark

    Show marketing remark (597 chars)

    Enjoy all main-level living in this beautiful 3 bedroom, 2 bathroom home situated on a 1 acre corner lot adorned with towering pines. Recent updates include a newer septic system, well, and furnace for peace of mind. Inside, you’ll find a spacious layout featuring both a large family room and living room, perfect for gatherings and relaxation. Conveniently located near the Brainerd Lakes Area, this property offers easy access to amenities while surrounding you with nature and scenic beauty. Don’t miss this opportunity to own a home that combines comfort, convenience, and charm!

17. 2024-08-28
    soldstatus $202,500 Sold 755-char remark

    Show marketing remark (755 chars)

    PRICE IMPROVEMENT! You will not believe the size of this 3 br, 2 bath manufactured home! Its 28' width and 58' length allowed for both a living room and a family room! The primary suite has been modified to use the former closet space as a bright office area. You have to walk into this home to feel how welcoming and comfortable it is! There is plenty of newly-built deck space to enjoy the view. The towering pine tree-lined lot was two lots, now combined into a single one-acre property. The property across the street is not buildable, guaranteeing future privacy. This home was moved onto an undeveloped lot so a brand new mound septic system was just installed and a new well is in! The lawn has been seeded and is coming in nicely. Move in ready!

18. 2024-08-08
    status Pending 755-char remark

    Show marketing remark (755 chars)

    PRICE IMPROVEMENT! You will not believe the size of this 3 br, 2 bath manufactured home! Its 28' width and 58' length allowed for both a living room and a family room! The primary suite has been modified to use the former closet space as a bright office area. You have to walk into this home to feel how welcoming and comfortable it is! There is plenty of newly-built deck space to enjoy the view. The towering pine tree-lined lot was two lots, now combined into a single one-acre property. The property across the street is not buildable, guaranteeing future privacy. This home was moved onto an undeveloped lot so a brand new mound septic system was just installed and a new well is in! The lawn has been seeded and is coming in nicely. Move in ready!

19. 2024-07-23
    price $210,900 755-char remark

    Show marketing remark (755 chars)

    PRICE IMPROVEMENT! You will not believe the size of this 3 br, 2 bath manufactured home! Its 28' width and 58' length allowed for both a living room and a family room! The primary suite has been modified to use the former closet space as a bright office area. You have to walk into this home to feel how welcoming and comfortable it is! There is plenty of newly-built deck space to enjoy the view. The towering pine tree-lined lot was two lots, now combined into a single one-acre property. The property across the street is not buildable, guaranteeing future privacy. This home was moved onto an undeveloped lot so a brand new mound septic system was just installed and a new well is in! The lawn has been seeded and is coming in nicely. Move in ready!

20. 2024-07-11
    price $218,900 755-char remark

    Show marketing remark (755 chars)

    PRICE IMPROVEMENT! You will not believe the size of this 3 br, 2 bath manufactured home! Its 28' width and 58' length allowed for both a living room and a family room! The primary suite has been modified to use the former closet space as a bright office area. You have to walk into this home to feel how welcoming and comfortable it is! There is plenty of newly-built deck space to enjoy the view. The towering pine tree-lined lot was two lots, now combined into a single one-acre property. The property across the street is not buildable, guaranteeing future privacy. This home was moved onto an undeveloped lot so a brand new mound septic system was just installed and a new well is in! The lawn has been seeded and is coming in nicely. Move in ready!

21. 2024-06-21
    listed $224,900 Active 755-char remark

    Show marketing remark (755 chars)

    PRICE IMPROVEMENT! You will not believe the size of this 3 br, 2 bath manufactured home! Its 28' width and 58' length allowed for both a living room and a family room! The primary suite has been modified to use the former closet space as a bright office area. You have to walk into this home to feel how welcoming and comfortable it is! There is plenty of newly-built deck space to enjoy the view. The towering pine tree-lined lot was two lots, now combined into a single one-acre property. The property across the street is not buildable, guaranteeing future privacy. This home was moved onto an undeveloped lot so a brand new mound septic system was just installed and a new well is in! The lawn has been seeded and is coming in nicely. Move in ready!

22. 2024-06-18
    historical $224,900 755-char remark

    Show marketing remark (755 chars)

    PRICE IMPROVEMENT! You will not believe the size of this 3 br, 2 bath manufactured home! Its 28' width and 58' length allowed for both a living room and a family room! The primary suite has been modified to use the former closet space as a bright office area. You have to walk into this home to feel how welcoming and comfortable it is! There is plenty of newly-built deck space to enjoy the view. The towering pine tree-lined lot was two lots, now combined into a single one-acre property. The property across the street is not buildable, guaranteeing future privacy. This home was moved onto an undeveloped lot so a brand new mound septic system was just installed and a new well is in! The lawn has been seeded and is coming in nicely. Move in ready!

