910 Golf Course Rd NW · Hutchinson, MN 55350

$187,000

3 bd · 1.0 ba · 1,841 sqft · SingleFamily public records · 7 Days on market

Built 1956 7,884 sqft 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 +21.1/30.0
• ARV discount +7.5/15.0
• DSCR +6.7/10.0
• 1% rule +6.0/10.0
• Schools +4.8/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

3 bed walk out rambler on large wedge shaped lot. New roof 2016. Family room features wood burning fireplace & dry bar with moveable wall; can conceal bar! CA. Exterior drain tile. 3 stall detached garage w/wood burner. Well water. John Deere riding lawn mower negotiable. Tons of potential! Same owner for over 30 years. Needs updating; good bones. As is sale. Quick close possible.

Key facts

• 7,884 sq ft lot
• 4 garage spots
• Built 1956

Property features AI

Finance

• Other: City street frontage
• Financial info: Property is free and clear (no mortgage recorded)

Exterior

• Parking: Attached or detached 4-car garage
• Utilities: Well water; City sewer (connected/in street); Electric service with circuit breakers; Fuel: Electric and Natural Gas
• Home design: Residential property; One-level design; Walkout basement
• Construction: Block construction; Asphalt roof; Block foundation; Built with 908 sq ft foundation area
• Exterior features: Patio; Wood exterior; Medium tree coverage

Interior

• Kitchen: Kitchen with window; Kitchen and dining area combined
• Bedrooms: Three bedrooms total; Primary and two additional bedrooms on the main level
• Bathrooms: One full bathroom on the upper level; One half bathroom in the basement
• Heating & cooling: Forced air heating; Fireplace heating; Central air conditioning
• Interior features: Family room (lower level); Fireplace in family room; Two fireplaces total; Kitchen/Dining combination; Main-floor laundry
• Laundry & utility: Laundry in kitchen; Laundry closet; In-unit laundry

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $187k.

Deal economics

• At list price, monthly cash flow is $268 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $187k).
• Cap rate 8.0% vs local median 3.1% in Hutchinson — 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 80/100 on livability (#72 in MN, #1,744 nationally) — a professional / high-income tenant draw. Strengths: cost of living A+, housing A+, health & safety A+; Watch: commute F.
• Hutchinson Public School District (town): math 56% / reading 56% proficiency, ranked #62 of 301 in MN (top 21%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 115 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 57 units permitted in McLeod County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• McLeod County population projected at -20% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 8y 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 $160k; 17% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1956 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $187,000

Questions for the listing agent

1. Built in 1956 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.10% ✓
• Cap rate: 8.01%
• Cash-on-cash: 6.14%
• DSCR: 1.27
• GRM: 7.6

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: -6.8%
• Equity multiple: 0.75×
• Total profit: $-13,156
• Equity at exit: $27,882

10-year hold

• IRR: 2.9%
• Equity multiple: 1.21×
• Total profit: $10,826
• Equity at exit: $16,168

Cash invested: $52,360 (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 55350

• Home prices YoY: -30.6%
• Active inventory: 115
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $2,062 medium
• Mortgage (P&I): −$981
• Tax from tax record: −$302 /mo · $3,628/yr
• Insurance: −$78
• HOA: −$0
• Vacancy / Maint / Mgmt: −$433
• Net cashflow: $268

Break-even live

Break-even rent $1,723

Max offer price $187,000

Occupancy floor 82%

Sensitivity live

Price	-10% $374	-5% $321	+0% $268	+5% $215	+10% $162
Rent	-10% $105	-5% $187	+0% $268	+5% $350	+10% $431
Rate	-1.0pp $362	-0.5pp $316	base $268	+0.5pp $220	+1.0pp $170

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: $46,750
• Closing costs: $5,610
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
802 Texas Ave NW Unit 800 Hutchinson, MN	4.0	2.0	2000	$2,000	$1.00	45d	1	0.34mi
550 Lincoln Ave SW Hutchinson, MN	2.0	2.0	1800	$1,875	$1.04	45d	1	0.86mi
1120 Lewis Ave SW Hutchinson, MN	3.0	3.0	2224	$2,495	$1.12	45d	1	0.94mi

Listing history 12 events

1. 2026-06-02
   days on market $187,000 Active 7 DOM
2. 2026-06-01
   days on market $187,000 Active 6 DOM
3. 2026-05-31
   days on market $187,000 Active 5 DOM
4. 2026-05-31
   days on market $187,000 Active 4 DOM
5. 2026-05-26
   status Active
6. 2026-05-20
   listed $187,000 Active
7. 2025-07-28
   listed $259,900 Active
8. 2018-06-29
   soldstatus $159,900 Sold 389-char remark

   Show marketing remark (389 chars)

   3 bed walk out rambler on large wedge shaped lot. New roof 2016. Family room features wood burning fireplace & dry bar with moveable wall; can conceal bar! CA. Exterior drain tile. 3 stall detached garage w/wood burner. Well water. John Deere riding lawn mower negotiable. Tons of potential! Same owner for over 30 years. Needs updating; good bones. As is sale. Quick close possible.

