914 Beech St · Brainerd, MN 56401

$189,900

2 bd · 2.0 ba · 1,196 sqft · SingleFamily public records · 15 Days on market

Built 1944 1.03 ac lot $159/sqft · 35% below area Est $291k · 35% under

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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).

• ARV discount +15.0/15.0
• Cash flow +9.8/30.0
• Schools +4.6/10.0
• Livability +3.6/5.0
• DSCR +2.8/10.0
• 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

Home was used as a Rental, 2 Bedroom 2 Bath & Large Detached Garages. Feels like Country Living right in Brainerd, Garages have potential for a very large Workshop. Fenced in Yard. See awesome Sunsets right from your Kitchen and Walking distance to Downtown Brainerd

Key facts

• Newer roof
• Open large kitchen
• Newer windows

Tags

• ACRE LOT
• ONE LEVEL LIVING
• NEWER ROOF
• NEWER WINDOWS
• OPEN LARGE KITCHEN
• SPACIOUS ENTRY

Property features AI

Finance

• Financial info: Other annual assessment: $10,875; Annual tax amount: $1,502 (2025)

Exterior

• Parking: Detached or attached 3-car garage
• Utilities: City water connected; City sewer connected; Natural gas
• Home design: Residential single-story home; Entry level: Main
• Construction: Block foundation; Built area (above grade finished): 1,198 square feet
• Exterior features: Wood exterior; Lot approximately 1.03 acres (about 150 x 300)

Interior

• Kitchen: Kitchen on main level (13x14)
• Bedrooms: 2 bedrooms (both on the main level)
• Bathrooms: 1 full bath; 1 half bath
• Heating & cooling: Forced air heating; Window cooling units
• Interior features: Ceiling fan(s); Deck; Crawl space basement

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $-121 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $169k (11.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $137k (27.7% below list).
• Recommended offer: $137k (27.7% below list) — sets the bar for 1% rule.
• Cap rate 5.5% vs local median 3.4% in Brainerd — 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 72/100 on livability (#272 in MN) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime D, amenities F, commute F.
• Brainerd Public School District (town): math 49% / reading 58% proficiency, ranked #85 of 301 in MN (top 28%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Harrison Elementary (math 62% / reading 47%, grade C, #320 of 857 statewide, top 41%, 229 students, 72% FRL); Forestview Middle (math 45% / reading 60%, grade C+, #59 of 258 statewide, top 24%, 1,790 students, 45% FRL); Brainerd Senior High (math 47% / reading 62%, grade C-, #87 of 471 statewide, top 22%, 1,842 students, 35% FRL) — zoned schools average 51% FRL vs 31% district-wide (20 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 409 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 420 units permitted in Crow Wing County in 2024 (17 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 $6k of value loss. Plan a longer hold.
• Crow Wing County population projected to shrink 8% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($187k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 19y ago; this cycle's ask has dropped $20k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $135k; 41% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1944 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $137,388 (27.7% 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 1944 — 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 B-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. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
6. 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?
7. 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.
8. 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.
9. 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: 5.53%
• Cash-on-cash: -2.73%
• DSCR: 0.88
• GRM: 11.5

CMA / ARV

• ARV (median comp): $291,422
• List price: $189,900
• Delta: -34.84%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -20.9%
• Equity multiple: 0.28×
• Total profit: $-38,509
• Equity at exit: $28,315

10-year hold

• IRR: -14.3%
• Equity multiple: 0.18×
• Total profit: $-43,620
• Equity at exit: $16,419

Cash invested: $53,172 (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 56401

• Active inventory: 409
• Price-to-rent: 11.5×

Monthly cashflow live

• Estimated rent: $1,374 medium
• Mortgage (P&I): −$996
• Tax from tax record: −$131 /mo · $1,574/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$289
• Net cashflow: $-121

Break-even live

Break-even rent $1,527

Max offer price $168,563

Occupancy floor —

Sensitivity live

Price	-10% $-13	-5% $-67	+0% $-121	+5% $-175	+10% $-228
Rent	-10% $-229	-5% $-175	+0% $-121	+5% $-67	+10% $-12
Rate	-1.0pp $-25	-0.5pp $-72	base $-121	+0.5pp $-170	+1.0pp $-220

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: $47,475
• Closing costs: $5,697
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
623 28th St SE Brainerd, MN	2.0	2.0	964	$1,699	$1.76	46d	3	0.23mi

Listing history 24 events

1. 2026-06-07
   pricestatusdays on market $189,900 Pending 15 DOM
2. 2026-05-13
   listed $209,900 Active 285-char remark
3. 2021-09-20
   soldstatus $135,000
4. 2021-09-13
   soldstatus $135,000 Sold 270-char remark

   Show marketing remark (270 chars)

   Home was used as a Rental, 2 Bedroom 2 Bath & Large Detached Garages. Feels like Country Living right in Brainerd, Garages have potential for a very large Workshop. Fenced in Yard. See awesome Sunsets right from your Kitchen and Walking distance to Downtown Brainerd

5. 2021-08-16
   status Pending 270-char remark

   Show marketing remark (270 chars)

   Home was used as a Rental, 2 Bedroom 2 Bath & Large Detached Garages. Feels like Country Living right in Brainerd, Garages have potential for a very large Workshop. Fenced in Yard. See awesome Sunsets right from your Kitchen and Walking distance to Downtown Brainerd

6. 2021-07-10
   price $139,000 270-char remark

   Show marketing remark (270 chars)

   Home was used as a Rental, 2 Bedroom 2 Bath & Large Detached Garages. Feels like Country Living right in Brainerd, Garages have potential for a very large Workshop. Fenced in Yard. See awesome Sunsets right from your Kitchen and Walking distance to Downtown Brainerd

