303 N Clark St · Ceylon, MN 56121

$132,900

3 bd · 3.0 ba · 2,058 sqft · SingleFamily public records · 52 Days on market

Built 1976 0.39 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 +14.4/30.0
• Appreciation +8.0/10.0
• ARV discount +7.5/15.0
• 1% rule +4.7/10.0
• DSCR +4.4/10.0
• Schools +4.1/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Welcome to this well-maintained 3 bedroom, 3 bathroom ranch-style home in Ceylon MN. Step inside to find updated light fixtures and a functional layout designed for convenience, featuring main floor laundry and a main floor primary bedroom for easy everyday living. The home also includes an attached 2-stall garage, providing plenty of space for vehicles and storage. The finished basement adds excellent additional living space, including a spacious living room perfect for hanging out, entertaining, or relaxing. You’ll also find an additional room ideal for a home office or gym, along with two dedicated storage rooms to keep everything organized. Major mechanical updates include a brand new water heater and water softener, adding value and peace of mind. The home also features a durable metal roof and newly installed exterior doors. Step outside to enjoy the deck overlooking a beautiful backyard, perfect for relaxing or hosting gatherings. This property offers a great combination of space, functionality, and key updates, making it move-in ready and a great option for a variety of buyers.

Key facts

• 0.39 acre lot
• 2 garage spots
• Built 1976

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $133k.

Deal economics

• At list price, monthly cash flow is $27 ($328/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 $129k (3.2% below list).
• Recommended offer: $129k (3.2% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 55/100 on livability (#863 in MN) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: health & safety C-, employment D, schools F.
• Fairmont Area School District (town): math 45% / reading 51% proficiency, ranked #148 of 301 in MN (top 49%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 8 active listings in the ZIP; 19 units permitted in Martin County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $9k of equity ($919 loan paydown + $8k appreciation (6.0% local appreciation)).
• Martin County population projected at -19% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (6.0% appreciation + 3.0% rent growth), your $37k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 4, 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 52 days — a 3% lower offer ($129k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $52k; list at $133k implies a 156% gain — meaningful room to come down on a strong offer.

Recommended offer $128,671 (3.2% below list)

Questions for the listing agent

1. It's been on market 52 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 1976 — 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: 0.97% ✗
• Cap rate: 6.54%
• Cash-on-cash: 0.88%
• DSCR: 1.04
• GRM: 8.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

6.01% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 16.1%
• Equity multiple: 2.08×
• Total profit: $40,252
• Equity at exit: $83,627

10-year hold

• IRR: 16.1%
• Equity multiple: 4.15×
• Total profit: $117,135
• Equity at exit: $151,722

Cash invested: $37,212 (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 56121

• Home prices YoY: 2.4%
• Active inventory: 8
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $1,287 medium
• Mortgage (P&I): −$697
• Tax from tax record: −$237 /mo · $2,842/yr
• Insurance: −$55
• HOA: −$0
• Vacancy / Maint / Mgmt: −$270
• Net cashflow: $27

Break-even live

Break-even rent $1,252

Max offer price $132,900

Occupancy floor 93%

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: $33,225
• Closing costs: $3,987
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-18
   days on market $132,900 Active 52 DOM
2. 2026-06-17
   days on market $132,900 Active 51 DOM
3. 2026-06-16
   days on market $132,900 Active 50 DOM
4. 2026-06-15
   days on market $132,900 Active 49 DOM
5. 2026-06-13
   days on market $132,900 Active 47 DOM
6. 2026-06-12
   days on market $132,900 Active 46 DOM
7. 2026-06-09
   days on market $132,900 Active 43 DOM
8. 2026-06-08
   days on market $132,900 Active 42 DOM
9. 2026-06-07
   days on market $132,900 Active 41 DOM
10. 2026-06-05
    days on market $132,900 Active 39 DOM
11. 2026-06-04
    days on market $132,900 Active 37 DOM
12. 2026-06-02
    days on market $132,900 Active 36 DOM
13. 2026-06-01
    days on market $132,900 Active 35 DOM
14. 2026-05-31
    days on market $132,900 Active 34 DOM
15. 2026-05-31
    days on market $132,900 Active 33 DOM
16. 2026-04-28
    listed $139,900 Active 1113-char remark

    Show marketing remark (1113 chars)

