203 N Monroe St · Minneota, MN 56264

$114,500

2 bd · 1.0 ba · 1,389 sqft · SingleFamily · 35 Days on market

Built 1910 8,232 sqft lot

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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 +19.4/30.0
• ARV discount +7.5/15.0
• DSCR +6.1/10.0
• Schools +5.3/10.0
• 1% rule +4.6/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 203 N Monroe St in Minneota, home of the Boxelder Days! This home offers a very spacious living room with a large bay window allowing tons of natural light in. The size of the main floor bedroom and kitchen won't disappoint you either. Enjoy all your living facilities on one level! Laundry is located in the full bath and an additional bedroom and office area is located on the second level. This property features a lean attached to the single car garage with electricity, 2 apple trees, and rhubarb. New shingles on house in 2015, and garage in 2020. Whether your looking to invest, searching for your first home, or time to downsize, don't let this one slip away. Book your private showing today!

Key facts

• 8,232 sq ft lot
• Garage
• Built 1910

Property features AI

Exterior

• Parking: Detached or attached 1-car garage (16 x 32)
• Utilities: City water connected; City sewer connected; Propane fuel
• Home design: Residential property; One and one-half story; Block foundation; Asphalt roof
• Construction: Block foundation; Asphalt roof; Vinyl siding
• Exterior features: Vinyl exterior; Lot roughly 50 x 165 (0.189 acre)

Interior

• Kitchen: Kitchen approximately 11.5 x 18.5
• Bedrooms: 2 bedrooms (one on main level, one on upper level); Bedroom sizes approximately 11.5 x 16.5 (main) and 13 x 13.5 (upper)
• Bathrooms: 1 full bathroom on the main level; Bathroom size approximately 6.5 x 11
• Heating & cooling: Boiler heating; No central air
• Interior features: Crawl space basement; One and one-half levels

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $114k.

Deal economics

• At list price, monthly cash flow is $129 ($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 $109k (4.4% below list).
• Recommended offer: $109k (4.4% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 75/100 on livability (#190 in MN, #4,109 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F.
• Minneota Public School District (rural): math 62% / reading 62% proficiency, ranked #33 of 301 in MN (top 11%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 6 active listings in the ZIP; 91 units permitted in Lyon County in 2024 (72 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $792 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Lyon County population projected at -12% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($111k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 3y 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 $92k; 24% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $109,416 (4.4% below list)

Questions for the listing agent

1. It's been on market 35 days. Have you received any prior offers? Is the seller open to a 4% concession, seller financing, or rate buy-down credit?
2. Built in 1910 — 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. 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?
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: 0.96% ✗
• Cap rate: 7.64%
• Cash-on-cash: 4.81%
• DSCR: 1.21
• GRM: 8.7

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: -8.8%
• Equity multiple: 0.68×
• Total profit: $-10,383
• Equity at exit: $17,072

10-year hold

• IRR: 0.6%
• Equity multiple: 1.04×
• Total profit: $1,430
• Equity at exit: $9,900

Cash invested: $32,060 (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 56264

• Home prices YoY: -24.8%
• Active inventory: 6
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,094 medium
• Mortgage (P&I): −$600
• Tax from tax record: −$88 /mo · $1,052/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$230
• Net cashflow: $129

Break-even live

Break-even rent $931

Max offer price $114,500

Occupancy floor 83%

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: $28,625
• Closing costs: $3,435
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-09
   statusdays on market $114,500 Pending 35 DOM
2. 2026-06-08
   days on market $114,500 Contingent - Sale of Another Property 34 DOM
3. 2026-06-07
   days on market $114,500 Contingent - Sale of Another Property 33 DOM
4. 2026-06-05
   days on market $114,500 Contingent - Sale of Another Property 31 DOM
5. 2026-06-02
   days on market $114,500 Contingent - Sale of Another Property 28 DOM
6. 2026-06-01
   days on market $114,500 Contingent - Sale of Another Property 27 DOM
7. 2026-05-31
   status $114,500 Contingent - Sale of Another Property 26 DOM
8. 2026-05-31
   days on market $114,500 Active 26 DOM
9. 2026-05-31
   days on market $114,500 Active 25 DOM
10. 2026-05-16
    price $114,500 511-char remark
11. 2026-05-05
    listed $119,500 Active 511-char remark
12. 2024-11-27
    historical
13. 2024-10-21
    price $120,000
14. 2024-08-30
    listed $125,000 Active
15. 2023-06-16
    soldstatus $92,000 Sold

    Show marketing remark (712 chars)

    Welcome to 203 N Monroe St in Minneota, home of the Boxelder Days! This home offers a very spacious living room with a large bay window allowing tons of natural light in. The size of the main floor bedroom and kitchen won't disappoint you either. Enjoy all your living facilities on one level! Laundry is located in the full bath and an additional bedroom and office area is located on the second level. This property features a lean attached to the single car garage with electricity, 2 apple trees, and rhubarb. New shingles on house in 2015, and garage in 2020. Whether your looking to invest, searching for your first home, or time to downsize, don't let this one slip away. Book your private showing today!

16. 2023-05-05
    status Pending

    Show marketing remark (712 chars)

    Welcome to 203 N Monroe St in Minneota, home of the Boxelder Days! This home offers a very spacious living room with a large bay window allowing tons of natural light in. The size of the main floor bedroom and kitchen won't disappoint you either. Enjoy all your living facilities on one level! Laundry is located in the full bath and an additional bedroom and office area is located on the second level. This property features a lean attached to the single car garage with electricity, 2 apple trees, and rhubarb. New shingles on house in 2015, and garage in 2020. Whether your looking to invest, searching for your first home, or time to downsize, don't let this one slip away. Book your private showing today!

