349 Tyler Ave · North Mankato, MN 56003

$324,900

3 bd · 2.0 ba · 1,686 sqft · SingleFamily public records · 10 Days on market

Built 1947 7,405 sqft lot Est $250k · 30% over

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Why this score? — see what drove the F 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 +7.8/30.0
• Schools +4.4/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.9/10.0
• 1% rule +1.8/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Adorable and beautifully updated 3 bedroom, 2 bathroom home located in Lower North Mankato, just a short distance to local schools and Spring Lake Park. This charming home has been extensively updated within the last five years, including plumbing, wiring, insulation, sheetrock, flooring, trim, and more—offering the feel of a much newer home while maintaining its character. The inviting interior features newer windows, a newer furnace, and a modern plumbing manifold system for added efficiency and convenience. Step outside to enjoy the fully fenced backyard, perfect for relaxing or entertaining, complete with a stamped concrete patio, deck, gazebo, and a permanent gas line ready for your grill. Car enthusiasts and hobbyists will appreciate the oversized heated two-stall garage, providing ample space for vehicles, storage, and projects year-round. The home also features a newer roof for added peace of mind. With its ideal location, extensive updates, and fantastic outdoor space, this move-in ready home is one you won’t want to miss.

Key facts

• Updated sheetrock
• Updated wiring
• Updated trim

Tags

• UPDATED PLUMBING
• UPDATED WIRING
• UPDATED INSULATION
• UPDATED SHEETROCK
• UPDATED FLOORING
• UPDATED TRIM

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $325k.

Deal economics

• At list price, monthly cash flow is $-361 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $261k (19.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $220k (32.3% below list).
• Recommended offer: $220k (32.3% below list) — sets the bar for 1% rule.
• Cap rate 5.0% vs local median 3.4% in North Mankato — 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 80/100 on livability (#71 in MN, #1,734 nationally) — a professional / high-income tenant draw. Strengths: housing A+, crime A, employment A-; Watch: amenities F, commute F.
• Mankato Public School District (urban): math 48% / reading 56% proficiency, ranked #98 of 301 in MN (top 33%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Monroe Elementary (math 53% / reading 57%, grade C, #310 of 857 statewide, top 37%, 428 students, 40% FRL); Dakota Meadows Middle School (math 36% / reading 59%, grade C-, #93 of 258 statewide, top 37%, 878 students, 34% FRL); Mankato West Senior High (math 52% / reading 67%, grade C+, #46 of 471 statewide, top 11%, 1,223 students, 32% FRL).
• Market conditions: 173 active listings in the ZIP; 4 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; 109 units permitted in Nicollet County in 2024 (47 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $10k of value loss. Plan a longer hold.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 17y 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 1947 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $219,946 (32.3% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1947 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
6. 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.
7. 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.
8. 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: 0.68% ✗
• Cap rate: 4.96%
• Cash-on-cash: -4.76%
• DSCR: 0.79
• GRM: 12.3

CMA / ARV

• ARV (on-the-fly): $249,528
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
813 Range St	0.12mi	3/2.0	1,606 (-5%)	14mo	$235,000	$146	75
332 Jefferson Ave	0.09mi	4/2.0 (+1)	1,719 (+2%)	19mo	$241,500	$140	72
518 Jefferson Ave	0.21mi	3/2.0	1,560 (-8%)	13mo	$220,000	$141	67
809 Lyndale St	0.24mi	4/2.0 (+1)	1,585 (-6%)	10mo	$230,000	$145	65
743 Center St	0.20mi	3/1.0	1,623 (-4%)	18mo	$240,000	$148	65
923 Range St	0.13mi	2/2.0 (-1)	1,928 (+14%)	21mo	$235,000	$122	48
715 Belgrade Ave	0.66mi	4/2.0 (+1)	1,600 (-5%)	17mo	$220,000	$138	42
420 South	0.63mi	3/2.0	1,470 (-13%)	10mo	$220,000	$150	41
215 Christensen St	0.60mi	4/2.0 (+1)	1,503 (-11%)	11mo	$237,900	$158	40
211 Candi Ct	0.70mi	3/2.0	1,864 (+11%)	14mo	$301,500	$162	38
737 Belgrade Ave	0.70mi	3/2.0	1,476 (-12%)	13mo	$243,500	$165	36
214 Candi Ct	0.71mi	3/1.0	1,493 (-11%)	15mo	$295,000	$198	31