9. 2018-06-29
   soldstatus $159,900

   Show marketing remark (389 chars)

   3 bed walk out rambler on large wedge shaped lot. New roof 2016. Family room features wood burning fireplace & dry bar with moveable wall; can conceal bar! CA. Exterior drain tile. 3 stall detached garage w/wood burner. Well water. John Deere riding lawn mower negotiable. Tons of potential! Same owner for over 30 years. Needs updating; good bones. As is sale. Quick close possible.

10. 2018-05-27
    status Pending 389-char remark

    Show marketing remark (389 chars)

    3 bed walk out rambler on large wedge shaped lot. New roof 2016. Family room features wood burning fireplace & dry bar with moveable wall; can conceal bar! CA. Exterior drain tile. 3 stall detached garage w/wood burner. Well water. John Deere riding lawn mower negotiable. Tons of potential! Same owner for over 30 years. Needs updating; good bones. As is sale. Quick close possible.

11. 2018-05-25
    historical Contingent - Inspection 389-char remark

    Show marketing remark (389 chars)

    3 bed walk out rambler on large wedge shaped lot. New roof 2016. Family room features wood burning fireplace & dry bar with moveable wall; can conceal bar! CA. Exterior drain tile. 3 stall detached garage w/wood burner. Well water. John Deere riding lawn mower negotiable. Tons of potential! Same owner for over 30 years. Needs updating; good bones. As is sale. Quick close possible.

12. 2018-05-20
    listed $159,900 Active 389-char remark

    Show marketing remark (389 chars)

    3 bed walk out rambler on large wedge shaped lot. New roof 2016. Family room features wood burning fireplace & dry bar with moveable wall; can conceal bar! CA. Exterior drain tile. 3 stall detached garage w/wood burner. Well water. John Deere riding lawn mower negotiable. Tons of potential! Same owner for over 30 years. Needs updating; good bones. As is sale. Quick close possible.

ⓘ 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: $3,628 · $302/mo
• Projected year-2 tax: $3,628 · $302/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 ≥99°F today · 14 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,744
• − Mortgage interest: −$10,475
• − Property taxes: −$3,628
• − Insurance: −$935
• − Repairs & maintenance: −$1,979
• − Management: −$1,979
• − Depreciation: −$5,440
• Taxable income: $307
• Est. tax owed @ 24.0%: −$74
• After-tax cash flow: $3,143/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: Hutchinson Public School District
• NCES district ID: 2714970
• Math proficiency: 56% ▼ -9.00%
• Reading proficiency: 56% ▼ -10.00%
• Median HH income: $56,261
• Composite: 48.36/100
• National rank: #2143
• State rank: #62 of 301 in MN

Livability — Hutchinson

• Score: 80/100
• State rank: #72
• US rank: #1744

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hutchinson, MN
• City population: 18,567
• Population (ZIP): 18,567

Population outlook (McLeod County) Hauer SSP2

• Today (2025): 34,517 people
• By 2030: 33,442 · -3.1%
• By 2040: 30,815 · -10.7%
• By 2050: 27,695 · -19.8%
• By 2075: 21,923 · -36.5%
• By 2100: 17,237 · -50.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Hispanic / Latino 4% Two or more races 3%
• Common ancestry: Portuguese 13% Romanian 4% Lithuanian 2%
• Foreign-born: 3% · Canada, China
• Languages at home: 96% English-only · Spanish 2% Chinese 1%

Political lean MEDSL · McLeod

• 2024 margin: Solid R (+38.0) · D 30.2% · R 68.1% · Other 1.7%
• 2008→2024 swing: -19.6pp toward R · 2008: -18.3pp · 2024: -38.0pp
• All cycles: 2024: R+38.0 2020: R+36.2 2016: R+38.4 2012: R+22.2 2008: R+18.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -89.48%
• Current HPI: 203.0298
• 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

+16.9% since first listed

8 events — show timeline

• 2026-05-26 Relisted — NORTHSTARMLS as Distributed by MLS Grid
• 2026-05-20 Listed $187,000 NORTHSTARMLS as Distributed by MLS Grid
• 2025-07-28 Listed $259,900 NORTHSTARMLS as Distributed by MLS Grid
• 2018-06-29 Sold (Public Records) $159,900 Public Records
• 2018-06-29 Sold (MLS) $159,900 NORTHSTARMLS as Distributed by MLS Grid
• 2018-05-27 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2018-05-25 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2018-05-20 Listed $159,900 NORTHSTARMLS as Distributed by MLS Grid

Property tax history

+6.7%/yr

Latest (2025): $3,628 · +18.1% YoY. Source: county tax records.