6631 Oakwood St · Rockford, MN 55373

$340,000

4 bd · 1.0 ba · 1,950 sqft · SingleFamily public records · 11 Days on market

Built 1965 0.29 ac lot

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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 +15.0/30.0
• ARV discount +7.5/15.0
• DSCR +4.6/10.0
• Schools +4.5/10.0
• 1% rule +3.8/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

A lush and treed yard frames this one story home with a porch in the back and a DREAM 3-car garage. Steel siding on both house and garage, a brand new front door, fresh paint inside and out, brand new carpeting in the lower level in May, 2021. Living room and bedrooms have real hardwood floors. Kitchen and dining room have newly installed wood-look floors. All kitchen appliances are stainless steel and are newer. Newer front loading washer and dryer in the lower level PLUS a stackable washer and dryer in the main floor bath. A pretty bow window in the living room. Three bedrooms on the main and one down with egress window. Main level windows appear to be in good condition (not original). The garage is heated and insulated, has 220V and a fridge that stays.

Key facts

• Wooded lot
• Backyard porch
• 220v service

Tags

• WOODED LOT
• BACKYARD PORCH
• HEATED AND INSULATED GARAGE
• 220V SERVICE
• STONE ISLAND COUNTERTOP
• ORIGINAL HARDWOOD FLOORS

Property features AI

Exterior

• Parking: 3-car garage; Heated and insulated garage; Garage with electric and garage door opener; Concrete driveway
• Utilities: City water connected; City sewer connected; 100 amp electric service; Natural gas
• Home design: Residential property; One level (with lower level/basement); Main entry on main level
• Construction: Block construction; Asphalt roof; Block foundation
• Exterior features: Deck; Porch; Medium tree coverage; No fenced yard noted; Paved city streets with public maintenance

Interior

• Kitchen: Range; Microwave; Dishwasher; Refrigerator
• Bedrooms: 4 bedrooms total; Main level bedrooms: multiple (3 bedrooms on main level noted); Lower level bedroom(s) including one labeled 'Bedroom 4'
• Flooring: Hardwood floors; Tile floors
• Bathrooms: Main floor full bath; Basement 3/4 bath
• Heating & cooling: Forced air heating; Central air conditioning; Gas water heater
• Interior features: Daylight/lookout windows in basement; Drain tiled basement; Egress windows; Finished basement; Full basement with sump pump; Separate/formal dining room; Main floor primary bedroom; Paneled doors; Ceiling fan(s); Cable ready
• Laundry & utility: Washer and dryer included; Water softener (owned); Main floor and 2nd floor laundry noted

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $340k.

Deal economics

• At list price, monthly cash flow is $104 ($1k/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 $300k (11.9% below list).
• Recommended offer: $300k (11.9% below list) — sets the bar for 1% rule.
• Cap rate 6.7% vs local median 3.0% in Rockford — 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 66/100 on livability (#487 in MN) — a middle-class / working-renter tenant base. Strengths: housing A+, crime A, employment A; Watch: amenities F, commute F, health & safety F.
• Rockford Public School District (rural): math 42% / reading 58% proficiency, ranked #88 of 301 in MN (top 29%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Rockford Elementary Arts Magnet (math 56% / reading 50%, grade C, #361 of 857 statewide, top 42%, 585 students, 40% FRL); Rockford Middle (math 34% / reading 62%, grade C-, #90 of 258 statewide, top 35%, 499 students, 31% FRL); Rockford Secondary (math 47% / reading 57%, grade D+, #111 of 471 statewide, top 26%, 482 students, 26% FRL).
• Market conditions: 59 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 1,260 units permitted in Wright County in 2024 (180 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 $10k of value loss. Plan a longer hold.
• Wright County population projected at +9% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 11 sale attempts since 13y 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 $285k; 19% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $299,500 (11.9% below list)

Questions for the listing agent

1. Built in 1965 — 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 A-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. 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?
5. 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.
6. 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.
7. 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: 6.66%
• Cash-on-cash: 1.31%
• DSCR: 1.06
• GRM: 9.5

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: -14.2%
• Equity multiple: 0.49×
• Total profit: $-48,497
• Equity at exit: $50,695

10-year hold

• IRR: -5.5%
• Equity multiple: 0.65×
• Total profit: $-33,759
• Equity at exit: $29,397

Cash invested: $95,200 (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 55373

• Home prices YoY: -25.3%
• Active inventory: 59
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $2,995 medium
• Mortgage (P&I): −$1,783
• Tax from tax record: −$338 /mo · $4,052/yr
• Insurance: −$142
• HOA: −$0
• Vacancy / Maint / Mgmt: −$629
• Net cashflow: $104

Break-even live

Break-even rent $2,864

Max offer price $340,000

Occupancy floor 92%

Sensitivity live

Price	-10% $296	-5% $200	+0% $104	+5% $7	+10% $-89
Rent	-10% $-133	-5% $-15	+0% $104	+5% $222	+10% $340
Rate	-1.0pp $275	-0.5pp $190	base $104	+0.5pp $16	+1.0pp $-74

