210 E Ciro St · Truman, MN 56088

$185,000

4 bd · 2.0 ba · 2,520 sqft · SingleFamily public records · 36 Days on market

Built 1918 0.30 ac lot $73/sqft · 8% below area Est $239k · 23% under

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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).

• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• Cash flow +9.8/30.0
• Schools +3.9/10.0
• Livability +3.8/5.0
• 1% rule +2.8/10.0
• DSCR +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

This beautifully cared-for stucco 2.25-story home blends classic craftsmanship with thoughtful modern upgrades. Rich wood trim throughout adds warmth and character, while a smart layout of multi-functional rooms offer flexibility for living, working, and gathering. The home features 4 bedrooms and 3 bathrooms; the main including updates of a whirlpool tub and heated floor for year-round comfort. A freshly insulated attic boost efficiency, and the trim has been fully wrapped, eliminating the need for repainting and reducing long-term maintenance. A durable metal roof provides peace of mind, and a radon elimination system adds an extra layer of safety. Outside, the exceptional yard offers roo

Key facts

• Smart layout
• Heated floor
• Rich wood trim

Tags

• RICH WOOD TRIM
• SMART LAYOUT
• WHIRLPOOL TUB
• HEATED FLOOR
• FRESHLY INSULATED ATTIC
• FULLY WRAPPED TRIM

Property features AI

Exterior

• Parking: Concrete parking
• Utilities: City water connected; City sewer connected; Natural gas
• Home design: Residential property; More than 2 stories; Poured concrete foundation
• Construction: Poured concrete foundation (840 foundation area)
• Exterior features: Stucco exterior

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: One three-quarter bath; One half bath; One quarter bath
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Finished basement; One fireplace

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $185k.

Deal economics

• At list price, monthly cash flow is $-120 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $164k (11.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $144k (22.4% below list).
• Recommended offer: $144k (22.4% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 76/100 on livability (#150 in MN, #3,331 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools C-, amenities F, commute F.
• Truman Public School District (rural): math 30% / reading 55% proficiency, ranked #343 of 467 in MN (top 73%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 16 active listings in the ZIP; 19 units permitted in Martin County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $20k of equity ($1k loan paydown + $18k appreciation (10.0% local appreciation)).
• Martin County population projected at -19% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 2, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 36 days — a 3% lower offer ($179k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1918 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $143,545 (22.4% 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 36 days. Have you received any prior offers? Is the seller open to a 22% concession, seller financing, or rate buy-down credit?
3. Built in 1918 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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.
6. 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.
7. 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: 0.78% ✗
• Cap rate: 5.51%
• Cash-on-cash: -2.78%
• DSCR: 0.88
• GRM: 10.7

CMA / ARV

• ARV (median comp): $238,792
• List price: $185,000
• Delta: -22.53%
• Verdict: UNDERPRICED
• Comps: 2 within 2.0 mi

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 22.3%
• Equity multiple: 2.80×
• Total profit: $93,115
• Equity at exit: $166,663

10-year hold

• IRR: 20.0%
• Equity multiple: 6.41×
• Total profit: $280,236
• Equity at exit: $359,414

Cash invested: $51,800 (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 56088

• Home prices YoY: 6.4%
• Active inventory: 16
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $1,435 medium
• Mortgage (P&I): −$970
• Tax from tax record: −$207 /mo · $2,482/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$301
• Net cashflow: $-120

Break-even live

Break-even rent $1,587

Max offer price $163,789

Occupancy floor —

Sensitivity live

Price	-10% $-15	-5% $-68	+0% $-120	+5% $-172	+10% $-225
Rent	-10% $-233	-5% $-177	+0% $-120	+5% $-63	+10% $-7
Rate	-1.0pp $-27	-0.5pp $-73	base $-120	+0.5pp $-168	+1.0pp $-217

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-21
   days on market $185,000 Active 36 DOM
2. 2026-06-18
   days on market $185,000 Active 34 DOM
3. 2026-06-17
   days on market $185,000 Active 33 DOM
4. 2026-06-16
   days on market $185,000 Active 32 DOM
5. 2026-06-15
   days on market $185,000 Active 31 DOM
6. 2026-06-13
   days on market $185,000 Active 29 DOM
7. 2026-06-12
   days on market $185,000 Active 28 DOM
8. 2026-06-09
   days on market $185,000 Active 25 DOM
9. 2026-06-08
   days on market $185,000 Active 24 DOM
10. 2026-06-07
    days on market $185,000 Active 23 DOM
11. 2026-06-05
    days on market $185,000 Active 21 DOM
12. 2026-06-04
    days on market $185,000 Active 19 DOM
13. 2026-06-02
    days on market $185,000 Active 18 DOM
14. 2026-06-01
    days on market $185,000 Active 17 DOM
15. 2026-05-31
    days on market $185,000 Active 16 DOM
16. 2026-05-31
    days on market $185,000 Active 15 DOM
17. 2026-05-15
    listed $185,000 Active 880-char remark

ⓘ 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: $2,482 · $207/mo
• Projected year-2 tax: $2,482 · $207/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 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥100°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: $17,225
• − Mortgage interest: −$10,363
• − Property taxes: −$2,482
• − Insurance: −$925
• − Repairs & maintenance: −$1,378
• − Management: −$1,378
• − Depreciation: −$5,382
• Taxable loss: −$4,682
• Est. tax savings @ 24.0%: +$1,124
• After-tax cash flow: $-317/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: Truman Public School District
• NCES district ID: 2740680
• Math proficiency: 30% ▼ -10.00%
• Reading proficiency: 55% ▲ 10.00%
• Median HH income: $51,077
• Composite: 38.94/100
• National rank: #8312
• State rank: #343 of 467 in MN

Livability — Truman

• Score: 76/100
• State rank: #150
• US rank: #3331

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Truman, MN
• Population (ZIP): 2,063

Population outlook (Martin County) Hauer SSP2

• Today (2025): 18,583 people
• By 2030: 17,814 · -4.1%
• By 2040: 16,312 · -12.2%
• By 2050: 15,021 · -19.2%
• By 2075: 13,025 · -29.9%
• By 2100: 11,311 · -39.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 4% Hispanic / Latino 4%
• Common ancestry: Portuguese 9% Romanian 5% Scottish 3%
• Foreign-born: 4% · Canada
• Languages at home: 95% English-only · Other Indo-European 3% Spanish 1% Russian/Polish/Slavic 1%

Political lean MEDSL · Martin

• 2024 margin: Solid R (+39.7) · D 29.5% · R 69.1% · Other 1.4%
• 2008→2024 swing: -24.4pp toward R · 2008: -15.2pp · 2024: -39.7pp
• All cycles: 2024: R+39.7 2020: R+37.9 2016: R+41.4 2012: R+23.8 2008: R+15.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 16.26%
• Current HPI: 271.5076
• 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

1 event — show timeline

• 2026-05-15 Listed $185,000 NORTHSTARMLS as Distributed by MLS Grid

Property tax history

+11.4%/yr

Latest (2025): $2,482 · +15.7% YoY. Source: county tax records.