409 1st Ave N · Sartell, MN 56377

$225,500

3 bd · 2.0 ba · 1,006 sqft · SingleFamily public records · 129 Days on market

Built 1917 0.40 ac lot $224/sqft · at area comps Est $317k · 29% under

---

Why this score? — see what drove the D 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).

• ARV discount +15.0/15.0
• Cash flow +9.2/30.0
• Schools +5.7/10.0
• Livability +4.3/5.0
• DSCR +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Interior update ...Updated flooring throughout the home ...Fresh interior paint throughout the home ...Updated kitchen FEATURING: ...New cabinets ...New countertops ...New kitchen sink ...New kitchen trim ...All 3 bathrooms updated ...New toilets installed in all bathrooms ...Select windows replaced ...New door EXTERIOR IMPROVEMENTS ...Minor exterior updates ...Select tree removal The garage has great space parted off has a furnace gas has been capped but, could hook back up. ...Garden shed ... Lots of space to put in a garden in the back yard

Key facts

• New cabinets
• Updated flooring
• New kitchen sink

Tags

• UPDATED FLOORING
• FRESH INTERIOR PAINT
• NEW CABINETS
• NEW COUNTERTOPS
• NEW KITCHEN SINK
• NEW KITCHEN TRIM

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $226k.

Deal economics

• At list price, monthly cash flow is $-235 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $184k (18.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $161k (28.4% below list).
• Recommended offer: $161k (28.4% below list) — sets the bar for 1% rule.
• Cap rate 5.4% vs local median 3.1% in Sartell — 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 86/100 on livability (#11 in MN, #386 nationally) — a professional / high-income tenant draw. Strengths: crime A+, commute A+, housing A+; Watch: amenities F.
• Sartell-St. Stephen School District (suburban): math 62% / reading 65% proficiency, ranked #18 of 301 in MN (top 6%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 10% free/reduced lunch — higher-income household profile.
• Zoned schools: Oak Ridge Early Learning Center (271 students, 31% FRL); Sartell Middle (math 62% / reading 67%, grade A-, #14 of 258 statewide, top 6%, 978 students, 22% FRL); Sartell Senior High (math 53% / reading 62%, grade C, #59 of 471 statewide, top 13%, 1,349 students, 21% FRL).
• Market conditions: 194 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 661 units permitted in Stearns County in 2024 (291 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 $7k of value loss. Plan a longer hold.
• Stearns County population projected at +9% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 129 days — a 12% lower offer ($198k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 7y ago; this cycle's ask has dropped $34k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $185k; 22% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1917 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $161,351 (28.4% 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. It's been on market 129 days. Have you received any prior offers? Is the seller open to a 28% concession, seller financing, or rate buy-down credit?
3. Built in 1917 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.72% ✗
• Cap rate: 5.39%
• Cash-on-cash: -3.21%
• DSCR: 0.86
• GRM: 11.6

CMA / ARV

• ARV (median comp): $317,301
• List price: $225,500
• Delta: -28.93%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -23.9%
• Equity multiple: 0.18×
• Total profit: $-51,542
• Equity at exit: $33,623

10-year hold

• IRR: -19.0%
• Equity multiple: -0.02×
• Total profit: $-64,214
• Equity at exit: $19,497

Cash invested: $63,140 (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 56377

• Home prices YoY: -34.6%
• Active inventory: 194
• Price-to-rent: 11.6×

Monthly cashflow live

• Estimated rent: $1,614 medium
• Mortgage (P&I): −$1,183
• Tax from tax record: −$167 /mo · $2,006/yr
• Insurance: −$94
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$339
• Net cashflow: $-235

Break-even live

Break-even rent $1,912

Max offer price $183,906

Occupancy floor —

Sensitivity live

Price	-10% $-108	-5% $-172	+0% $-235	+5% $-299	+10% $-363
Rent	-10% $-363	-5% $-299	+0% $-235	+5% $-172	+10% $-108
Rate	-1.0pp $-122	-0.5pp $-178	base $-235	+0.5pp $-294	+1.0pp $-353

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: $56,375
• Closing costs: $6,765
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
201 5th Ave E Sartell, MN	1.0–3.0	1.0	837	$1,140	$1.36	45d	1	0.91mi