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: -24.4%
• Equity multiple: 0.17×
• Total profit: $-75,683
• Equity at exit: $48,444

10-year hold

• IRR: -19.9%
• Equity multiple: -0.05×
• Total profit: $-95,724
• Equity at exit: $28,091

Cash invested: $90,972 (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 56003

• Active inventory: 173
• Price-to-rent: 12.3×

Monthly cashflow live

• Estimated rent: $2,199 medium
• Mortgage (P&I): −$1,704
• Tax from tax record: −$259 /mo · $3,110/yr
• Insurance: −$135
• HOA: −$0
• Vacancy / Maint / Mgmt: −$462
• Net cashflow: $-361

Break-even live

Break-even rent $2,656

Max offer price $261,167

Occupancy floor —

Sensitivity live

Price	-10% $-177	-5% $-269	+0% $-361	+5% $-453	+10% $-545
Rent	-10% $-535	-5% $-448	+0% $-361	+5% $-274	+10% $-187
Rate	-1.0pp $-197	-0.5pp $-278	base $-361	+0.5pp $-445	+1.0pp $-531

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: $81,225
• Closing costs: $9,747
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1247 Range St Unit 116 Mankato, MN	2.0	1.0	1115	$1,500	$1.35	45d	1	0.62mi
201 N Riverfront Dr Apt 501 Mankato, MN	2.0	2.0	2045	$3,725	$1.82	45d	1	0.79mi
320 E Lafayette St Mankato, MN	2.0	1.0	1122	$1,545	$1.38	45d	1	1.01mi
101 Glenwood Ave Mankato, MN	2.0–3.0	1.0	1075	$1,330	$1.24	45d	8	1.36mi

Listing history 21 events

1. 2026-03-23
   status Pending 1059-char remark

   Show marketing remark (1059 chars)

   Adorable and beautifully updated 3 bedroom, 2 bathroom home located in Lower North Mankato, just a short distance to local schools and Spring Lake Park. This charming home has been extensively updated within the last five years, including plumbing, wiring, insulation, sheetrock, flooring, trim, and more—offering the feel of a much newer home while maintaining its character. The inviting interior features newer windows, a newer furnace, and a modern plumbing manifold system for added efficiency and convenience. Step outside to enjoy the fully fenced backyard, perfect for relaxing or entertaining, complete with a stamped concrete patio, deck, gazebo, and a permanent gas line ready for your grill. Car enthusiasts and hobbyists will appreciate the oversized heated two-stall garage, providing ample space for vehicles, storage, and projects year-round. The home also features a newer roof for added peace of mind. With its ideal location, extensive updates, and fantastic outdoor space, this move-in ready home is one you won’t want to miss.

2. 2026-03-23
   status Pending

   Show marketing remark (1059 chars)

   Adorable and beautifully updated 3 bedroom, 2 bathroom home located in Lower North Mankato, just a short distance to local schools and Spring Lake Park. This charming home has been extensively updated within the last five years, including plumbing, wiring, insulation, sheetrock, flooring, trim, and more—offering the feel of a much newer home while maintaining its character. The inviting interior features newer windows, a newer furnace, and a modern plumbing manifold system for added efficiency and convenience. Step outside to enjoy the fully fenced backyard, perfect for relaxing or entertaining, complete with a stamped concrete patio, deck, gazebo, and a permanent gas line ready for your grill. Car enthusiasts and hobbyists will appreciate the oversized heated two-stall garage, providing ample space for vehicles, storage, and projects year-round. The home also features a newer roof for added peace of mind. With its ideal location, extensive updates, and fantastic outdoor space, this move-in ready home is one you won’t want to miss.