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: $85,000
• Closing costs: $10,200
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4968 River Oaks Rd Rockford, MN	5.0	3.0	2500	$2,995	$1.20	5d	1	1.09mi

Listing history 8 events

1. 2026-06-22
   days on market $340,000 Active 11 DOM
2. 2026-06-21
   days on market $340,000 Active 10 DOM
3. 2026-06-18
   days on market $340,000 Active 7 DOM
4. 2026-06-17
   days on market $340,000 Active 6 DOM
5. 2026-06-16
   days on market $340,000 Active 5 DOM
6. 2026-06-15
   days on market $340,000 Active 4 DOM
7. 2026-06-13
   remarks 699-char remark
8. 2026-06-13
   listed $340,000 Active 2 DOM

ⓘ 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: $4,052 · $338/mo
• Projected year-2 tax: $4,052 · $338/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 2/10 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 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $35,940
• − Mortgage interest: −$19,045
• − Property taxes: −$4,052
• − Insurance: −$1,700
• − Repairs & maintenance: −$2,875
• − Management: −$2,875
• − Depreciation: −$9,891
• Taxable loss: −$4,499
• Est. tax savings @ 24.0%: +$1,080
• After-tax cash flow: $2,324/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: Rockford Public School District
• NCES district ID: 2732070
• Math proficiency: 42% ▼ -21.00%
• Reading proficiency: 58% ▼ -10.00%
• Median HH income: $77,286
• Composite: 45.33/100
• National rank: #2641
• State rank: #88 of 301 in MN

Livability — Rockford

• Score: 66/100
• State rank: #487
• US rank: #11694

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Rockford, MN
• City population: 5,725
• Population (ZIP): 5,725

Population outlook (Wright County) Hauer SSP2

• Today (2025): 142,526 people
• By 2030: 146,915 · +3.1%
• By 2040: 153,625 · +7.8%
• By 2050: 155,416 · +9.0%
• By 2075: 150,352 · +5.5%
• By 2100: 130,631 · -8.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Two or more races 4% Asian 3% Hispanic / Latino 2% Black 2%
• Common ancestry: Portuguese 16% Romanian 4% Scottish 2%
• Foreign-born: 4% · South Korea, Canada, Vietnam
• Languages at home: 97% English-only · Spanish 1% Other Asian/Pacific 1%

Political lean MEDSL · Wright

• 2024 margin: Strong R (+29.4) · D 34.4% · R 63.8% · Other 1.8%
• 2008→2024 swing: -11.9pp toward R · 2008: -17.4pp · 2024: -29.4pp
• All cycles: 2024: R+29.4 2020: R+28.6 2016: R+33.2 2012: R+21.4 2008: R+17.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -73.98%
• Current HPI: 218.0934
• 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

+89.0% since first listed

32 events — show timeline

• 2026-06-12 Listed $340,000 NORTHSTARMLS as Distributed by MLS Grid
• 2026-06-10 Price Changed $340,000 NORTHSTARMLS as Distributed by MLS Grid
• 2026-06-10 Coming Soon $320,000 NORTHSTARMLS as Distributed by MLS Grid
• 2021-06-25 Sold (MLS) $284,900 NORTHSTARMLS as Distributed by MLS Grid
• 2021-06-18 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2021-06-07 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2021-05-29 Listed $284,900 NORTHSTARMLS as Distributed by MLS Grid
• 2021-05-28 Coming Soon $284,900 NORTHSTARMLS as Distributed by MLS Grid
• 2016-12-27 Sold (MLS) $174,000 NORTHSTARMLS as Distributed by MLS Grid
• 2016-11-30 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2016-11-15 Price Changed $174,900 NORTHSTARMLS as Distributed by MLS Grid
• 2016-10-11 Relisted — NORTHSTARMLS as Distributed by MLS Grid
• 2016-10-05 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2016-09-03 Listed $179,900 NORTHSTARMLS as Distributed by MLS Grid
• 2015-03-11 Sold (Public Records) $165,000 Public Records
• 2015-02-27 Sold (MLS) $165,000 LSAR
• 2015-02-27 Sold (MLS) $165,000 RASM
• 2015-02-27 Sold (MLS) $165,000 NORTHSTARMLS as Distributed by MLS Grid
• 2015-02-04 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2015-01-28 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2014-09-10 Relisted — NORTHSTARMLS as Distributed by MLS Grid
• 2014-08-27 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2014-06-09 Price Changed $169,900 NORTHSTARMLS as Distributed by MLS Grid
• 2014-06-09 Relisted — NORTHSTARMLS as Distributed by MLS Grid
• 2014-06-09 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2014-05-30 Relisted — NORTHSTARMLS as Distributed by MLS Grid
• 2014-05-20 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2014-04-28 Listed $174,900 NORTHSTARMLS as Distributed by MLS Grid
• 2014-04-28 Listed $169,900 LSAR
• 2014-04-28 Listed $169,900 RASM
• 2013-12-13 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2013-09-07 Listed $179,900 NORTHSTARMLS as Distributed by MLS Grid

Property tax history

+6.3%/yr

Latest (2025): $4,052 · +6.2% YoY. Source: county tax records.