Listing history 33 events

1. 2026-06-21
   days on market $225,500 Active 129 DOM
2. 2026-06-19
   days on market $225,500 Active 127 DOM
3. 2026-06-18
   days on market $225,500 Active 126 DOM
4. 2026-06-17
   days on market $225,500 Active 125 DOM
5. 2026-06-16
   days on market $225,500 Active 124 DOM
6. 2026-06-15
   days on market $225,500 Active 123 DOM
7. 2026-06-14
   days on market $225,500 Active 121 DOM
8. 2026-06-13
   days on market $225,500 Active 120 DOM
9. 2026-06-10
   days on market $225,500 Active 118 DOM
10. 2026-06-09
    days on market $225,500 Active 117 DOM
11. 2026-06-08
    days on market $225,500 Active 116 DOM
12. 2026-06-07
    days on market $225,500 Active 115 DOM
13. 2026-06-03
    days on market $225,500 Active 111 DOM
14. 2026-06-02
    days on market $225,500 Active 110 DOM
15. 2026-06-01
    days on market $225,500 Active 109 DOM
16. 2026-05-31
    days on market $225,500 Active 108 DOM
17. 2026-05-30
    days on market $225,500 Active 107 DOM
18. 2026-05-01
    status Active 550-char remark

    Show marketing remark (550 chars)

    Interior update ...Updated flooring throughout the home ...Fresh interior paint throughout the home ...Updated kitchen FEATURING: ...New cabinets ...New countertops ...New kitchen sink ...New kitchen trim ...All 3 bathrooms updated ...New toilets installed in all bathrooms ...Select windows replaced ...New door EXTERIOR IMPROVEMENTS ...Minor exterior updates ...Select tree removal The garage has great space parted off has a furnace gas has been capped but, could hook back up. ...Garden shed ... Lots of space to put in a garden in the back yard

19. 2026-04-27
    historical 550-char remark

    Show marketing remark (550 chars)

    Interior update ...Updated flooring throughout the home ...Fresh interior paint throughout the home ...Updated kitchen FEATURING: ...New cabinets ...New countertops ...New kitchen sink ...New kitchen trim ...All 3 bathrooms updated ...New toilets installed in all bathrooms ...Select windows replaced ...New door EXTERIOR IMPROVEMENTS ...Minor exterior updates ...Select tree removal The garage has great space parted off has a furnace gas has been capped but, could hook back up. ...Garden shed ... Lots of space to put in a garden in the back yard

20. 2026-04-15
    status Active 550-char remark

    Show marketing remark (550 chars)

    Interior update ...Updated flooring throughout the home ...Fresh interior paint throughout the home ...Updated kitchen FEATURING: ...New cabinets ...New countertops ...New kitchen sink ...New kitchen trim ...All 3 bathrooms updated ...New toilets installed in all bathrooms ...Select windows replaced ...New door EXTERIOR IMPROVEMENTS ...Minor exterior updates ...Select tree removal The garage has great space parted off has a furnace gas has been capped but, could hook back up. ...Garden shed ... Lots of space to put in a garden in the back yard

21. 2026-04-03
    historical Contingent - Inspection 550-char remark

    Show marketing remark (550 chars)

    Interior update ...Updated flooring throughout the home ...Fresh interior paint throughout the home ...Updated kitchen FEATURING: ...New cabinets ...New countertops ...New kitchen sink ...New kitchen trim ...All 3 bathrooms updated ...New toilets installed in all bathrooms ...Select windows replaced ...New door EXTERIOR IMPROVEMENTS ...Minor exterior updates ...Select tree removal The garage has great space parted off has a furnace gas has been capped but, could hook back up. ...Garden shed ... Lots of space to put in a garden in the back yard

22. 2026-04-02
    soldstatus $185,000
23. 2026-03-26
    status Active 550-char remark

    Show marketing remark (550 chars)

    Interior update ...Updated flooring throughout the home ...Fresh interior paint throughout the home ...Updated kitchen FEATURING: ...New cabinets ...New countertops ...New kitchen sink ...New kitchen trim ...All 3 bathrooms updated ...New toilets installed in all bathrooms ...Select windows replaced ...New door EXTERIOR IMPROVEMENTS ...Minor exterior updates ...Select tree removal The garage has great space parted off has a furnace gas has been capped but, could hook back up. ...Garden shed ... Lots of space to put in a garden in the back yard

24. 2026-03-22
    historical Contingent - Inspection 550-char remark

    Show marketing remark (550 chars)

