207 E Duroe St · Jeffers, MN 56145

$105,000

2 bd · 1.5 ba · 1,456 sqft · SingleFamily public records · 123 Days on market

Built 1949 9,147 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 +22.4/30.0
• ARV discount +7.5/15.0
• DSCR +7.2/10.0
• Schools +5.7/10.0
• 1% rule +5.4/10.0
• Appreciation +5.0/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Home Sweet Home! This charming 3-bedroom home is packed with updates and features that make it an easy choice! You’ll love the newly finished main-floor primary suite, complete with a 3/4 bath and walk-in closet — offering comfort and convenience all in one. The home also boasts a newer roof, many updated windows, vinyl siding, and an extra-large 2-stall garage — all adding value and peace of mind. The main floor features a spacious living area, dining room, kitchen, an additional 3/4 bath, the primary bedroom, and a versatile bonus room — perfect for a home office, playroom, or guest space. Upstairs, you'll find two more generously sized bedrooms with plenty of natural light. Need even more space? The lower level offers endless potential for storage, hobbies, or future finishing. Set on a nice-sized lot, this home offers space inside and out for whatever you need. Call today to schedule your private tour — your next move starts here!

Key facts

• 9,147 sq ft lot
• 2 garage spots
• Built 1949

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $105k.

Deal economics

• At list price, monthly cash flow is $175 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $105k).
• Recommended offer: $92k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 60/100 on livability (#768 in MN) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: health & safety D+, crime D, amenities F.
• Red Rock Central School District (rural): math 63% / reading 69% proficiency, ranked #86 of 467 in MN (top 18%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Red Rock Central Elementary (math 42% / reading 47%, grade F, #534 of 857 statewide, top 66%, 184 students, 42% FRL); Red Rock Central Secondary (math 52% / reading 77%, grade B-, #29 of 471 statewide, top 6%, 218 students, 48% FRL) — zoned schools average 45% FRL vs 27% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 2 active listings in the ZIP; 29 units permitted in Cottonwood County in 2024 (15 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($726 loan paydown + $3k appreciation (3.0% local appreciation)).
• Cottonwood County population projected to shrink 9% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $29k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 123 days — a 12% lower offer ($92k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 10y ago; this cycle's ask has dropped $15k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $55k; list at $105k implies a 91% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1949 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $92,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 123 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1949 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. 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?
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: 1.04% ✓
• Cap rate: 8.29%
• Cash-on-cash: 7.14%
• DSCR: 1.32
• GRM: 8.1

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: 14.2%
• Equity multiple: 1.81×
• Total profit: $23,788
• Equity at exit: $47,213

10-year hold

• IRR: 16.0%
• Equity multiple: 3.35×
• Total profit: $69,061
• Equity at exit: $72,760

Cash invested: $29,400 (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 56145

• Active inventory: 2
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $1,087 medium
• Mortgage (P&I): −$551
• Tax from tax record: −$89 /mo · $1,070/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$228
• Net cashflow: $175

Break-even live

Break-even rent $865

Max offer price $105,000

Occupancy floor 79%

Sensitivity live

Price	-10% $234	-5% $205	+0% $175	+5% $145	+10% $116
Rent	-10% $89	-5% $132	+0% $175	+5% $218	+10% $261
Rate	-1.0pp $228	-0.5pp $202	base $175	+0.5pp $148	+1.0pp $120

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Listing history 29 events

1. 2026-06-21
   days on market $105,000 Active 123 DOM
2. 2026-06-21
   days on market $105,000 Active 122 DOM
3. 2026-06-18
   days on market $105,000 Active 120 DOM
4. 2026-06-17
   days on market $105,000 Active 119 DOM
5. 2026-06-16
   days on market $105,000 Active 118 DOM
6. 2026-06-15
   days on market $105,000 Active 117 DOM
7. 2026-06-13
   days on market $105,000 Active 115 DOM
8. 2026-06-12
   days on market $105,000 Active 114 DOM
9. 2026-06-09
   days on market $105,000 Active 111 DOM
10. 2026-06-08
    days on market $105,000 Active 110 DOM
11. 2026-06-07
    days on market $105,000 Active 109 DOM
12. 2026-06-07
    days on market $105,000 Active 108 DOM
13. 2026-06-04
    days on market $105,000 Active 105 DOM
14. 2026-06-02
    days on market $105,000 Active 104 DOM
15. 2026-06-01
    days on market $105,000 Active 103 DOM
16. 2026-05-31
    days on market $105,000 Active 102 DOM
17. 2026-05-31
    days on market $105,000 Active 101 DOM
18. 2026-04-30
    price $105,000 984-char remark

    Show marketing remark (984 chars)

    Home Sweet Home! This charming 3-bedroom home is packed with updates and features that make it an easy choice! You’ll love the newly finished main-floor primary suite, complete with a 3/4 bath and walk-in closet — offering comfort and convenience all in one. The home also boasts a newer roof, many updated windows, vinyl siding, and an extra-large 2-stall garage — all adding value and peace of mind. The main floor features a spacious living area, dining room, kitchen, an additional 3/4 bath, the primary bedroom, and a versatile bonus room — perfect for a home office, playroom, or guest space. Upstairs, you'll find two more generously sized bedrooms with plenty of natural light. Need even more space? The lower level offers endless potential for storage, hobbies, or future finishing. Set on a nice-sized lot, this home offers space inside and out for whatever you need. Call today to schedule your private tour — your next move starts here!

