121 SW O'connell St · Clontarf, MN 56226

$50,000

1 bd · 1.0 ba · 1,344 sqft · SingleFamily · 48 Days on market

Built 1890 2,800 sqft lot

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Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• Schools +3.4/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Priced to sell! This one bed one bath home has more room than you would expect. New furnace, large garage quiet neighborhood. Come check it out before it is gone.

Key facts

• 2,800 sq ft lot
• 2 garage spots
• Built 1890

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $50k.

Deal economics

• At list price, monthly cash flow is $388 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($990 rent vs $50k).
• Recommended offer: $48k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 64/100 on livability (#617 in MN) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing B+; Watch: health & safety D+, schools D-, amenities F.
• Benson Public School District (town): math 37% / reading 41% proficiency, ranked #228 of 301 in MN (top 76%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 2 active listings in the ZIP; 15 units permitted in Swift County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($346 loan paydown + $2k appreciation (3.0% local appreciation)).
• Swift County population projected at -20% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $14k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 48 days — a 3% lower offer ($48k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 17y ago; this cycle's ask has dropped $10k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $30k; list at $50k implies a 67% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price; built in 1890 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $48,500 (3.0% below list)

Questions for the listing agent

1. It's been on market 48 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1890 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are D-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. 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.
7. 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.
8. 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: 1.98% ✓
• Cap rate: 15.61%
• Cash-on-cash: 33.29%
• DSCR: 2.48
• GRM: 4.2

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: 39.0%
• Equity multiple: 3.20×
• Total profit: $30,803
• Equity at exit: $22,482

10-year hold

• IRR: 39.0%
• Equity multiple: 6.36×
• Total profit: $75,060
• Equity at exit: $34,648

Cash invested: $14,000 (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 56226

• Active inventory: 2
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $990 medium
• Mortgage (P&I): −$262
• Tax from tax record: −$111 /mo · $1,332/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$208
• Net cashflow: $388

Break-even live

Break-even rent $499

Max offer price $50,000

Occupancy floor 56%

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: $12,500
• Closing costs: $1,500
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-09
   status $50,000 Pending 48 DOM
2. 2026-06-08
   days on market $50,000 Contingent - Inspection 48 DOM
3. 2026-06-07
   days on market $50,000 Contingent - Inspection 47 DOM
4. 2026-06-05
   days on market $50,000 Contingent - Inspection 45 DOM
5. 2026-06-04
   days on market $50,000 Contingent - Inspection 43 DOM
6. 2026-06-02
   days on market $50,000 Contingent - Inspection 42 DOM
7. 2026-06-01
   days on market $50,000 Contingent - Inspection 41 DOM
8. 2026-05-31
   days on market $50,000 Contingent - Inspection 40 DOM
9. 2026-05-31
   days on market $50,000 Contingent - Inspection 39 DOM
10. 2026-05-07
    price $50,000 165-char remark

    Show marketing remark (165 chars)

    Priced to sell! This one bed one bath home has more room than you would expect. New furnace, large garage quiet neighborhood. Come check it out before it is gone.

11. 2026-05-01
    price $55,000 165-char remark

    Show marketing remark (165 chars)

    Priced to sell! This one bed one bath home has more room than you would expect. New furnace, large garage quiet neighborhood. Come check it out before it is gone.

12. 2026-04-21
    listed $60,000 Active 165-char remark

    Show marketing remark (165 chars)

    Priced to sell! This one bed one bath home has more room than you would expect. New furnace, large garage quiet neighborhood. Come check it out before it is gone.

13. 2019-02-02
    historical 38-char remark

    Show marketing remark (38 chars)

    Home that needs alittle TLC. Large Lot

14. 2010-02-26
    soldstatus $30,000 38-char remark

    Show marketing remark (38 chars)

    Home that needs alittle TLC. Large Lot

15. 2010-02-26
    soldstatus $30,000

    Show marketing remark (38 chars)

    Home that needs alittle TLC. Large Lot

16. 2009-07-14
    listed $49,900 38-char remark

    Show marketing remark (38 chars)

    Home that needs alittle TLC. Large Lot

17. 2009-07-14
    listed $49,900

    Show marketing remark (38 chars)

    Home that needs alittle TLC. Large Lot

ⓘ 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: $1,332 · $111/mo
• Projected year-2 tax: $1,332 · $111/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 2/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥100°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: $11,885
• − Mortgage interest: −$2,801
• − Property taxes: −$1,332
• − Insurance: −$250
• − Repairs & maintenance: −$951
• − Management: −$951
• − Depreciation: −$1,455
• Taxable income: $4,146
• Est. tax owed @ 24.0%: −$995
• After-tax cash flow: $3,665/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: Benson Public School District
• NCES district ID: 2704470
• Math proficiency: 37% ▼ -13.00%
• Reading proficiency: 41% ▼ -9.00%
• Median HH income: $49,024
• Composite: 33.56/100
• National rank: #5423
• State rank: #228 of 301 in MN

Livability — Clontarf

• Score: 64/100
• State rank: #617
• US rank: #14683

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Clontarf, MN
• Population (ZIP): 205

Population outlook (Swift County) Hauer SSP2

• Today (2025): 8,635 people
• By 2030: 8,257 · -4.4%
• By 2040: 7,528 · -12.8%
• By 2050: 6,891 · -20.2%
• By 2075: 5,879 · -31.9%
• By 2100: 5,045 · -41.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (98%)
• Race & ethnicity: White 98% Two or more races 2% Hispanic / Latino 1%
• Common ancestry: Portuguese 30% Scottish 1% Romanian 1%

Political lean MEDSL · Swift

• 2024 margin: Solid R (+34.2) · D 32.1% · R 66.3% · Other 1.6%
• 2008→2024 swing: -47.9pp toward R · 2008: 13.8pp · 2024: -34.2pp
• All cycles: 2024: R+34.2 2020: R+29.5 2016: R+25.8 2012: D+9.9 2008: D+13.8

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

+0.2% since first listed

8 events — show timeline

• 2026-05-07 Price Changed $50,000 NORTHSTARMLS as Distributed by MLS Grid
• 2026-05-01 Price Changed $55,000 NORTHSTARMLS as Distributed by MLS Grid
• 2026-04-21 Listed $60,000 NORTHSTARMLS as Distributed by MLS Grid
• 2019-02-02 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2010-02-26 Sold (MLS) $30,000 NORTHSTARMLS as Distributed by MLS Grid
• 2010-02-26 Sold (MLS) $30,000 NORTHSTARMLS as Distributed by MLS Grid
• 2009-07-14 Listed $49,900 NORTHSTARMLS as Distributed by MLS Grid
• 2009-07-14 Listed $49,900 NORTHSTARMLS as Distributed by MLS Grid

Property tax history

+7.8%/yr

Latest (2025): $1,332 · +93.6% YoY. Source: county tax records.