    Interior update ...Updated flooring throughout the home ...Fresh interior paint throughout the home ...Updated kitchen FEATURING: ...New cabinets ...New countertops ...New kitchen sink ...New kitchen trim ...All 3 bathrooms updated ...New toilets installed in all bathrooms ...Select windows replaced ...New door EXTERIOR IMPROVEMENTS ...Minor exterior updates ...Select tree removal The garage has great space parted off has a furnace gas has been capped but, could hook back up. ...Garden shed ... Lots of space to put in a garden in the back yard

25. 2026-03-13
    price $225,500 550-char remark

    Show marketing remark (550 chars)

    Interior update ...Updated flooring throughout the home ...Fresh interior paint throughout the home ...Updated kitchen FEATURING: ...New cabinets ...New countertops ...New kitchen sink ...New kitchen trim ...All 3 bathrooms updated ...New toilets installed in all bathrooms ...Select windows replaced ...New door EXTERIOR IMPROVEMENTS ...Minor exterior updates ...Select tree removal The garage has great space parted off has a furnace gas has been capped but, could hook back up. ...Garden shed ... Lots of space to put in a garden in the back yard

26. 2026-03-09
    price $249,900 550-char remark

    Show marketing remark (550 chars)

    Interior update ...Updated flooring throughout the home ...Fresh interior paint throughout the home ...Updated kitchen FEATURING: ...New cabinets ...New countertops ...New kitchen sink ...New kitchen trim ...All 3 bathrooms updated ...New toilets installed in all bathrooms ...Select windows replaced ...New door EXTERIOR IMPROVEMENTS ...Minor exterior updates ...Select tree removal The garage has great space parted off has a furnace gas has been capped but, could hook back up. ...Garden shed ... Lots of space to put in a garden in the back yard

27. 2026-02-07
    listed $259,900 Active 550-char remark

    Show marketing remark (550 chars)

    Interior update ...Updated flooring throughout the home ...Fresh interior paint throughout the home ...Updated kitchen FEATURING: ...New cabinets ...New countertops ...New kitchen sink ...New kitchen trim ...All 3 bathrooms updated ...New toilets installed in all bathrooms ...Select windows replaced ...New door EXTERIOR IMPROVEMENTS ...Minor exterior updates ...Select tree removal The garage has great space parted off has a furnace gas has been capped but, could hook back up. ...Garden shed ... Lots of space to put in a garden in the back yard

28. 2019-09-26
    soldstatus $128,000 Sold 414-char remark

    Show marketing remark (414 chars)

    Located centrally in Sartell on a large double lot! Features include a 2 stall garage with 21x16 heated work shop with separate garage door and garden shed attached. 3 bedroom, (3rd bedroom does not have a closet). 3 bath. Large front porch, back patio area with bird houses and gardens to enjoy for years to come. Home was well loved but is in need of TLC. Quick close possible. Property will not pass FHA/VA.

29. 2019-09-26
    soldstatus $128,000

    Show marketing remark (414 chars)

    Located centrally in Sartell on a large double lot! Features include a 2 stall garage with 21x16 heated work shop with separate garage door and garden shed attached. 3 bedroom, (3rd bedroom does not have a closet). 3 bath. Large front porch, back patio area with bird houses and gardens to enjoy for years to come. Home was well loved but is in need of TLC. Quick close possible. Property will not pass FHA/VA.

30. 2019-08-29
    status Pending 414-char remark

    Show marketing remark (414 chars)

    Located centrally in Sartell on a large double lot! Features include a 2 stall garage with 21x16 heated work shop with separate garage door and garden shed attached. 3 bedroom, (3rd bedroom does not have a closet). 3 bath. Large front porch, back patio area with bird houses and gardens to enjoy for years to come. Home was well loved but is in need of TLC. Quick close possible. Property will not pass FHA/VA.

31. 2019-08-20
    historical Contingent - Inspection 414-char remark

    Show marketing remark (414 chars)

    Located centrally in Sartell on a large double lot! Features include a 2 stall garage with 21x16 heated work shop with separate garage door and garden shed attached. 3 bedroom, (3rd bedroom does not have a closet). 3 bath. Large front porch, back patio area with bird houses and gardens to enjoy for years to come. Home was well loved but is in need of TLC. Quick close possible. Property will not pass FHA/VA.

