902 White St · Jackson, MN 56143

$155,000

3 bd · 2.0 ba · 3,312 sqft · SingleFamily public records · 135 Days on market

Built 1912 8,973 sqft lot $47/sqft · 43% below area Est $111k · 39% over

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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 +20.6/30.0
• DSCR +6.6/10.0
• Appreciation +6.3/10.0
• 1% rule +5.0/10.0
• Schools +4.0/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0

Listing remarks MLS

Come in to all the Charm! On a beautiful corner lot in the the town ofJackson, sits a stately three bedroom, two bathroom two story beautiful home. Complete with beautiful woodwork, cozy fireplace, large back yard and a detached double garage with a loft above! Contact to schedule your showing for this one of a kind property!

Key facts

• Large back yard
• Loft above
• Cozy fireplace

Tags

• CORNER LOT
• COZY FIREPLACE
• LARGE BACK YARD
• DETACHED DOUBLE GARAGE
• LOFT ABOVE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $155k.

Deal economics

• At list price, monthly cash flow is $208 ($2k/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 $155k (0.1% below list).
• Recommended offer: $136k (12.0% 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; 4 units permitted in Jackson County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($1k loan paydown + $4k 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 $43k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 135 days — a 12% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 6y 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.

Risks & watch-outs

• Watch-outs: built in 1912 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $136,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 135 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1912 — 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. 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: 1.00% ✗
• Cap rate: 7.90%
• Cash-on-cash: 5.75%
• DSCR: 1.26
• GRM: 8.3

CMA / ARV

• ARV (median comp): $111,139
• List price: $155,000
• Delta: 39.46%
• Verdict: OVERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 11.9%
• Equity multiple: 1.66×
• Total profit: $28,818
• Equity at exit: $66,420

10-year hold

• IRR: 14.2%
• Equity multiple: 3.03×
• Total profit: $87,937
• Equity at exit: $99,884

Cash invested: $43,400 (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: 8.3×

Monthly cashflow live

• Estimated rent: $1,549 medium
• Mortgage (P&I): −$813
• Tax from tax record: −$138 /mo · $1,662/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$325
• Net cashflow: $208

Break-even live

Break-even rent $1,286

Max offer price $155,000

Occupancy floor 82%

Sensitivity live

Price	-10% $296	-5% $252	+0% $208	+5% $164	+10% $120
Rent	-10% $85	-5% $147	+0% $208	+5% $269	+10% $330
Rate	-1.0pp $286	-0.5pp $247	base $208	+0.5pp $168	+1.0pp $127

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Listing history 35 events

1. 2026-06-21
   days on market $155,000 Active 135 DOM
2. 2026-06-18
   days on market $155,000 Active 133 DOM
3. 2026-06-17
   days on market $155,000 Active 132 DOM
4. 2026-06-16
   days on market $155,000 Active 131 DOM
5. 2026-06-15
   days on market $155,000 Active 130 DOM
6. 2026-06-13
   days on market $155,000 Active 128 DOM
7. 2026-06-12
   days on market $155,000 Active 127 DOM
8. 2026-06-09
   days on market $155,000 Active 124 DOM
9. 2026-06-08
   days on market $155,000 Active 123 DOM
10. 2026-06-07
    days on market $155,000 Active 122 DOM
11. 2026-06-07
    days on market $155,000 Active 121 DOM
12. 2026-06-04
    days on market $155,000 Active 118 DOM
13. 2026-06-02
    days on market $155,000 Active 117 DOM
14. 2026-06-01
    days on market $155,000 Active 116 DOM
15. 2026-05-31
    days on market $155,000 Active 115 DOM
16. 2026-05-31
    days on market $155,000 Active 114 DOM
17. 2026-02-26
    status Active 330-char remark

    Show marketing remark (330 chars)

    Come in to all the Charm! On a beautiful corner lot in the the town ofJackson, sits a stately three bedroom, two bathroom two story beautiful home. Complete with beautiful woodwork, cozy fireplace, large back yard and a detached double garage with a loft above! Contact to schedule your showing for this one of a kind property!

