234 River St · Jackson, MN 56143

$70,000

1 bd · 1.0 ba · 1,048 sqft · SingleFamily public records · 22 Days on market

Built 1945 6,011 sqft lot

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +6.3/10.0
• Schools +4.0/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Welcome to simple, affordable living at 234 River Street in Jackson. This 1 bed, 1 bath home offers a functional layout, a 1-stall garage, and comes fully furnished for a convenient move-in setup. Enjoy breakfast with the birds from the dining area, where a window overlooks multiple bird feeders that will stay with the property — the perfect spot for morning coffee and quiet birdwatching. Practical updates include a new roof in 2018, exterior paint on the house and garage in 2024, added insulation in 2025, and a new water heater in 2025. Outside, you’ll find an established garden with a pear tree, hop vine, and five grape vines. The home has a charming, lived-in feel and offers

Key facts

• Exterior paint
• New water heater
• Established garden

Tags

• FULLY FURNISHED
• NEW ROOF
• EXTERIOR PAINT
• ADDED INSULATION
• NEW WATER HEATER
• ESTABLISHED GARDEN

Property features AI

Exterior

• Parking: Detached or attached 1-car garage (280 sq ft garage area)
• Utilities: City water (connected); City sewer (connected); Natural gas; Electric with circuit breakers
• Home design: Residential one-story home; Main entry on main level; Above-grade finished living area: 632
• Construction: Block foundation; Partial, unfinished basement; Built with wood exterior
• Exterior features: Wood exterior; Corner lot; Lot dimensions approximately 52' x 116'

Interior

• Kitchen: Range; Refrigerator; Microwave
• Bedrooms: 1 bedroom (main level)
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Forced air heating; Wall and window cooling units
• Interior features: Washer and Dryer included; Microwave; Range; Refrigerator; Other appliances
• Laundry & utility: Laundry in basement; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $620 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Recommended offer: $69k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 79/100 on livability (#97 in MN, #2,166 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F.
• Jackson County Central School District (town): math 46% / reading 48% proficiency, ranked #160 of 301 in MN (top 53%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 23 active listings in the ZIP; 6 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; 4 units permitted in Jackson County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($484 loan paydown + $2k appreciation (2.6% local appreciation)).
• Jackson County population projected at -11% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (2.6% appreciation + 3.0% rent growth), your $20k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 22 days — a 2% lower offer ($69k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $20k; list at $70k implies a 241% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1945 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $68,950 (1.5% below list)

Questions for the listing agent

1. Built in 1945 — 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. 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.
4. 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.
5. 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: 1.91% ✓
• Cap rate: 16.93%
• Cash-on-cash: 37.98%
• DSCR: 2.69
• GRM: 4.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

2.62% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 42.9%
• Equity multiple: 3.37×
• Total profit: $46,543
• Equity at exit: $29,996

10-year hold

• IRR: 43.2%
• Equity multiple: 6.72×
• Total profit: $112,067
• Equity at exit: $45,109

Cash invested: $19,600 (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 56143

• Home prices YoY: 1.1%
• Active inventory: 23
• Price-to-rent: 4.4×

Monthly cashflow live

• Estimated rent: $1,335 high
• Mortgage (P&I): −$367
• Tax from tax record: −$38 /mo · $454/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$280
• Net cashflow: $620

Break-even live

Break-even rent $549

Max offer price $70,000

Occupancy floor 49%

Sensitivity live

Price	-10% $660	-5% $640	+0% $620	+5% $601	+10% $581
Rent	-10% $515	-5% $568	+0% $620	+5% $673	+10% $726
Rate	-1.0pp $656	-0.5pp $638	base $620	+0.5pp $602	+1.0pp $584

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: $17,500
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
381 Whitetail LN Apt 206 Jackson, MN	2.0	1.0	900	$1,700	$1.89	45d	1	0.26mi
381 Whitetail LN Apt 302 Jackson, MN	2.0	1.0	900	$1,417	$1.57	45d	1	0.26mi
314 1st St Jackson, MN	2.0	2.0	815	$1,040	$1.28	45d	4	0.27mi
381 Whitetail Ln Jackson, MN	2.0	1.0	884	$1,271	$1.44	45d	13	0.72mi
381 Whitetail LN Unit 210 Jackson, MN	2.0	1.0	900	$1,125	$1.25	45d	1	0.74mi
801 Hills Ave Unit 2 Jackson, MN	2.0	1.0	750	$775	$1.03	45d	1	1.28mi

Listing history 14 events

1. 2026-06-13
   status $70,000 Pending 22 DOM
2. 2026-06-12
   days on market $70,000 Active 22 DOM
3. 2026-06-09
   days on market $70,000 Active 19 DOM
4. 2026-06-08
   days on market $70,000 Active 18 DOM
5. 2026-06-07
   days on market $70,000 Active 17 DOM
6. 2026-06-07
   days on market $70,000 Active 16 DOM
7. 2026-06-04
   days on market $70,000 Active 13 DOM
8. 2026-06-02
   days on market $70,000 Active 12 DOM
9. 2026-06-01
   days on market $70,000 Active 11 DOM
10. 2026-05-31
    days on market $70,000 Active 10 DOM
11. 2026-05-31
    days on market $70,000 Active 9 DOM
12. 2026-05-21
    listed $70,000 Active
13. 2016-07-21
    soldstatus $20,500
14. 2002-03-21
    soldstatus $14,000

ⓘ 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: $454 · $38/mo
• Projected year-2 tax: $619 · $52/mo
• Expected delta: +$165/yr (+$14/mo · 36.3%)

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥98°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: $16,017
• − Mortgage interest: −$3,921
• − Property taxes: −$454
• − Insurance: −$350
• − Repairs & maintenance: −$1,281
• − Management: −$1,281
• − Depreciation: −$2,036
• Taxable income: $6,693
• Est. tax owed @ 24.0%: −$1,606
• After-tax cash flow: $5,838/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: Jackson County Central School District
• NCES district ID: 2700231
• Math proficiency: 46% ▼ -9.00%
• Reading proficiency: 48% ▼ -7.00%
• Median HH income: $48,654
• Composite: 40.17/100
• National rank: #3790
• State rank: #160 of 301 in MN

Livability — Jackson

• Score: 79/100
• State rank: #97
• US rank: #2166

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Jackson, MN
• City population: 4,529
• Population (ZIP): 4,529

Population outlook (Jackson County) Hauer SSP2

• Today (2025): 9,757 people
• By 2030: 9,560 · -2.0%
• By 2040: 9,130 · -6.4%
• By 2050: 8,699 · -10.8%
• By 2075: 8,113 · -16.8%
• By 2100: 7,471 · -23.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Two or more races 4% Hispanic / Latino 4% Asian 2% Black 1%
• Common ancestry: Portuguese 15% Iranian 4% Swiss 3%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 1% German/W. Germanic 1%

Political lean MEDSL · Jackson

• 2024 margin: Solid R (+42.1) · D 28.1% · R 70.2% · Other 1.7%
• 2008→2024 swing: -37.8pp toward R · 2008: -4.3pp · 2024: -42.1pp
• All cycles: 2024: R+42.1 2020: R+37.9 2016: R+38.8 2012: R+14.3 2008: R+4.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.62%
• Current HPI: 240.1057
• 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

3 events — show timeline

• 2026-05-21 Listed $70,000 NORTHSTARMLS as Distributed by MLS Grid
• 2016-07-21 Sold (Public Records) $20,500 Public Records
• 2002-03-21 Sold (Public Records) $14,000 Public Records

Property tax history

+3.8%/yr

Latest (2025): $454 · -2.2% YoY. Source: county tax records.