7. 2021-05-13
   status Active 270-char remark

   Show marketing remark (270 chars)

   Home was used as a Rental, 2 Bedroom 2 Bath & Large Detached Garages. Feels like Country Living right in Brainerd, Garages have potential for a very large Workshop. Fenced in Yard. See awesome Sunsets right from your Kitchen and Walking distance to Downtown Brainerd

8. 2021-05-11
   status Pending 270-char remark

   Show marketing remark (270 chars)

   Home was used as a Rental, 2 Bedroom 2 Bath & Large Detached Garages. Feels like Country Living right in Brainerd, Garages have potential for a very large Workshop. Fenced in Yard. See awesome Sunsets right from your Kitchen and Walking distance to Downtown Brainerd

9. 2021-05-07
   listed $145,000 Active 270-char remark

   Show marketing remark (270 chars)

   Home was used as a Rental, 2 Bedroom 2 Bath & Large Detached Garages. Feels like Country Living right in Brainerd, Garages have potential for a very large Workshop. Fenced in Yard. See awesome Sunsets right from your Kitchen and Walking distance to Downtown Brainerd

10. 2013-05-31
    historical
11. 2013-03-29
    listed $89,900
12. 2012-08-31
    historical
13. 2011-12-08
    listed $79,900
14. 2010-12-17
    historical
15. 2010-12-17
    soldstatus $43,000
16. 2010-06-15
    listed $45,000
17. 2010-06-15
    historical
18. 2009-09-15
    listed $106,000
19. 2009-07-31
    historical
20. 2009-01-31
    listed $106,000
21. 2008-12-30
    historical
22. 2008-08-07
    listed $106,000
23. 2008-03-06
    historical
24. 2007-09-05
    listed $113,400

ⓘ 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: $1,574 · $131/mo
• Projected year-2 tax: $1,850 · $154/mo
• Expected delta: +$276/yr (+$23/mo · 17.6%)

ⓘ 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 5/10 Major
• 🌡 Heat 1/10 Low 7 d/yr ≥94°F today · 13 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,487
• − Mortgage interest: −$10,637
• − Property taxes: −$1,574
• − Insurance: −$950
• − Repairs & maintenance: −$1,319
• − Management: −$1,319
• − Depreciation: −$5,524
• Taxable loss: −$4,837
• Est. tax savings @ 24.0%: +$1,161
• After-tax cash flow: $-289/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: Brainerd Public School District
• NCES district ID: 2706090
• Math proficiency: 49% ▼ -13.00%
• Reading proficiency: 58% ▼ -9.00%
• Median HH income: $49,059
• Composite: 45.57/100
• National rank: #2596
• State rank: #85 of 301 in MN

Livability — Brainerd

• Score: 72/100
• State rank: #272
• US rank: #5889

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Brainerd, MN
• County: Crow Wing County · 40,773 people
• City population: 31,841
• Metro: Brainerd, MN
• Population (ZIP): 31,841
• Household income: $73,128
• Rent vs Own: 26.4% rent · 73.6% own
• Severe rent burden: 454.0

Population outlook (Crow Wing County) Hauer SSP2

• Today (2025): 64,187 people
• By 2030: 64,057 · -0.2%
• By 2040: 62,470 · -2.7%
• By 2050: 59,064 · -8.0%
• By 2075: 48,738 · -24.1%
• By 2100: 36,112 · -43.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 2% Hispanic / Latino 2% Native American 1%
• Common ancestry: Portuguese 12% Romanian 6% Lithuanian 5%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Crow Wing

• 2024 margin: Solid R (+31.4) · D 33.6% · R 65.0% · Other 1.5%
• 2008→2024 swing: -23.7pp toward R · 2008: -7.7pp · 2024: -31.4pp
• All cycles: 2024: R+31.4 2020: R+29.7 2016: R+31.8 2012: R+13.4 2008: R+7.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -226.09%
• Current HPI: 220.3299
• Rent YoY: —
• Metro: Brainerd, 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

+67.5% since first listed

25 events — show timeline

• 2026-06-05 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2026-05-27 Price Changed $189,900 NORTHSTARMLS as Distributed by MLS Grid
• 2026-05-13 Listed $209,900 NORTHSTARMLS as Distributed by MLS Grid
• 2021-09-20 Sold (Public Records) $135,000 Public Records
• 2021-09-13 Sold (MLS) $135,000 NORTHSTARMLS as Distributed by MLS Grid
• 2021-08-16 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2021-07-10 Price Changed $139,000 NORTHSTARMLS as Distributed by MLS Grid
• 2021-05-13 Relisted — NORTHSTARMLS as Distributed by MLS Grid
• 2021-05-11 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2021-05-07 Listed $145,000 NORTHSTARMLS as Distributed by MLS Grid
• 2013-05-31 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2013-03-29 Listed $89,900 NORTHSTARMLS as Distributed by MLS Grid
• 2012-08-31 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2011-12-08 Listed $79,900 NORTHSTARMLS as Distributed by MLS Grid
• 2010-12-17 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2010-12-17 Sold (MLS) $43,000 NORTHSTARMLS as Distributed by MLS Grid
• 2010-06-15 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2010-06-15 Listed $45,000 NORTHSTARMLS as Distributed by MLS Grid
• 2009-09-15 Listed $106,000 NORTHSTARMLS as Distributed by MLS Grid
• 2009-07-31 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2009-01-31 Listed $106,000 NORTHSTARMLS as Distributed by MLS Grid
• 2008-12-30 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2008-08-07 Listed $106,000 NORTHSTARMLS as Distributed by MLS Grid
• 2008-03-06 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2007-09-05 Listed $113,400 NORTHSTARMLS as Distributed by MLS Grid

Property tax history

+4.1%/yr

Latest (2026): $1,574 · +4.8% YoY. Source: county tax records.