17. 2023-04-28
    status Active

    Show marketing remark (712 chars)

    Welcome to 203 N Monroe St in Minneota, home of the Boxelder Days! This home offers a very spacious living room with a large bay window allowing tons of natural light in. The size of the main floor bedroom and kitchen won't disappoint you either. Enjoy all your living facilities on one level! Laundry is located in the full bath and an additional bedroom and office area is located on the second level. This property features a lean attached to the single car garage with electricity, 2 apple trees, and rhubarb. New shingles on house in 2015, and garage in 2020. Whether your looking to invest, searching for your first home, or time to downsize, don't let this one slip away. Book your private showing today!

18. 2023-04-22
    historical Contingent - Inspection

    Show marketing remark (712 chars)

    Welcome to 203 N Monroe St in Minneota, home of the Boxelder Days! This home offers a very spacious living room with a large bay window allowing tons of natural light in. The size of the main floor bedroom and kitchen won't disappoint you either. Enjoy all your living facilities on one level! Laundry is located in the full bath and an additional bedroom and office area is located on the second level. This property features a lean attached to the single car garage with electricity, 2 apple trees, and rhubarb. New shingles on house in 2015, and garage in 2020. Whether your looking to invest, searching for your first home, or time to downsize, don't let this one slip away. Book your private showing today!

19. 2023-04-19
    listed $100,000 Active

    Show marketing remark (712 chars)

    Welcome to 203 N Monroe St in Minneota, home of the Boxelder Days! This home offers a very spacious living room with a large bay window allowing tons of natural light in. The size of the main floor bedroom and kitchen won't disappoint you either. Enjoy all your living facilities on one level! Laundry is located in the full bath and an additional bedroom and office area is located on the second level. This property features a lean attached to the single car garage with electricity, 2 apple trees, and rhubarb. New shingles on house in 2015, and garage in 2020. Whether your looking to invest, searching for your first home, or time to downsize, don't let this one slip away. Book your private showing today!

20. 2019-09-12
    soldstatus $58,000
21. 2007-12-03
    soldstatus $58,000

ⓘ 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: $1,052 · $88/mo
• Projected year-2 tax: $1,167 · $97/mo
• Expected delta: +$115/yr (+$10/mo · 11.0%)

ⓘ 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 ≥98°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: $13,130
• − Mortgage interest: −$6,414
• − Property taxes: −$1,052
• − Insurance: −$572
• − Repairs & maintenance: −$1,050
• − Management: −$1,050
• − Depreciation: −$3,331
• Taxable loss: −$340
• Est. tax savings @ 24.0%: +$82
• After-tax cash flow: $1,624/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: Minneota Public School District
• NCES district ID: 2721270
• Math proficiency: 62% ▼ -9.00%
• Reading proficiency: 62% ▼ -12.00%
• Median HH income: $55,847
• Composite: 53.3/100
• National rank: #1481
• State rank: #33 of 301 in MN

Livability — Minneota

• Score: 75/100
• State rank: #190
• US rank: #4109

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Minneota, MN
• Population (ZIP): 2,185

Population outlook (Lyon County) Hauer SSP2

• Today (2025): 25,369 people
• By 2030: 24,890 · -1.9%
• By 2040: 23,599 · -7.0%
• By 2050: 22,383 · -11.8%
• By 2075: 20,076 · -20.9%
• By 2100: 18,901 · -25.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (85%)
• Race & ethnicity: White 85% Hispanic / Latino 12% Two or more races 9%
• Hispanic origin (detail): Mexican 12%
• Common ancestry: Portuguese 24% English 15% Romanian 4%
• Foreign-born: 4% · Canada
• Languages at home: 92% English-only · Spanish 7%

Political lean MEDSL · Lyon

• 2024 margin: Solid R (+31.8) · D 33.1% · R 64.9% · Other 2.0%
• 2008→2024 swing: -30.2pp toward R · 2008: -1.6pp · 2024: -31.8pp
• All cycles: 2024: R+31.8 2020: R+25.9 2016: R+28.3 2012: R+9.2 2008: R+1.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -50.69%
• Current HPI: 153.4077
• 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

+97.4% since first listed

14 events — show timeline

• 2026-06-09 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2026-05-31 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2026-05-16 Price Changed $114,500 NORTHSTARMLS as Distributed by MLS Grid
• 2026-05-05 Listed $119,500 NORTHSTARMLS as Distributed by MLS Grid
• 2024-11-27 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2024-10-21 Price Changed $120,000 NORTHSTARMLS as Distributed by MLS Grid
• 2024-08-30 Listed $125,000 NORTHSTARMLS as Distributed by MLS Grid
• 2023-06-16 Sold (MLS) $92,000 NORTHSTARMLS as Distributed by MLS Grid
• 2023-05-05 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2023-04-28 Relisted — NORTHSTARMLS as Distributed by MLS Grid
• 2023-04-22 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2023-04-19 Listed $100,000 NORTHSTARMLS as Distributed by MLS Grid
• 2019-09-12 Sold (Public Records) $58,000 Public Records
• 2007-12-03 Sold (Public Records) $58,000 Public Records

Property tax history

+3.9%/yr

Latest (2026): $1,052 · +13.1% YoY. Source: county tax records.