19. 2026-02-19
    listed $120,000 Active 984-char remark

    Show marketing remark (984 chars)

    Home Sweet Home! This charming 3-bedroom home is packed with updates and features that make it an easy choice! You’ll love the newly finished main-floor primary suite, complete with a 3/4 bath and walk-in closet — offering comfort and convenience all in one. The home also boasts a newer roof, many updated windows, vinyl siding, and an extra-large 2-stall garage — all adding value and peace of mind. The main floor features a spacious living area, dining room, kitchen, an additional 3/4 bath, the primary bedroom, and a versatile bonus room — perfect for a home office, playroom, or guest space. Upstairs, you'll find two more generously sized bedrooms with plenty of natural light. Need even more space? The lower level offers endless potential for storage, hobbies, or future finishing. Set on a nice-sized lot, this home offers space inside and out for whatever you need. Call today to schedule your private tour — your next move starts here!

20. 2026-02-18
    historical $120,000 984-char remark

    Show marketing remark (984 chars)

    Home Sweet Home! This charming 3-bedroom home is packed with updates and features that make it an easy choice! You’ll love the newly finished main-floor primary suite, complete with a 3/4 bath and walk-in closet — offering comfort and convenience all in one. The home also boasts a newer roof, many updated windows, vinyl siding, and an extra-large 2-stall garage — all adding value and peace of mind. The main floor features a spacious living area, dining room, kitchen, an additional 3/4 bath, the primary bedroom, and a versatile bonus room — perfect for a home office, playroom, or guest space. Upstairs, you'll find two more generously sized bedrooms with plenty of natural light. Need even more space? The lower level offers endless potential for storage, hobbies, or future finishing. Set on a nice-sized lot, this home offers space inside and out for whatever you need. Call today to schedule your private tour — your next move starts here!

21. 2025-09-09
    historical
22. 2025-05-29
    price $110,000
23. 2024-12-14
    price $115,000
24. 2024-09-04
    listed $130,000 Active
25. 2024-08-31
    historical
26. 2022-11-18
    soldstatus $55,000
27. 2019-02-02
    historical
28. 2017-01-27
    soldstatus $9,000
29. 2016-08-18
    listed $9,900

ⓘ 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: $1,070 · $89/mo
• Projected year-2 tax: $1,123 · $94/mo
• Expected delta: +$53/yr (+$4/mo · 5.0%)

ⓘ 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 ≥99°F today · 15 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: $13,042
• − Mortgage interest: −$5,882
• − Property taxes: −$1,070
• − Insurance: −$525
• − Repairs & maintenance: −$1,043
• − Management: −$1,043
• − Depreciation: −$3,055
• Taxable income: $424
• Est. tax owed @ 24.0%: −$102
• After-tax cash flow: $1,999/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: Red Rock Central School District
• NCES district ID: 2700132
• Math proficiency: 63% ▼ -6.00%
• Reading proficiency: 69% ▼ -1.00%
• Median HH income: $48,743
• Composite: 57.29/100
• National rank: #2301
• State rank: #86 of 467 in MN

Livability — Jeffers

• Score: 60/100
• State rank: #768
• US rank: #19190

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Jeffers, MN
• Population (ZIP): 490

Population outlook (Cottonwood County) Hauer SSP2

• Today (2025): 11,130 people
• By 2030: 10,916 · -1.9%
• By 2040: 10,467 · -6.0%
• By 2050: 10,136 · -8.9%
• By 2075: 10,080 · -9.4%
• By 2100: 10,091 · -9.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (82%)
• Race & ethnicity: White 82% Hispanic / Latino 14% Two or more races 9% Asian 3%
• Hispanic origin (detail): Mexican 10%
• Common ancestry: Portuguese 20% Iranian 1% Lithuanian 1%
• Foreign-born: 7% · Canada, Philippines
• Languages at home: 88% English-only · Spanish 10% Other Asian/Pacific 2%

Political lean MEDSL · Cottonwood

• 2024 margin: Solid R (+41.1) · D 28.6% · R 69.7% · Other 1.7%
• 2008→2024 swing: -34.5pp toward R · 2008: -6.6pp · 2024: -41.1pp
• All cycles: 2024: R+41.1 2020: R+38.2 2016: R+35.1 2012: R+15.1 2008: R+6.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

+960.6% since first listed

12 events — show timeline

• 2026-04-30 Price Changed $105,000 NORTHSTARMLS as Distributed by MLS Grid
• 2026-02-19 Listed $120,000 NORTHSTARMLS as Distributed by MLS Grid
• 2026-02-18 Coming Soon $120,000 NORTHSTARMLS as Distributed by MLS Grid
• 2025-09-09 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2025-05-29 Price Changed $110,000 NORTHSTARMLS as Distributed by MLS Grid
• 2024-12-14 Price Changed $115,000 NORTHSTARMLS as Distributed by MLS Grid
• 2024-09-04 Listed $130,000 NORTHSTARMLS as Distributed by MLS Grid
• 2024-08-31 Coming Soon — NORTHSTARMLS as Distributed by MLS Grid
• 2022-11-18 Sold (Public Records) $55,000 Public Records
• 2019-02-02 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2017-01-27 Sold (MLS) $9,000 NORTHSTARMLS as Distributed by MLS Grid
• 2016-08-18 Listed $9,900 NORTHSTARMLS as Distributed by MLS Grid

Property tax history

+4.8%/yr

Latest (2025): $1,070 · -26.8% YoY. Source: county tax records.