801 5th Ave NW · Austin, MN 55912

$146,900

3 bd · 2.0 ba · 1,056 sqft · SingleFamily public records · 2 Days on market

Built 1972 4,051 sqft lot

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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).

• Cash flow +17.4/30.0
• ARV discount +7.5/15.0
• DSCR +5.4/10.0
• Rent growth +5.0/5.0
• 1% rule +4.3/10.0
• Livability +4.0/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Tremendous amount of potential for this 3 bedroom home on a corner lot. Great eat-in kitchen, main floor laundry, and very open basement family room.

Key facts

• 4,051 sq ft lot
• Garage
• Built 1972

Property features AI

Exterior

• Parking: Attached 1-car garage (approx. 24 x 15.5)
• Utilities: City water connected; City sewer connected; Natural gas; Electric with circuit breakers
• Home design: Residential single-story home; Entry level on main level
• Construction: Frame construction; Asphalt roof; Poured concrete foundation
• Exterior features: Metal exterior; City street frontage (public maintained road); Lot roughly 45 x 90

Interior

• Kitchen: Kitchen with range, microwave, dishwasher, and refrigerator
• Bedrooms: 3 bedrooms (all on the main level)
• Bathrooms: Two 3/4 bathrooms (one on main floor, one in basement)
• Interior features: Full, partially finished basement; Central air; Forced air heating; Dishwasher; Dryer; Microwave; Range; Refrigerator; Washer
• Laundry & utility: Main level laundry (washer and dryer included)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $147k.

Deal economics

• At list price, monthly cash flow is $109 ($1k/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 $137k (6.8% below list).
• Recommended offer: $137k (6.8% below list) — sets the bar for 1% rule.
• Cap rate 7.2% vs local median 4.8% in Austin — 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 (#77 in MN, #1,829 nationally) — a professional / high-income tenant draw. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools C-, commute F.
• Austin Public School District (town): math 24% / reading 34% proficiency, ranked #267 of 301 in MN (top 89%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: Rents rising fast (+11.6%/yr); 191 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 53 units permitted in Mower County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $41k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 sale attempts since 21y 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 $97k; list at $147k implies a 51% gain — meaningful room to come down on a strong offer.

Recommended offer $136,854 (6.8% below list)

Questions for the listing agent

1. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 0.93% ✗
• Cap rate: 7.18%
• Cash-on-cash: 3.18%
• DSCR: 1.14
• GRM: 8.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -6.0%
• Equity multiple: 0.77×
• Total profit: $-9,630
• Equity at exit: $21,903

10-year hold

• IRR: 8.7%
• Equity multiple: 1.81×
• Total profit: $33,454
• Equity at exit: $12,701

Cash invested: $41,132 (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 55912

• Home prices YoY: -34.4%
• Rents YoY: 11.6%
• Active inventory: 191
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $1,369 high
• Mortgage (P&I): −$770
• Tax from tax record: −$140 /mo · $1,686/yr
• Insurance: −$61
• HOA: −$0
• Vacancy / Maint / Mgmt: −$287
• Net cashflow: $109

Break-even live

Break-even rent $1,230

Max offer price $146,900

Occupancy floor 87%

Sensitivity live

Price	-10% $192	-5% $151	+0% $109	+5% $68	+10% $26
Rent	-10% $1	-5% $55	+0% $109	+5% $163	+10% $217
Rate	-1.0pp $183	-0.5pp $146	base $109	+0.5pp $71	+1.0pp $32

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: $36,725
• Closing costs: $4,407
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
609 11th St NW Austin, MN	2.0	2.0	925	$1,300	$1.41	45d	1	0.25mi
704 1st Dr NW Austin, MN	3.0	1.0–2.0	981	$2,514	$2.56	45d	96	0.41mi
600 14th St NW Apt 6 Austin, MN	2.0	1.0	700	$995	$1.42	45d	1	0.45mi
900 14th St NW Austin, MN	2.0	1.0	518	$1,050	$2.03	45d	18	0.51mi
401 2nd Ave SW Unit 102 Austin, MN	3.0	1.0	780	$1,025	$1.31	45d	1	0.52mi
202 11th Ave NW Unit 602 Austin, MN	2.0	1.0	1000	$950	$0.95	45d	1	0.58mi
800 8th Ave SE Austin, MN	3.0	1.0	842	$1,600	$1.90	45d	1	1.23mi
1310 21st Ave NW Austin, MN	2.0	1.0	685	$1,467	$2.14	45d	5	1.28mi
1204 1st Ave NE Austin, MN	3.0	2.0	1200	$1,600	$1.33	45d	1	1.32mi

Listing history 21 events

1. 2026-04-30
   status Pending
2. 2026-04-27
   listed $146,900 Active
3. 2019-04-11
   soldstatus $97,000 Sold 149-char remark

   Show marketing remark (149 chars)

   Tremendous amount of potential for this 3 bedroom home on a corner lot. Great eat-in kitchen, main floor laundry, and very open basement family room.

4. 2019-04-11
   soldstatus $97,000

   Show marketing remark (149 chars)

   Tremendous amount of potential for this 3 bedroom home on a corner lot. Great eat-in kitchen, main floor laundry, and very open basement family room.

