608 N 5th St · Bricelyn, MN 56014

$42,000

2 bd · 1.0 ba · 936 sqft · Other public records · 49 Days on market

Built 1938 0.33 ac lot

---

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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +6.0/10.0
• Schools +4.2/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Unlock the potential of this charming 1930s rambler nestled in the heart of a quiet small town. This two-bedroom, one-bath home is the perfect opportunity for investors, renovators, or anyone looking to bring their vision to life.

Key facts

• 0.33 acre lot
• Built 1938
• Listed 49 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $42k.

Deal economics

• At list price, monthly cash flow is $405 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($879 rent vs $42k).
• Recommended offer: $41k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 62/100 on livability (#675 in MN) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+; Watch: schools F, crime D-, amenities F.
• United South Central School District (rural): math 46% / reading 53% proficiency, ranked #130 of 301 in MN (top 43%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 4 active listings in the ZIP; 4 units permitted in Faribault County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $1k of equity ($290 loan paydown + $842 appreciation (2.0% local appreciation)).
• Faribault County population projected at -11% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (2.0% appreciation + 3.0% rent growth), your $12k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 49 days — a 3% lower offer ($41k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 5y ago; this cycle's ask has dropped $3k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1938 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $40,740 (3.0% below list)

Questions for the listing agent

1. It's been on market 49 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 1938 — 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 F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. 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?
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: 2.09% ✓
• Cap rate: 17.85%
• Cash-on-cash: 41.28%
• DSCR: 2.84
• GRM: 4.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

2.01% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 45.3%
• Equity multiple: 3.44×
• Total profit: $28,669
• Equity at exit: $16,578

10-year hold

• IRR: 46.1%
• Equity multiple: 6.85×
• Total profit: $68,786
• Equity at exit: $23,883

Cash invested: $11,760 (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 56014

• Home prices YoY: 1.6%
• Active inventory: 4
• Price-to-rent: 4.0×

Monthly cashflow live

• Estimated rent: $879 medium
• Mortgage (P&I): −$220
• Tax est. 1.5%: −$52 /mo · $630/yr
• Insurance: −$18
• HOA: −$0
• Vacancy / Maint / Mgmt: −$185
• Net cashflow: $405

Break-even live

Break-even rent $367

Max offer price $42,000

Occupancy floor 49%

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: $10,500
• Closing costs: $1,260
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-05-06
   status Pending 230-char remark

   Show marketing remark (230 chars)

   Unlock the potential of this charming 1930s rambler nestled in the heart of a quiet small town. This two-bedroom, one-bath home is the perfect opportunity for investors, renovators, or anyone looking to bring their vision to life.

2. 2026-04-23
   price $42,000 230-char remark

   Show marketing remark (230 chars)

   Unlock the potential of this charming 1930s rambler nestled in the heart of a quiet small town. This two-bedroom, one-bath home is the perfect opportunity for investors, renovators, or anyone looking to bring their vision to life.

3. 2026-03-18
   listed $44,950 Active 230-char remark

   Show marketing remark (230 chars)

   Unlock the potential of this charming 1930s rambler nestled in the heart of a quiet small town. This two-bedroom, one-bath home is the perfect opportunity for investors, renovators, or anyone looking to bring their vision to life.

4. 2023-09-29
   soldstatus $69,900
5. 2021-09-13
   soldstatus $58,000 Sold 608-char remark

   Show marketing remark (608 chars)

   Quaint little brick home on a large corner lot in the heart of Bricelyn, MN! This home features an addition that was used as a salon at one point with its own half bath just off the garage. Large entryway connecting that room to the brick portion of the home. Modest open kitchen with sit up peninsula, an abundance of cabinets, comes with appliances, and is wide open to the dining & living space. There are two bedrooms plus an "office" on the main level and a full bath. LL has potential for some finish. There is also a storage shed in the backyard. Give your favorite realtor a call today!

6. 2021-09-13
   soldstatus $58,000 608-char remark

   Show marketing remark (608 chars)

   Quaint little brick home on a large corner lot in the heart of Bricelyn, MN! This home features an addition that was used as a salon at one point with its own half bath just off the garage. Large entryway connecting that room to the brick portion of the home. Modest open kitchen with sit up peninsula, an abundance of cabinets, comes with appliances, and is wide open to the dining & living space. There are two bedrooms plus an "office" on the main level and a full bath. LL has potential for some finish. There is also a storage shed in the backyard. Give your favorite realtor a call today!

