804 W Mark St · Winona, MN 55987

$219,900

4 bd · 2.0 ba · 1,380 sqft · SingleFamily public records · 12 Days on market

Built 1934 5,880 sqft lot Est $288k · 24% under

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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).

• ARV discount +15.0/15.0
• Cash flow +13.2/30.0
• Rent growth +5.0/5.0
• DSCR +4.0/10.0
• Livability +4.0/5.0
• Schools +3.1/10.0
• 1% rule +3.0/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Classic Stucco near west location! Large rooms throughout and brick fireplace in living room. Beautiful oak floors and natural woodwork throughout as well as stucco walls. Fenced yard and garden area. Basement bathroom with jetted tub and separate shower.

Key facts

• Natural woodwork
• Office space
• Arched doorways

Tags

• HARDWOOD FLOORS
• NATURAL WOODWORK
• ARCHED DOORWAYS
• GAS-BURNING FIREPLACE
• AMPLE STORAGE
• OFFICE SPACE

Property features AI

Exterior

• Parking: Detached/attached 2-car garage (18x20) with insulated door and garage door opener, 7' door height, 16' door width, concrete apron
• Utilities: City water (connected); City sewer (connected); Natural gas; Electric: circuit breakers, 100 amp service
• Home design: Residential property; One and one half stories; Block foundation
• Construction: Block construction; Asphalt roof; Foundation: block; Built area: above grade finished 1,656; below grade finished 281
• Exterior features: Stucco exterior; Patio; Chain link full fencing; Storage shed

Interior

• Kitchen: Range; Refrigerator; Dishwasher; Kitchen window
• Bedrooms: 4 bedrooms (bedroom sizes: 14x11 main; 13x11 main; 9x13 upper; 9x12 upper)
• Flooring: Hardwood floors
• Bathrooms: 2 full bathrooms (one on main floor; full basement bath)
• Heating & cooling: Forced air heating; Fireplace heating; Central air; Window unit(s)
• Interior features: Ceiling fans; Natural woodwork; Paneled doors; Kitchen window; Living/Dining room; Main floor primary bedroom; Main floor bedroom; Has fireplace (gas, located in living room); Full basement with daylight/lookout windows, partially finished, block construction
• Laundry & utility: Washer and dryer hookups; Electric dryer hookup; Laundry room (lower level) with sink; Gas water heater; Water softener (owned)

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $220k.

Deal economics

• At list price, monthly cash flow is $-5 ($-54/yr) — negative.
• To cash-flow at today's rent, offer at most $219k (0.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $177k (19.7% below list).
• Recommended offer: $177k (19.7% below list) — sets the bar for 1% rule.
• Cap rate 6.3% vs local median 3.9% in Winona — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 81/100 on livability (#63 in MN, #1,558 nationally) — a professional / high-income tenant draw. Strengths: commute A+, cost of living A+, housing A+; Watch: employment C-.
• Winona Area Public School District (town): math 33% / reading 40% proficiency, ranked #244 of 301 in MN (top 81%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+18.0%/yr); 137 active listings in the ZIP; 37 units permitted in Winona County in 2024 (0 in 5+ unit buildings).
• This rent runs 34% of the median local income ($62k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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.
• Winona County population projected to shrink 9% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 5y 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 $158k; 39% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1934 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $176,596 (19.7% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1934 — 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 B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 0.80% ✗
• Cap rate: 6.27%
• Cash-on-cash: -0.09%
• DSCR: 1.00
• GRM: 10.4

CMA / ARV

• ARV (on-the-fly): $288,420
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
253 Mill Street St W	0.72mi	4/1.0	1,432 (+4%)	4mo	$300,000	$209	53

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -11.4%
• Equity multiple: 0.57×
• Total profit: $-26,636
• Equity at exit: $32,788

10-year hold

• IRR: 3.5%
• Equity multiple: 1.30×
• Total profit: $18,720
• Equity at exit: $19,013

Cash invested: $61,572 (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 55987

• Rents YoY: 18.0%
• Active inventory: 137
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $1,766 medium
• Mortgage (P&I): −$1,153
• Tax from tax record: −$155 /mo · $1,858/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$371
• Net cashflow: $-5

Break-even live

Break-even rent $1,772

Max offer price $219,100

Occupancy floor 95%

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: $54,975
• Closing costs: $6,597
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-09
   status $219,900 Pending 12 DOM
2. 2026-06-08
   days on market $219,900 Contingent - Inspection 12 DOM
3. 2026-06-07
   days on market $219,900 Contingent - Inspection 11 DOM
4. 2026-06-02
   days on market $219,900 Contingent - Inspection 6 DOM
5. 2026-06-01
   days on market $219,900 Contingent - Inspection 5 DOM
6. 2026-05-31
   days on market $219,900 Contingent - Inspection 4 DOM
7. 2026-05-30
   days on market $219,900 Contingent - Inspection 3 DOM
8. 2026-05-29
   historical Contingent - Inspection
9. 2026-05-27
   listed $219,900 Active
10. 2021-04-09
    soldstatus $158,000 Sold 258-char remark

    Show marketing remark (258 chars)

    Classic Stucco near west location! Large rooms throughout and brick fireplace in living room. Beautiful oak floors and natural woodwork throughout as well as stucco walls. Fenced yard and garden area. Basement bathroom with jetted tub and separate shower.