32. 2019-08-09
    price $135,000 414-char remark

    Show marketing remark (414 chars)

    Located centrally in Sartell on a large double lot! Features include a 2 stall garage with 21x16 heated work shop with separate garage door and garden shed attached. 3 bedroom, (3rd bedroom does not have a closet). 3 bath. Large front porch, back patio area with bird houses and gardens to enjoy for years to come. Home was well loved but is in need of TLC. Quick close possible. Property will not pass FHA/VA.

33. 2019-08-03
    listed $140,000 Active 414-char remark

    Show marketing remark (414 chars)

    Located centrally in Sartell on a large double lot! Features include a 2 stall garage with 21x16 heated work shop with separate garage door and garden shed attached. 3 bedroom, (3rd bedroom does not have a closet). 3 bath. Large front porch, back patio area with bird houses and gardens to enjoy for years to come. Home was well loved but is in need of TLC. Quick close possible. Property will not pass FHA/VA.

ⓘ 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: $2,006 · $167/mo
• Projected year-2 tax: $2,266 · $189/mo
• Expected delta: +$260/yr (+$22/mo · 13.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥97°F today · 13 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,362
• − Mortgage interest: −$12,632
• − Property taxes: −$2,006
• − Insurance: −$1,925
• − Repairs & maintenance: −$1,549
• − Management: −$1,549
• − Depreciation: −$6,560
• Taxable loss: −$6,858
• Est. tax savings @ 24.0%: +$1,646
• After-tax cash flow: $-1,179/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: Sartell-St. Stephen School District
• NCES district ID: 2732820
• Math proficiency: 62% ▼ -13.00%
• Reading proficiency: 65% ▼ -7.00%
• Median HH income: $79,930
• Composite: 56.84/100
• National rank: #1118
• State rank: #18 of 301 in MN

Livability — Sartell

• Score: 86/100
• State rank: #11
• US rank: #386

Category grades

Amenities F Commute A+ Cost of living B+ 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: Sartell, MN
• County: Stearns County · 90,226 people
• City population: 21,063
• Metro: St. Cloud, MN
• Population (ZIP): 21,063
• Household income: $87,172
• Rent vs Own: 34.6% rent · 65.4% own
• Severe rent burden: 930.0

Population outlook (Stearns County) Hauer SSP2

• Today (2025): 162,629 people
• By 2030: 166,495 · +2.4%
• By 2040: 172,661 · +6.2%
• By 2050: 177,480 · +9.1%
• By 2075: 192,907 · +18.6%
• By 2100: 206,274 · +26.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Two or more races 6% Hispanic / Latino 2% Black 2% Asian 1%
• Common ancestry: Portuguese 11% Romanian 6% Lithuanian 3%
• Foreign-born: 3% · China
• Languages at home: 95% English-only · Arabic 2% Chinese 1% Spanish 1%

Political lean MEDSL · Stearns

• 2024 margin: Strong R (+26.8) · D 35.7% · R 62.5% · Other 1.9%
• 2008→2024 swing: -19.8pp toward R · 2008: -7.0pp · 2024: -26.8pp
• All cycles: 2024: R+26.8 2020: R+22.5 2016: R+27.9 2012: R+12.1 2008: R+7.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -90.66%
• Current HPI: 171.0276
• Rent YoY: —
• Metro: St. Cloud, MN
• 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

+32.1% since first listed

16 events — show timeline

• 2026-05-01 Relisted — NORTHSTARMLS as Distributed by MLS Grid
• 2026-04-27 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2026-04-15 Relisted — NORTHSTARMLS as Distributed by MLS Grid
• 2026-04-03 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2026-04-02 Sold (Public Records) $185,000 Public Records
• 2026-03-26 Relisted — NORTHSTARMLS as Distributed by MLS Grid
• 2026-03-22 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2026-03-13 Price Changed $225,500 NORTHSTARMLS as Distributed by MLS Grid
• 2026-03-09 Price Changed $249,900 NORTHSTARMLS as Distributed by MLS Grid
• 2026-02-07 Listed $259,900 NORTHSTARMLS as Distributed by MLS Grid
• 2019-09-26 Sold (Public Records) $128,000 Public Records
• 2019-09-26 Sold (MLS) $128,000 NORTHSTARMLS as Distributed by MLS Grid
• 2019-08-29 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2019-08-20 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2019-08-09 Price Changed $135,000 NORTHSTARMLS as Distributed by MLS Grid
• 2019-08-03 Listed $140,000 NORTHSTARMLS as Distributed by MLS Grid

Property tax history

-1.2%/yr

Latest (2025): $2,006 · +3.5% YoY. Source: county tax records.