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 1/10 Low 7 d/yr ≥95°F today · 13 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,079
• − Mortgage interest: −$12,211
• − Property taxes: −$3,270
• − Insurance: −$1,090
• − Repairs & maintenance: −$1,846
• − Management: −$1,846
• − Depreciation: −$6,342
• Taxable loss: −$3,527
• Est. tax savings @ 24.0%: +$846
• After-tax cash flow: $1,000/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.

Condition & rehab AI · 12 photos

Fair 45/100 Moderate rehab

This home requires moderate renovations to update the kitchen and bathrooms, but the exterior and foundation are in good condition. Updating these areas will significantly increase its resale and rental value.

Repairs flagged

• Moderate kitchen cabinets — dated and in need of replacement
• Moderate kitchen appliances — dated and in need of replacement
• Moderate bathroom fixtures — dated and in need of replacement
• Moderate kitchen countertops — dated and in need of replacement

Value-add opportunities

• Resale update kitchen cabinets and appliances — modernizing the kitchen will attract more buyers
• Resale update bathroom fixtures — modernizing the bathrooms will attract more buyers
• Both paint interior walls — painting the interior walls will improve the home's curb appeal and make it more inviting

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · dated and in need of replacement	Moderate	$3,000–15,000
kitchen appliances · dated and in need of replacement	Moderate	$3,000–15,000
bathroom fixtures · dated and in need of replacement	Moderate	$3,000–15,000
kitchen countertops · dated and in need of replacement	Moderate	$3,000–15,000
Total estimated repair cost · 4 items		$12,000–60,000

Value-add ROI direction

• Resale update kitchen cabinets and appliances — modernizing the kitchen will attract more buyers ↑
• Resale update bathroom fixtures — modernizing the bathrooms will attract more buyers ↑
• Both paint interior walls — painting the interior walls will improve the home's curb appeal and make it more inviting ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Pillager Public School District
• NCES district ID: 2728350
• Math proficiency: 43% ▼ -3.00%
• Reading proficiency: 51% ▼ -9.00%
• Median HH income: $58,200
• Composite: 41.06/100
• National rank: #3577
• State rank: #146 of 301 in MN

Livability — Sylvan

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Population (ZIP): 3,452

Population outlook (Cass County) Hauer SSP2

• Today (2025): 27,371 people
• By 2030: 26,311 · -3.9%
• By 2040: 23,945 · -12.5%
• By 2050: 21,889 · -20.0%
• By 2075: 18,435 · -32.6%
• By 2100: 14,478 · -47.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Two or more races 4%
• Common ancestry: Portuguese 12% Romanian 4% Lithuanian 3%
• Foreign-born: 1%

Political lean MEDSL · Cass

• 2024 margin: Solid R (+33.4) · D 32.6% · R 66.0% · Other 1.3%
• 2008→2024 swing: -24.9pp toward R · 2008: -8.5pp · 2024: -33.4pp
• All cycles: 2024: R+33.4 2020: R+28.9 2016: R+31.7 2012: R+13.1 2008: R+8.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -51.65%
• Current HPI: 233.7849
• 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

-3.1% since first listed

15 events — show timeline

• 2026-04-29 Price Changed $218,000 NORTHSTARMLS as Distributed by MLS Grid
• 2026-04-04 Price Changed $222,500 NORTHSTARMLS as Distributed by MLS Grid
• 2026-03-23 Price Changed $225,000 NORTHSTARMLS as Distributed by MLS Grid
• 2026-02-26 Relisted — NORTHSTARMLS as Distributed by MLS Grid
• 2026-02-18 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2026-02-12 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2026-01-26 Price Changed $227,000 NORTHSTARMLS as Distributed by MLS Grid
• 2026-01-02 Price Changed $237,000 NORTHSTARMLS as Distributed by MLS Grid
• 2025-12-26 Listed $247,500 NORTHSTARMLS as Distributed by MLS Grid
• 2024-08-28 Sold (MLS) $202,500 NORTHSTARMLS as Distributed by MLS Grid
• 2024-08-08 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2024-07-23 Price Changed $210,900 NORTHSTARMLS as Distributed by MLS Grid
• 2024-07-11 Price Changed $218,900 NORTHSTARMLS as Distributed by MLS Grid
• 2024-06-21 Listed $224,900 NORTHSTARMLS as Distributed by MLS Grid
• 2024-06-18 Coming Soon $224,900 NORTHSTARMLS as Distributed by MLS Grid