11. 2021-04-09
    soldstatus $158,000

    Show marketing remark (258 chars)

    Classic Stucco near west location! Large rooms throughout and brick fireplace in living room. Beautiful oak floors and natural woodwork throughout as well as stucco walls. Fenced yard and garden area. Basement bathroom with jetted tub and separate shower.

12. 2021-03-08
    status Pending 258-char remark

    Show marketing remark (258 chars)

    Classic Stucco near west location! Large rooms throughout and brick fireplace in living room. Beautiful oak floors and natural woodwork throughout as well as stucco walls. Fenced yard and garden area. Basement bathroom with jetted tub and separate shower.

13. 2021-02-25
    historical Contingent - Inspection 258-char remark

    Show marketing remark (258 chars)

    Classic Stucco near west location! Large rooms throughout and brick fireplace in living room. Beautiful oak floors and natural woodwork throughout as well as stucco walls. Fenced yard and garden area. Basement bathroom with jetted tub and separate shower.

14. 2021-02-23
    listed $158,000 Active 258-char remark

    Show marketing remark (258 chars)

    Classic Stucco near west location! Large rooms throughout and brick fireplace in living room. Beautiful oak floors and natural woodwork throughout as well as stucco walls. Fenced yard and garden area. Basement bathroom with jetted tub and separate shower.

15. 1992-04-06
    soldstatus $63,800

ⓘ 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: $1,858 · $155/mo
• Projected year-2 tax: $2,160 · $180/mo
• Expected delta: +$302/yr (+$25/mo · 16.3%)

ⓘ 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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥100°F today · 14 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: $21,192
• − Mortgage interest: −$12,318
• − Property taxes: −$1,858
• − Insurance: −$1,100
• − Repairs & maintenance: −$1,695
• − Management: −$1,695
• − Depreciation: −$6,397
• Taxable loss: −$3,872
• Est. tax savings @ 24.0%: +$929
• After-tax cash flow: $875/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: Winona Area Public School District
• NCES district ID: 2744070
• Math proficiency: 33% ▼ -16.00%
• Reading proficiency: 40% ▼ -9.00%
• Median HH income: $45,678
• Composite: 31.15/100
• National rank: #6058
• State rank: #244 of 301 in MN

Livability — Winona

• Score: 81/100
• State rank: #63
• US rank: #1558

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Winona, MN
• County: Winona County · 34,072 people
• City population: 34,072
• Metro: Winona, MN
• Population (ZIP): 34,072
• Household income: $61,624
• Rent vs Own: 36.1% rent · 63.9% own
• Severe rent burden: 1525.0

Population outlook (Winona County) Hauer SSP2

• Today (2025): 50,614 people
• By 2030: 50,243 · -0.7%
• By 2040: 48,142 · -4.9%
• By 2050: 45,872 · -9.4%
• By 2075: 42,416 · -16.2%
• By 2100: 40,031 · -20.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Two or more races 4% Hispanic / Latino 4% Black 2% Asian 2%
• Common ancestry: Portuguese 14% Romanian 12% Lithuanian 2%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 2% Other Asian/Pacific 1%

Political lean MEDSL · Winona

• 2024 margin: Toss-up / Even · D 46.6% · R 51.5% · Other 1.8%
• 2008→2024 swing: -24.0pp toward R · 2008: 19.1pp · 2024: -4.9pp
• All cycles: 2024: R+4.9 2020: D+0.4 2016: R+2.9 2012: D+12.9 2008: D+19.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -166.61%
• Current HPI: 193.7509
• Rent YoY: ▲ 17.99%
• Metro: Winona, MN
• 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

+244.7% since first listed

8 events — show timeline

• 2026-05-29 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2026-05-27 Listed $219,900 NORTHSTARMLS as Distributed by MLS Grid
• 2021-04-09 Sold (Public Records) $158,000 Public Records
• 2021-04-09 Sold (MLS) $158,000 NORTHSTARMLS as Distributed by MLS Grid
• 2021-03-08 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2021-02-25 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2021-02-23 Listed $158,000 NORTHSTARMLS as Distributed by MLS Grid
• 1992-04-06 Sold (Public Records) $63,800 Public Records

Property tax history

+3.0%/yr

Latest (2025): $1,858 · +6.5% YoY. Source: county tax records.