3. 2026-03-16
   historical Active Under Contract 1059-char remark

   Show marketing remark (1059 chars)

   Adorable and beautifully updated 3 bedroom, 2 bathroom home located in Lower North Mankato, just a short distance to local schools and Spring Lake Park. This charming home has been extensively updated within the last five years, including plumbing, wiring, insulation, sheetrock, flooring, trim, and more—offering the feel of a much newer home while maintaining its character. The inviting interior features newer windows, a newer furnace, and a modern plumbing manifold system for added efficiency and convenience. Step outside to enjoy the fully fenced backyard, perfect for relaxing or entertaining, complete with a stamped concrete patio, deck, gazebo, and a permanent gas line ready for your grill. Car enthusiasts and hobbyists will appreciate the oversized heated two-stall garage, providing ample space for vehicles, storage, and projects year-round. The home also features a newer roof for added peace of mind. With its ideal location, extensive updates, and fantastic outdoor space, this move-in ready home is one you won’t want to miss.

4. 2026-03-16
   historical Contingent - Inspection

   Show marketing remark (1059 chars)

   Adorable and beautifully updated 3 bedroom, 2 bathroom home located in Lower North Mankato, just a short distance to local schools and Spring Lake Park. This charming home has been extensively updated within the last five years, including plumbing, wiring, insulation, sheetrock, flooring, trim, and more—offering the feel of a much newer home while maintaining its character. The inviting interior features newer windows, a newer furnace, and a modern plumbing manifold system for added efficiency and convenience. Step outside to enjoy the fully fenced backyard, perfect for relaxing or entertaining, complete with a stamped concrete patio, deck, gazebo, and a permanent gas line ready for your grill. Car enthusiasts and hobbyists will appreciate the oversized heated two-stall garage, providing ample space for vehicles, storage, and projects year-round. The home also features a newer roof for added peace of mind. With its ideal location, extensive updates, and fantastic outdoor space, this move-in ready home is one you won’t want to miss.

5. 2026-03-13
   listed $324,900 Active
6. 2026-02-26
   listed $324,900 Active 1059-char remark

   Show marketing remark (1059 chars)

   Adorable and beautifully updated 3 bedroom, 2 bathroom home located in Lower North Mankato, just a short distance to local schools and Spring Lake Park. This charming home has been extensively updated within the last five years, including plumbing, wiring, insulation, sheetrock, flooring, trim, and more—offering the feel of a much newer home while maintaining its character. The inviting interior features newer windows, a newer furnace, and a modern plumbing manifold system for added efficiency and convenience. Step outside to enjoy the fully fenced backyard, perfect for relaxing or entertaining, complete with a stamped concrete patio, deck, gazebo, and a permanent gas line ready for your grill. Car enthusiasts and hobbyists will appreciate the oversized heated two-stall garage, providing ample space for vehicles, storage, and projects year-round. The home also features a newer roof for added peace of mind. With its ideal location, extensive updates, and fantastic outdoor space, this move-in ready home is one you won’t want to miss.

7. 2024-01-29
   soldstatus $289,900 Sold 1028-char remark

   Show marketing remark (1028 chars)

   Welcome to this fully remodeled three bedroom home in North Mankato! The interior of the home was completely redone including wiring, plumbing, insulation, sheetrock, flooring, and trim, throughout all three levels. There are two bedrooms on the second story, and a third bedroom on the main floor, all with spacious closets. The exterior has newer windows, siding, doors, and the roof on the house and garage were replaced last year. It features a large fenced-in backyard with a 16' x 23’ patio with canopy, sectional furniture, grilling area, privacy shades, and a natural gas fireplace! The 2.5 stall garage is insulated and heated with 12’ ceilings, 10’ garage door, LED lights, and ceiling fans. There is also a 10’ x 14’ steel storage shed in the backyard and trailer/boat storage to the south of the garage. It’s a short walk to Monroe Elementary, Spring Lake Park, Hiniker Pond, and downtown North Mankato, making this a great location to enjoy everything that the area has to offer!