7. 2021-08-11
   status Pending 608-char remark

   Show marketing remark (608 chars)

   Quaint little brick home on a large corner lot in the heart of Bricelyn, MN! This home features an addition that was used as a salon at one point with its own half bath just off the garage. Large entryway connecting that room to the brick portion of the home. Modest open kitchen with sit up peninsula, an abundance of cabinets, comes with appliances, and is wide open to the dining & living space. There are two bedrooms plus an "office" on the main level and a full bath. LL has potential for some finish. There is also a storage shed in the backyard. Give your favorite realtor a call today!

8. 2021-07-23
   historical Contingent - Inspection 608-char remark

   Show marketing remark (608 chars)

   Quaint little brick home on a large corner lot in the heart of Bricelyn, MN! This home features an addition that was used as a salon at one point with its own half bath just off the garage. Large entryway connecting that room to the brick portion of the home. Modest open kitchen with sit up peninsula, an abundance of cabinets, comes with appliances, and is wide open to the dining & living space. There are two bedrooms plus an "office" on the main level and a full bath. LL has potential for some finish. There is also a storage shed in the backyard. Give your favorite realtor a call today!

9. 2021-07-15
   listed $60,000 Active 608-char remark

   Show marketing remark (608 chars)

   Quaint little brick home on a large corner lot in the heart of Bricelyn, MN! This home features an addition that was used as a salon at one point with its own half bath just off the garage. Large entryway connecting that room to the brick portion of the home. Modest open kitchen with sit up peninsula, an abundance of cabinets, comes with appliances, and is wide open to the dining & living space. There are two bedrooms plus an "office" on the main level and a full bath. LL has potential for some finish. There is also a storage shed in the backyard. Give your favorite realtor a call today!

10. 2021-07-15
    listed $60,000 608-char remark

    Show marketing remark (608 chars)

    Quaint little brick home on a large corner lot in the heart of Bricelyn, MN! This home features an addition that was used as a salon at one point with its own half bath just off the garage. Large entryway connecting that room to the brick portion of the home. Modest open kitchen with sit up peninsula, an abundance of cabinets, comes with appliances, and is wide open to the dining & living space. There are two bedrooms plus an "office" on the main level and a full bath. LL has potential for some finish. There is also a storage shed in the backyard. Give your favorite realtor a call today!

11. 1995-10-15
    soldstatus $25,320

ⓘ 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 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥100°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,554
• − Mortgage interest: −$2,353
• − Property taxes: −$630
• − Insurance: −$210
• − Repairs & maintenance: −$844
• − Management: −$844
• − Depreciation: −$1,222
• Taxable income: $4,450
• Est. tax owed @ 24.0%: −$1,068
• After-tax cash flow: $3,786/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: United South Central School District
• NCES district ID: 2700005
• Math proficiency: 46% ▼ -10.00%
• Reading proficiency: 53% ▼ -8.00%
• Median HH income: $46,722
• Composite: 42.03/100
• National rank: #3330
• State rank: #130 of 301 in MN

Livability — Bricelyn

• Score: 62/100
• State rank: #675
• US rank: #16396

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bricelyn, MN
• Population (ZIP): 695

Population outlook (Faribault County) Hauer SSP2

• Today (2025): 13,474 people
• By 2030: 13,112 · -2.7%
• By 2040: 12,454 · -7.6%
• By 2050: 11,973 · -11.1%
• By 2075: 11,565 · -14.2%
• By 2100: 10,844 · -19.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Hispanic / Latino 7% Two or more races 5%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Portuguese 30% Scottish 3% Romanian 3%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 3% German/W. Germanic 1%

Political lean MEDSL · Faribault

• 2024 margin: Solid R (+37.4) · D 30.4% · R 67.8% · Other 1.8%
• 2008→2024 swing: -31.8pp toward R · 2008: -5.6pp · 2024: -37.4pp
• All cycles: 2024: R+37.4 2020: R+33.6 2016: R+34.1 2012: R+9.1 2008: R+5.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.01%
• Current HPI: 128.0562
• 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

+65.9% since first listed

11 events — show timeline

• 2026-05-06 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2026-04-23 Price Changed $42,000 NORTHSTARMLS as Distributed by MLS Grid
• 2026-03-18 Listed $44,950 NORTHSTARMLS as Distributed by MLS Grid
• 2023-09-29 Sold (Public Records) $69,900 Public Records
• 2021-09-13 Sold (MLS) $58,000 IAR
• 2021-09-13 Sold (MLS) $58,000 NORTHSTARMLS as Distributed by MLS Grid
• 2021-08-11 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2021-07-23 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2021-07-15 Listed $60,000 IAR
• 2021-07-15 Listed $60,000 NORTHSTARMLS as Distributed by MLS Grid
• 1995-10-15 Sold (Public Records) $25,320 Public Records

Property tax history

+9.1%/yr

Latest (2025): $2,796 · +63.1% YoY. Source: county tax records.