1111 S Halvorson St · Redwood Falls, MN 56283

$160,000

2 bd · 1.0 ba · 1,840 sqft · SingleFamily · 57 Days on market

Built 1969 0.41 ac lot $87/sqft · 31% below area Est $231k · 31% under

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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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.9/10.0
• Livability +3.8/5.0
• Schools +3.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

2 bed 1 bath rambler home with a 1-stall garage on a large lot. Enjoy the added bonus of a cozy three season porch, perfect for relaxing year-round.

Key facts

• Large lot
• Three-season porch
• 0.41 acre lot

Tags

• THREE-SEASON PORCH
• LARGE LOT

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $619 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $155k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.9% vs local median 5.9% in Redwood Falls — 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 76/100 on livability (#169 in MN, #3,642 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities F, commute F.
• Redwood Area School District (town): math 39% / reading 46% proficiency, ranked #207 of 301 in MN (top 69%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Reede Gray Elementary (math 57% / reading 42%, grade D, #423 of 857 statewide, top 55%, 419 students, 52% FRL); Redwood Valley Middle (math 34% / reading 46%, grade F, #147 of 258 statewide, top 57%, 322 students, 55% FRL); Redwood Valley Senior High (math 27% / reading 52%, grade F, #246 of 471 statewide, top 59%, 371 students, 42% FRL) — zoned schools average 50% FRL vs 31% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 47 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 25 units permitted in Redwood 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 $5k of value loss. Plan a longer hold.
• Redwood County population projected at -16% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $45k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 57 days — a 3% lower offer ($155k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $20k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $32k; list at $160k implies a 400% gain — meaningful room to come down on a strong offer.

Recommended offer $155,200 (3.0% below list)

Questions for the listing agent

1. It's been on market 57 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 1969 — 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. 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: 1.29% ✓
• Cap rate: 10.93%
• Cash-on-cash: 16.58%
• DSCR: 1.74
• GRM: 6.5

CMA / ARV

• ARV (median comp): $230,838
• List price: $160,000
• Delta: -30.69%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 7.7%
• Equity multiple: 1.30×
• Total profit: $13,465
• Equity at exit: $23,857

10-year hold

• IRR: 16.9%
• Equity multiple: 2.39×
• Total profit: $62,374
• Equity at exit: $13,834

Cash invested: $44,800 (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 56283

• Home prices YoY: -15.6%
• Active inventory: 47
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $2,064 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$106 /mo · $1,270/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$433
• Net cashflow: $619

Break-even live

Break-even rent $1,280

Max offer price $160,000

Occupancy floor 65%

Sensitivity live

Price	-10% $709	-5% $664	+0% $619	+5% $574	+10% $528
Rent	-10% $456	-5% $537	+0% $619	+5% $700	+10% $782
Rate	-1.0pp $699	-0.5pp $660	base $619	+0.5pp $577	+1.0pp $535

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
100 Fallwood Rd Unit 123 Redwood Falls, MN	3.0	1.0	1306	$1,900	$1.45	45d	1	0.38mi
100 Fallwood Rd Unit 118 Redwood Falls, MN	3.0	1.0	1341	$1,990	$1.48	45d	1	0.40mi
100 Fallwood Rd Unit 119 Redwood Falls, MN	3.0	1.0	1373	$2,300	$1.68	45d	1	0.40mi

Listing history 6 events

1. 2026-05-19
   status Pending 148-char remark

   Show marketing remark (148 chars)

   2 bed 1 bath rambler home with a 1-stall garage on a large lot. Enjoy the added bonus of a cozy three season porch, perfect for relaxing year-round.

2. 2026-04-27
   price $160,000 148-char remark

   Show marketing remark (148 chars)

   2 bed 1 bath rambler home with a 1-stall garage on a large lot. Enjoy the added bonus of a cozy three season porch, perfect for relaxing year-round.

3. 2026-04-02
   status Active 148-char remark

   Show marketing remark (148 chars)

   2 bed 1 bath rambler home with a 1-stall garage on a large lot. Enjoy the added bonus of a cozy three season porch, perfect for relaxing year-round.

4. 2026-03-27
   historical Contingent - Inspection 148-char remark

   Show marketing remark (148 chars)

   2 bed 1 bath rambler home with a 1-stall garage on a large lot. Enjoy the added bonus of a cozy three season porch, perfect for relaxing year-round.

5. 2026-03-23
   listed $180,000 Active 148-char remark

   Show marketing remark (148 chars)

   2 bed 1 bath rambler home with a 1-stall garage on a large lot. Enjoy the added bonus of a cozy three season porch, perfect for relaxing year-round.

6. 2018-04-20
   soldstatus $32,000

ⓘ 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: $1,270 · $106/mo
• Projected year-2 tax: $1,531 · $128/mo
• Expected delta: +$261/yr (+$22/mo · 20.6%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥99°F today · 15 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: $24,767
• − Mortgage interest: −$8,962
• − Property taxes: −$1,270
• − Insurance: −$800
• − Repairs & maintenance: −$1,981
• − Management: −$1,981
• − Depreciation: −$4,655
• Taxable income: $5,117
• Est. tax owed @ 24.0%: −$1,228
• After-tax cash flow: $6,199/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: Redwood Area School District
• NCES district ID: 2700182
• Math proficiency: 39% ▼ -14.00%
• Reading proficiency: 46% ▼ -12.00%
• Median HH income: $45,326
• Composite: 36.1/100
• National rank: #4756
• State rank: #207 of 301 in MN

Livability — Redwood Falls

• Score: 76/100
• State rank: #169
• US rank: #3642

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Redwood Falls, MN
• Population (ZIP): 6,469

Population outlook (Redwood County) Hauer SSP2

• Today (2025): 14,504 people
• By 2030: 13,983 · -3.6%
• By 2040: 13,056 · -10.0%
• By 2050: 12,225 · -15.7%
• By 2075: 11,051 · -23.8%
• By 2100: 9,786 · -32.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Two or more races 4% Hispanic / Latino 4% Native American 3%
• Common ancestry: Portuguese 12% Romanian 2% Lithuanian 2%
• Foreign-born: 1% · Canada
• Languages at home: 95% English-only · Spanish 3% German/W. Germanic 1%

Political lean MEDSL · Redwood

• 2024 margin: Solid R (+43.3) · D 27.7% · R 71.0% · Other 1.2%
• 2008→2024 swing: -29.8pp toward R · 2008: -13.6pp · 2024: -43.3pp
• All cycles: 2024: R+43.3 2020: R+41.2 2016: R+43.0 2012: R+20.1 2008: R+13.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -39.40%
• Current HPI: 213.8535
• 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

+400.0% since first listed

6 events — show timeline

• 2026-05-19 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2026-04-27 Price Changed $160,000 NORTHSTARMLS as Distributed by MLS Grid
• 2026-04-02 Relisted — NORTHSTARMLS as Distributed by MLS Grid
• 2026-03-27 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2026-03-23 Listed $180,000 NORTHSTARMLS as Distributed by MLS Grid
• 2018-04-20 Sold (Public Records) $32,000 Public Records

Property tax history

+5.3%/yr

Latest (2025): $1,270 · +2.4% YoY. Source: county tax records.