8. 2024-01-29
   soldstatus $289,900 Closed

   Show marketing remark (1028 chars)

   Welcome to this fully remodeled three bedroom home in North Mankato! The interior of the home was completely redone including wiring, plumbing, insulation, sheetrock, flooring, and trim, throughout all three levels. There are two bedrooms on the second story, and a third bedroom on the main floor, all with spacious closets. The exterior has newer windows, siding, doors, and the roof on the house and garage were replaced last year. It features a large fenced-in backyard with a 16' x 23’ patio with canopy, sectional furniture, grilling area, privacy shades, and a natural gas fireplace! The 2.5 stall garage is insulated and heated with 12’ ceilings, 10’ garage door, LED lights, and ceiling fans. There is also a 10’ x 14’ steel storage shed in the backyard and trailer/boat storage to the south of the garage. It’s a short walk to Monroe Elementary, Spring Lake Park, Hiniker Pond, and downtown North Mankato, making this a great location to enjoy everything that the area has to offer!

9. 2024-01-29
   soldstatus $289,900

   Show marketing remark (1028 chars)

   Welcome to this fully remodeled three bedroom home in North Mankato! The interior of the home was completely redone including wiring, plumbing, insulation, sheetrock, flooring, and trim, throughout all three levels. There are two bedrooms on the second story, and a third bedroom on the main floor, all with spacious closets. The exterior has newer windows, siding, doors, and the roof on the house and garage were replaced last year. It features a large fenced-in backyard with a 16' x 23’ patio with canopy, sectional furniture, grilling area, privacy shades, and a natural gas fireplace! The 2.5 stall garage is insulated and heated with 12’ ceilings, 10’ garage door, LED lights, and ceiling fans. There is also a 10’ x 14’ steel storage shed in the backyard and trailer/boat storage to the south of the garage. It’s a short walk to Monroe Elementary, Spring Lake Park, Hiniker Pond, and downtown North Mankato, making this a great location to enjoy everything that the area has to offer!

10. 2023-12-29
    status Pending

    Show marketing remark (1028 chars)

    Welcome to this fully remodeled three bedroom home in North Mankato! The interior of the home was completely redone including wiring, plumbing, insulation, sheetrock, flooring, and trim, throughout all three levels. There are two bedrooms on the second story, and a third bedroom on the main floor, all with spacious closets. The exterior has newer windows, siding, doors, and the roof on the house and garage were replaced last year. It features a large fenced-in backyard with a 16' x 23’ patio with canopy, sectional furniture, grilling area, privacy shades, and a natural gas fireplace! The 2.5 stall garage is insulated and heated with 12’ ceilings, 10’ garage door, LED lights, and ceiling fans. There is also a 10’ x 14’ steel storage shed in the backyard and trailer/boat storage to the south of the garage. It’s a short walk to Monroe Elementary, Spring Lake Park, Hiniker Pond, and downtown North Mankato, making this a great location to enjoy everything that the area has to offer!

11. 2023-12-29
    status Pending 1028-char remark

    Show marketing remark (1028 chars)

    Welcome to this fully remodeled three bedroom home in North Mankato! The interior of the home was completely redone including wiring, plumbing, insulation, sheetrock, flooring, and trim, throughout all three levels. There are two bedrooms on the second story, and a third bedroom on the main floor, all with spacious closets. The exterior has newer windows, siding, doors, and the roof on the house and garage were replaced last year. It features a large fenced-in backyard with a 16' x 23’ patio with canopy, sectional furniture, grilling area, privacy shades, and a natural gas fireplace! The 2.5 stall garage is insulated and heated with 12’ ceilings, 10’ garage door, LED lights, and ceiling fans. There is also a 10’ x 14’ steel storage shed in the backyard and trailer/boat storage to the south of the garage. It’s a short walk to Monroe Elementary, Spring Lake Park, Hiniker Pond, and downtown North Mankato, making this a great location to enjoy everything that the area has to offer!

12. 2023-11-08
    historical Active Under Contract

    Show marketing remark (1028 chars)

    Welcome to this fully remodeled three bedroom home in North Mankato! The interior of the home was completely redone including wiring, plumbing, insulation, sheetrock, flooring, and trim, throughout all three levels. There are two bedrooms on the second story, and a third bedroom on the main floor, all with spacious closets. The exterior has newer windows, siding, doors, and the roof on the house and garage were replaced last year. It features a large fenced-in backyard with a 16' x 23’ patio with canopy, sectional furniture, grilling area, privacy shades, and a natural gas fireplace! The 2.5 stall garage is insulated and heated with 12’ ceilings, 10’ garage door, LED lights, and ceiling fans. There is also a 10’ x 14’ steel storage shed in the backyard and trailer/boat storage to the south of the garage. It’s a short walk to Monroe Elementary, Spring Lake Park, Hiniker Pond, and downtown North Mankato, making this a great location to enjoy everything that the area has to offer!