18. 2026-02-23
    historical Contingent - Inspection 330-char remark

    Show marketing remark (330 chars)

    Come in to all the Charm! On a beautiful corner lot in the the town ofJackson, sits a stately three bedroom, two bathroom two story beautiful home. Complete with beautiful woodwork, cozy fireplace, large back yard and a detached double garage with a loft above! Contact to schedule your showing for this one of a kind property!

19. 2026-02-03
    listed $155,000 Active 330-char remark

    Show marketing remark (330 chars)

    Come in to all the Charm! On a beautiful corner lot in the the town ofJackson, sits a stately three bedroom, two bathroom two story beautiful home. Complete with beautiful woodwork, cozy fireplace, large back yard and a detached double garage with a loft above! Contact to schedule your showing for this one of a kind property!

20. 2026-01-25
    historical
21. 2025-10-16
    price $155,000
22. 2025-07-24
    listed $159,900 Active
23. 2024-11-01
    status Pending
24. 2024-10-28
    historical Contingent - Inspection
25. 2024-08-16
    price $159,900
26. 2024-07-05
    status Active
27. 2024-06-11
    listed $169,900 Active
28. 2024-05-25
    historical
29. 2021-06-15
    soldstatus $145,000 Sold
30. 2021-04-30
    status Pending
31. 2021-03-26
    price $179,900
32. 2021-02-23
    price $186,500
33. 2020-11-26
    price $185,000
34. 2020-10-31
    listed $189,900 Active
35. 1993-02-15
    soldstatus $45,000

ⓘ 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: $1,662 · $138/mo
• Projected year-2 tax: $1,699 · $142/mo
• Expected delta: +$37/yr (+$3/mo · 2.2%)

ⓘ 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 4/10 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: $18,588
• − Mortgage interest: −$8,682
• − Property taxes: −$1,662
• − Insurance: −$775
• − Repairs & maintenance: −$1,487
• − Management: −$1,487
• − Depreciation: −$4,509
• Taxable loss: −$14
• Est. tax savings @ 24.0%: +$3
• After-tax cash flow: $2,497/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

+244.4% since first listed

19 events — show timeline

• 2026-02-26 Relisted — NORTHSTARMLS as Distributed by MLS Grid
• 2026-02-23 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2026-02-03 Listed $155,000 NORTHSTARMLS as Distributed by MLS Grid
• 2026-01-25 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2025-10-16 Price Changed $155,000 NORTHSTARMLS as Distributed by MLS Grid
• 2025-07-24 Listed $159,900 NORTHSTARMLS as Distributed by MLS Grid
• 2024-11-01 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2024-10-28 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2024-08-16 Price Changed $159,900 NORTHSTARMLS as Distributed by MLS Grid
• 2024-07-05 Relisted — NORTHSTARMLS as Distributed by MLS Grid
• 2024-06-11 Listed $169,900 NORTHSTARMLS as Distributed by MLS Grid
• 2024-05-25 Coming Soon — NORTHSTARMLS as Distributed by MLS Grid
• 2021-06-15 Sold (MLS) $145,000 NORTHSTARMLS as Distributed by MLS Grid
• 2021-04-30 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2021-03-26 Price Changed $179,900 NORTHSTARMLS as Distributed by MLS Grid
• 2021-02-23 Price Changed $186,500 NORTHSTARMLS as Distributed by MLS Grid
• 2020-11-26 Price Changed $185,000 NORTHSTARMLS as Distributed by MLS Grid
• 2020-10-31 Listed $189,900 NORTHSTARMLS as Distributed by MLS Grid
• 1993-02-15 Sold (Public Records) $45,000 Public Records

Property tax history

+5.6%/yr

Latest (2025): $1,662 · -9.5% YoY. Source: county tax records.