810 13th St · Clarkfield, MN 56223

$85,000

3 bd · 1.0 ba · 720 sqft · SingleFamily public records · 113 Days on market

Built 1940 6,969 sqft lot ↓ 11% since listing

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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 +25.7/30.0
• Appreciation +10.0/10.0
• DSCR +8.6/10.0
• ARV discount +7.5/15.0
• 1% rule +6.5/10.0
• Schools +3.4/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Key facts

• 6,969 sq ft lot
• Built 1940
• Listed 112 days

Property features AI

Exterior

• Parking: Gravel parking
• Utilities: City water connected; City sewer connected; Natural gas
• Home design: Residential property; One-story home; Main entry on main level
• Construction: Block foundation
• Exterior features: Vinyl exterior; Lot approximately 0.16 acres (about 59 x 140)

Interior

• Kitchen: Kitchen on main level (approx. 11 x 9)
• Bedrooms: 3 bedrooms (all on main level); Bedroom sizes include approximately 14.5 x 9.5, 12 x 9, and 10.5 x 11
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Forced air heat; Window air conditioning unit(s)
• Interior features: Basement: block foundation, unfinished; One level

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $205 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($974 rent vs $85k).
• Recommended offer: $77k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 66/100 on livability (#497 in MN) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, schools A-; Watch: employment C-, crime D+, health & safety D+.
• Yellow Medicine East (town): math 31% / reading 47% proficiency, ranked #227 of 301 in MN (top 75%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 6 active listings in the ZIP; 7 units permitted in Yellow Medicine County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $9k of equity ($588 loan paydown + $8k appreciation (10.0% local appreciation)).
• Yellow Medicine County population projected at -26% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 113 days — a 9% lower offer ($77k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $77,350 (9.0% below list)

Questions for the listing agent

1. It's been on market 113 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
7. 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.
8. 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.
9. 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: 1.15% ✓
• Cap rate: 9.18%
• Cash-on-cash: 10.32%
• DSCR: 1.46
• GRM: 7.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 31.8%
• Equity multiple: 3.49×
• Total profit: $59,327
• Equity at exit: $76,575

10-year hold

• IRR: 27.5%
• Equity multiple: 7.91×
• Total profit: $164,461
• Equity at exit: $165,136

Cash invested: $23,800 (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 56223

• Active inventory: 6
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $974 medium
• Mortgage (P&I): −$446
• Tax from tax record: −$84 /mo · $1,004/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$205
• Net cashflow: $205

Break-even live

Break-even rent $715

Max offer price $85,000

Occupancy floor 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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-18
   days on market $85,000 Active 113 DOM
2. 2026-06-17
   days on market $85,000 Active 112 DOM
3. 2026-06-16
   days on market $85,000 Active 111 DOM
4. 2026-06-15
   days on market $85,000 Active 110 DOM
5. 2026-06-13
   days on market $85,000 Active 108 DOM
6. 2026-06-12
   days on market $85,000 Active 107 DOM
7. 2026-06-09
   days on market $85,000 Active 104 DOM
8. 2026-06-08
   days on market $85,000 Active 103 DOM
9. 2026-06-07
   days on market $85,000 Active 102 DOM
10. 2026-06-05
    days on market $85,000 Active 100 DOM
11. 2026-06-04
    days on market $85,000 Active 98 DOM
12. 2026-06-02
    days on market $85,000 Active 97 DOM
13. 2026-06-01
    days on market $85,000 Active 96 DOM
14. 2026-05-31
    days on market $85,000 Active 95 DOM
15. 2026-05-08
    status Active
16. 2026-03-17
    historical Contingent - Third Party Approval
17. 2026-02-12
    status Pending
18. 2026-01-30
    historical Contingent - Inspection
19. 2026-01-23
    listed $85,000 Active
20. 2025-07-01
    historical
21. 2025-02-28
    listed $95,000 Active

ⓘ 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: $1,004 · $84/mo
• Projected year-2 tax: $1,004 · $84/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 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,688
• − Mortgage interest: −$4,761
• − Property taxes: −$1,004
• − Insurance: −$425
• − Repairs & maintenance: −$935
• − Management: −$935
• − Depreciation: −$2,473
• Taxable income: $1,155
• Est. tax owed @ 24.0%: −$277
• After-tax cash flow: $2,178/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: Yellow Medicine East
• NCES district ID: 2700099
• Math proficiency: 31% ▼ -7.00%
• Reading proficiency: 47% ▼ -7.00%
• Median HH income: $51,457
• Composite: 33.74/100
• National rank: #5369
• State rank: #227 of 301 in MN

Livability — Clarkfield

• Score: 66/100
• State rank: #497
• US rank: #11957

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Clarkfield, MN
• Population (ZIP): 1,403

Population outlook (Yellow Medicine County) Hauer SSP2

• Today (2025): 8,959 people
• By 2030: 8,451 · -5.7%
• By 2040: 7,514 · -16.1%
• By 2050: 6,650 · -25.8%
• By 2075: 5,306 · -40.8%
• By 2100: 4,453 · -50.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Hispanic / Latino 7% Two or more races 5% Native American 2%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Portuguese 33% Lithuanian 4% Scottish 2%
• Foreign-born: 4% · Canada
• Languages at home: 93% English-only · Spanish 6%

Political lean MEDSL · Yellow Medicine

• 2024 margin: Solid R (+40.6) · D 28.7% · R 69.3% · Other 1.9%
• 2008→2024 swing: -44.9pp toward R · 2008: 4.3pp · 2024: -40.6pp
• All cycles: 2024: R+40.6 2020: R+37.0 2016: R+35.4 2012: R+6.3 2008: D+4.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 106.79%
• Current HPI: 318.75
• 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

-10.5% since first listed

7 events — show timeline

• 2026-05-08 Relisted — NORTHSTARMLS as Distributed by MLS Grid
• 2026-03-17 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2026-02-12 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2026-01-30 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2026-01-23 Listed $85,000 NORTHSTARMLS as Distributed by MLS Grid
• 2025-07-01 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2025-02-28 Listed $95,000 NORTHSTARMLS as Distributed by MLS Grid

Property tax history

+4.6%/yr

Latest (2025): $1,004 · +16.2% YoY. Source: county tax records.