13. 2023-11-08
    historical Contingent - Inspection 1028-char remark

    Show marketing remark (1028 chars)

    Welcome to this fully remodeled three bedroom home in North Mankato! The interior of the home was completely redone including wiring, plumbing, insulation, sheetrock, flooring, and trim, throughout all three levels. There are two bedrooms on the second story, and a third bedroom on the main floor, all with spacious closets. The exterior has newer windows, siding, doors, and the roof on the house and garage were replaced last year. It features a large fenced-in backyard with a 16' x 23’ patio with canopy, sectional furniture, grilling area, privacy shades, and a natural gas fireplace! The 2.5 stall garage is insulated and heated with 12’ ceilings, 10’ garage door, LED lights, and ceiling fans. There is also a 10’ x 14’ steel storage shed in the backyard and trailer/boat storage to the south of the garage. It’s a short walk to Monroe Elementary, Spring Lake Park, Hiniker Pond, and downtown North Mankato, making this a great location to enjoy everything that the area has to offer!

14. 2023-11-03
    listed $284,900 Active

    Show marketing remark (1028 chars)

    Welcome to this fully remodeled three bedroom home in North Mankato! The interior of the home was completely redone including wiring, plumbing, insulation, sheetrock, flooring, and trim, throughout all three levels. There are two bedrooms on the second story, and a third bedroom on the main floor, all with spacious closets. The exterior has newer windows, siding, doors, and the roof on the house and garage were replaced last year. It features a large fenced-in backyard with a 16' x 23’ patio with canopy, sectional furniture, grilling area, privacy shades, and a natural gas fireplace! The 2.5 stall garage is insulated and heated with 12’ ceilings, 10’ garage door, LED lights, and ceiling fans. There is also a 10’ x 14’ steel storage shed in the backyard and trailer/boat storage to the south of the garage. It’s a short walk to Monroe Elementary, Spring Lake Park, Hiniker Pond, and downtown North Mankato, making this a great location to enjoy everything that the area has to offer!

15. 2023-11-03
    listed $284,900 Active 1028-char remark

    Show marketing remark (1028 chars)

    Welcome to this fully remodeled three bedroom home in North Mankato! The interior of the home was completely redone including wiring, plumbing, insulation, sheetrock, flooring, and trim, throughout all three levels. There are two bedrooms on the second story, and a third bedroom on the main floor, all with spacious closets. The exterior has newer windows, siding, doors, and the roof on the house and garage were replaced last year. It features a large fenced-in backyard with a 16' x 23’ patio with canopy, sectional furniture, grilling area, privacy shades, and a natural gas fireplace! The 2.5 stall garage is insulated and heated with 12’ ceilings, 10’ garage door, LED lights, and ceiling fans. There is also a 10’ x 14’ steel storage shed in the backyard and trailer/boat storage to the south of the garage. It’s a short walk to Monroe Elementary, Spring Lake Park, Hiniker Pond, and downtown North Mankato, making this a great location to enjoy everything that the area has to offer!

16. 2023-10-31
    historical $284,900 1028-char remark

    Show marketing remark (1028 chars)

    Welcome to this fully remodeled three bedroom home in North Mankato! The interior of the home was completely redone including wiring, plumbing, insulation, sheetrock, flooring, and trim, throughout all three levels. There are two bedrooms on the second story, and a third bedroom on the main floor, all with spacious closets. The exterior has newer windows, siding, doors, and the roof on the house and garage were replaced last year. It features a large fenced-in backyard with a 16' x 23’ patio with canopy, sectional furniture, grilling area, privacy shades, and a natural gas fireplace! The 2.5 stall garage is insulated and heated with 12’ ceilings, 10’ garage door, LED lights, and ceiling fans. There is also a 10’ x 14’ steel storage shed in the backyard and trailer/boat storage to the south of the garage. It’s a short walk to Monroe Elementary, Spring Lake Park, Hiniker Pond, and downtown North Mankato, making this a great location to enjoy everything that the area has to offer!