5. 2019-03-21
   status Pending 149-char remark

   Show marketing remark (149 chars)

   Tremendous amount of potential for this 3 bedroom home on a corner lot. Great eat-in kitchen, main floor laundry, and very open basement family room.

6. 2019-03-18
   historical Contingent - Inspection 149-char remark

   Show marketing remark (149 chars)

   Tremendous amount of potential for this 3 bedroom home on a corner lot. Great eat-in kitchen, main floor laundry, and very open basement family room.

7. 2019-03-15
   listed $100,000 Active 149-char remark

   Show marketing remark (149 chars)

   Tremendous amount of potential for this 3 bedroom home on a corner lot. Great eat-in kitchen, main floor laundry, and very open basement family room.

8. 2019-03-07
   status Active
9. 2019-02-15
   historical
10. 2019-01-17
    status Pending
11. 2019-01-02
    historical Contingent - Inspection
12. 2018-12-26
    status Active
13. 2018-12-08
    historical
14. 2018-10-22
    listed $100,000
15. 2005-07-08
    soldstatus $87,900
16. 2005-07-08
    soldstatus $87,900
17. 2005-07-08
    soldstatus $87,900
18. 2005-06-10
    historical
19. 2005-04-20
    listed $87,900
20. 2005-02-03
    listed $87,900
21. 2001-05-22
    soldstatus $70,000

ⓘ 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: $1,686 · $140/mo
• Projected year-2 tax: $1,686 · $140/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 1/10 Low 7 d/yr ≥98°F today · 16 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: $16,422
• − Mortgage interest: −$8,229
• − Property taxes: −$1,686
• − Insurance: −$734
• − Repairs & maintenance: −$1,314
• − Management: −$1,314
• − Depreciation: −$4,273
• Taxable loss: −$1,128
• Est. tax savings @ 24.0%: +$271
• After-tax cash flow: $1,580/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: Austin Public School District
• NCES district ID: 2703450
• Math proficiency: 24% ▼ -12.00%
• Reading proficiency: 34% ▼ -9.00%
• Median HH income: $43,818
• Composite: 24.75/100
• National rank: #7604
• State rank: #267 of 301 in MN

Livability — Austin

• Score: 80/100
• State rank: #77
• US rank: #1829

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Austin, MN
• County: Mower County · 29,632 people
• City population: 29,632
• Metro: Austin, MN
• Population (ZIP): 29,632
• Household income: $70,177
• Rent vs Own: 26.0% rent · 74.0% own
• Severe rent burden: 759.0

Population outlook (Mower County) Hauer SSP2

• Today (2025): 39,967 people
• By 2030: 40,204 · +0.6%
• By 2040: 40,509 · +1.4%
• By 2050: 40,841 · +2.2%
• By 2075: 42,029 · +5.2%
• By 2100: 42,272 · +5.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (67%)
• Race & ethnicity: White 67% Hispanic / Latino 16% Asian 8% Two or more races 7% Black 5%
• Hispanic origin (detail): Mexican 12%
• Common ancestry: Portuguese 16% Lithuanian 2% Iranian 2%
• Foreign-born: 15% · Canada, Philippines, China
• Languages at home: 76% English-only · Spanish 14% Other Asian/Pacific 5% German/W. Germanic 1%

Political lean MEDSL · Mower

• 2024 margin: R (+10.5) · D 43.9% · R 54.4% · Other 1.7%
• 2008→2024 swing: -34.1pp toward R · 2008: 23.6pp · 2024: -10.5pp
• All cycles: 2024: R+10.5 2020: R+5.8 2016: R+7.8 2012: D+22.7 2008: D+23.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -142.60%
• Current HPI: 271.4199
• Rent YoY: ▲ 11.62%
• Metro: Austin, 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

+109.9% since first listed

21 events — show timeline

• 2026-04-30 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2026-04-27 Listed $146,900 NORTHSTARMLS as Distributed by MLS Grid
• 2019-04-11 Sold (Public Records) $97,000 Public Records
• 2019-04-11 Sold (MLS) $97,000 NORTHSTARMLS as Distributed by MLS Grid
• 2019-03-21 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2019-03-18 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2019-03-15 Listed $100,000 NORTHSTARMLS as Distributed by MLS Grid
• 2019-03-07 Relisted — NORTHSTARMLS as Distributed by MLS Grid
• 2019-02-15 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2019-01-17 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2019-01-02 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2018-12-26 Relisted — NORTHSTARMLS as Distributed by MLS Grid
• 2018-12-08 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2018-10-22 Listed $100,000 NORTHSTARMLS as Distributed by MLS Grid
• 2005-07-08 Sold (Public Records) $87,900 Public Records
• 2005-07-08 Sold (MLS) $87,900 NORTHSTARMLS as Distributed by MLS Grid
• 2005-07-08 Sold (MLS) $87,900 NORTHSTARMLS as Distributed by MLS Grid
• 2005-06-10 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2005-04-20 Listed $87,900 NORTHSTARMLS as Distributed by MLS Grid
• 2005-02-03 Listed $87,900 NORTHSTARMLS as Distributed by MLS Grid
• 2001-05-22 Sold (Public Records) $70,000 Public Records

Property tax history

+8.3%/yr

Latest (2025): $1,686 · +14.5% YoY. Source: county tax records.