    Welcome to this well-maintained 3 bedroom, 3 bathroom ranch-style home in Ceylon MN. Step inside to find updated light fixtures and a functional layout designed for convenience, featuring main floor laundry and a main floor primary bedroom for easy everyday living. The home also includes an attached 2-stall garage, providing plenty of space for vehicles and storage. The finished basement adds excellent additional living space, including a spacious living room perfect for hanging out, entertaining, or relaxing. You’ll also find an additional room ideal for a home office or gym, along with two dedicated storage rooms to keep everything organized. Major mechanical updates include a brand new water heater and water softener, adding value and peace of mind. The home also features a durable metal roof and newly installed exterior doors. Step outside to enjoy the deck overlooking a beautiful backyard, perfect for relaxing or hosting gatherings. This property offers a great combination of space, functionality, and key updates, making it move-in ready and a great option for a variety of buyers.

17. 2026-04-10
    historical $139,900 1113-char remark

    Show marketing remark (1113 chars)

    Welcome to this well-maintained 3 bedroom, 3 bathroom ranch-style home in Ceylon MN. Step inside to find updated light fixtures and a functional layout designed for convenience, featuring main floor laundry and a main floor primary bedroom for easy everyday living. The home also includes an attached 2-stall garage, providing plenty of space for vehicles and storage. The finished basement adds excellent additional living space, including a spacious living room perfect for hanging out, entertaining, or relaxing. You’ll also find an additional room ideal for a home office or gym, along with two dedicated storage rooms to keep everything organized. Major mechanical updates include a brand new water heater and water softener, adding value and peace of mind. The home also features a durable metal roof and newly installed exterior doors. Step outside to enjoy the deck overlooking a beautiful backyard, perfect for relaxing or hosting gatherings. This property offers a great combination of space, functionality, and key updates, making it move-in ready and a great option for a variety of buyers.

18. 2018-08-20
    soldstatus $52,000
19. 1994-05-31
    soldstatus $30,000

ⓘ 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: $2,842 · $237/mo
• Projected year-2 tax: $2,842 · $237/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 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥99°F today · 16 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: $15,441
• − Mortgage interest: −$7,444
• − Property taxes: −$2,842
• − Insurance: −$664
• − Repairs & maintenance: −$1,235
• − Management: −$1,235
• − Depreciation: −$3,866
• Taxable loss: −$1,847
• Est. tax savings @ 24.0%: +$443
• After-tax cash flow: $772/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: Fairmont Area School District
• NCES district ID: 2700124
• Math proficiency: 45% ▼ -13.00%
• Reading proficiency: 51% ▼ -7.00%
• Median HH income: $46,280
• Composite: 40.76/100
• National rank: #3648
• State rank: #148 of 301 in MN

Livability — Ceylon

• Score: 55/100
• State rank: #863
• US rank: #23698

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Ceylon, MN
• Population (ZIP): 579

Population outlook (Martin County) Hauer SSP2

• Today (2025): 18,583 people
• By 2030: 17,814 · -4.1%
• By 2040: 16,312 · -12.2%
• By 2050: 15,021 · -19.2%
• By 2075: 13,025 · -29.9%
• By 2100: 11,311 · -39.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Hispanic / Latino 4% Native American 4%
• Common ancestry: Portuguese 12% Italian 3% Scottish 2%
• Foreign-born: 1%

Political lean MEDSL · Martin

• 2024 margin: Solid R (+39.7) · D 29.5% · R 69.1% · Other 1.4%
• 2008→2024 swing: -24.4pp toward R · 2008: -15.2pp · 2024: -39.7pp
• All cycles: 2024: R+39.7 2020: R+37.9 2016: R+41.4 2012: R+23.8 2008: R+15.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 6.01%
• Current HPI: 255.4116
• 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

+366.3% since first listed

4 events — show timeline

• 2026-04-28 Listed $139,900 NORTHSTARMLS as Distributed by MLS Grid
• 2026-04-10 Coming Soon $139,900 NORTHSTARMLS as Distributed by MLS Grid
• 2018-08-20 Sold (Public Records) $52,000 Public Records
• 1994-05-31 Sold (Public Records) $30,000 Public Records

Property tax history

+6.9%/yr

Latest (2025): $2,842 · +43.4% YoY. Source: county tax records.