17. 2023-10-28
    price $284,900
18. 2023-10-28
    historical $284,000
19. 2009-11-09
    soldstatus $141,500
20. 2009-10-30
    soldstatus $141,500
21. 2009-05-13
    listed $144,900

ⓘ 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: $3,110 · $259/mo
• Projected year-2 tax: $3,374 · $281/mo
• Expected delta: +$264/yr (+$22/mo · 8.5%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥99°F today · 15 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: $26,394
• − Mortgage interest: −$18,199
• − Property taxes: −$3,110
• − Insurance: −$1,624
• − Repairs & maintenance: −$2,111
• − Management: −$2,111
• − Depreciation: −$9,452
• Taxable loss: −$10,215
• Est. tax savings @ 24.0%: +$2,452
• After-tax cash flow: $-1,878/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: Mankato Public School District
• NCES district ID: 2718780
• Math proficiency: 48% ▼ -11.00%
• Reading proficiency: 56% ▼ -8.00%
• Median HH income: $49,469
• Composite: 44.36/100
• National rank: #2819
• State rank: #98 of 301 in MN

Livability — North Mankato

• Score: 80/100
• State rank: #71
• US rank: #1734

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: North Mankato, MN
• Population (ZIP): 15,319

Population outlook (Nicollet County) Hauer SSP2

• Today (2025): 34,373 people
• By 2030: 34,666 · +0.9%
• By 2040: 34,616 · +0.7%
• By 2050: 34,340 · -0.1%
• By 2075: 33,171 · -3.5%
• By 2100: 31,949 · -7.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (87%)
• Race & ethnicity: White 87% Two or more races 7% Hispanic / Latino 5% Black 2% Asian 2%
• Common ancestry: Portuguese 14% Italian 4% Scottish 2%
• Foreign-born: 3% · Canada, China
• Languages at home: 96% English-only · Spanish 1% Other Indo-European 1%

Political lean MEDSL · Nicollet

• 2024 margin: Toss-up / Even · D 48.8% · R 49.3% · Other 1.9%
• 2008→2024 swing: -11.0pp toward R · 2008: 10.5pp · 2024: -0.5pp
• All cycles: 2024: R+0.5 2020: D+3.2 2016: R+3.1 2012: D+7.9 2008: D+10.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -138.37%
• Current HPI: 165.5673
• 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

+124.2% since first listed

21 events — show timeline

• 2026-03-23 Pending — RASM
• 2026-03-23 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2026-03-16 Contingent — RASM
• 2026-03-16 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2026-03-13 Listed $324,900 NORTHSTARMLS as Distributed by MLS Grid
• 2026-02-26 Listed $324,900 RASM
• 2024-01-29 Sold (Public Records) $289,900 Public Records
• 2024-01-29 Sold (MLS) $289,900 RASM
• 2024-01-29 Sold (MLS) $289,900 NORTHSTARMLS as Distributed by MLS Grid
• 2023-12-29 Pending — RASM
• 2023-12-29 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2023-11-08 Contingent — RASM
• 2023-11-08 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2023-11-03 Listed $284,900 RASM
• 2023-11-03 Listed $284,900 NORTHSTARMLS as Distributed by MLS Grid
• 2023-10-31 Coming Soon $284,900 NORTHSTARMLS as Distributed by MLS Grid
• 2023-10-28 Price Changed $284,900 RASM
• 2023-10-28 Coming Soon $284,000 RASM
• 2009-11-09 Sold (Public Records) $141,500 Public Records
• 2009-10-30 Sold (MLS) $141,500 NORTHSTARMLS as Distributed by MLS Grid
• 2009-05-13 Listed $144,900 NORTHSTARMLS as Distributed by MLS Grid

Property tax history

+7.5%/yr

Latest (2025): $3,110 · +3.6% YoY. Source: county tax records.