611 14th St NW · Austin, MN 55912

$105,999

2 bd · 1.0 ba · 1,082 sqft · SingleFamily public records · 186 Days on market

Built 1923 7,840 sqft lot $98/sqft · 30% below area Est $151k · 30% under

---

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 +22.2/30.0
• ARV discount +15.0/15.0
• DSCR +7.1/10.0
• 1% rule +5.3/10.0
• Rent growth +5.0/5.0
• Livability +4.0/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Prime Corner Lot within walking distance to Riverland Community College. This spacious 2-bedroom, 1-bath home situated on a desirable corner lot, offers incredible potential and value. Inside, you’ll find a functional layout with great bones, enhanced by a newer furnace installed in 2020, main floor laundry, new ceiling fans, fresh paint and a convenient central vacuum system. A generously sized garage provides ample storage and workspace. Whether you’re looking to renovate, rent, or move right in, this home presents an excellent opportunity for investors or buyers ready to add their personal touch.

Key facts

• Newer furnace
• Main floor laundry
• Corner lot

Tags

• CORNER LOT
• NEWER FURNACE
• MAIN FLOOR LAUNDRY
• CENTRAL VACUUM SYSTEM
• GENEROUSLY SIZED GARAGE

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $106k.

Deal economics

• At list price, monthly cash flow is $172 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $106k).
• Recommended offer: $93k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.2% vs local median 4.5% 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); 188 active listings in the ZIP; 12 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 $733 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $30k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 186 days — a 12% lower offer ($93k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $19k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $44k; list at $106k implies a 138% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1923 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $93,279 (12.0% below list)

Questions for the listing agent

1. It's been on market 186 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 1923 — 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. 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: 1.03% ✓
• Cap rate: 8.25%
• Cash-on-cash: 6.97%
• DSCR: 1.31
• GRM: 8.1

CMA / ARV

• ARV (median comp): $150,803
• List price: $105,999
• Delta: -29.71%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -0.4%
• Equity multiple: 0.99×
• Total profit: $-416
• Equity at exit: $15,805

10-year hold

• IRR: 13.8%
• Equity multiple: 2.35×
• Total profit: $40,070
• Equity at exit: $9,165

Cash invested: $29,680 (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: 188
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $1,094 high
• Mortgage (P&I): −$556
• Tax from tax record: −$92 /mo · $1,104/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$230
• Net cashflow: $172

Break-even live

Break-even rent $876

Max offer price $105,999

Occupancy floor 79%

Sensitivity live

Price	-10% $232	-5% $202	+0% $172	+5% $142	+10% $112
Rent	-10% $86	-5% $129	+0% $172	+5% $216	+10% $259
Rate	-1.0pp $226	-0.5pp $199	base $172	+0.5pp $145	+1.0pp $117

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: $26,500
• Closing costs: $3,180
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
600 14th St NW Apt 6 Austin, MN	2.0	1.0	700	$995	$1.42	44d	1	0.06mi
900 14th St NW Austin, MN	2.0	1.0	518	$1,050	$2.03	44d	18	0.18mi
609 11th St NW Austin, MN	2.0	2.0	925	$1,300	$1.41	44d	1	0.25mi
1105 3rd St NW Austin, MN	1.0	1.0	720	$925	$1.28	44d	2	0.83mi
704 1st Dr NW Austin, MN	3.0	1.0–2.0	981	$2,082	$2.12	44d	96	0.90mi
401 2nd Ave SW Unit 102 Austin, MN	3.0	1.0	780	$1,025	$1.31	44d	1	0.93mi
202 11th Ave NW Unit 602 Austin, MN	2.0	1.0	1000	$950	$0.95	44d	1	0.96mi
1310 21st Ave NW Austin, MN	2.0	1.0	685	$1,467	$2.14	44d	5	1.19mi
203 31st St SW Austin, MN	1.0–3.0	1.0–2.0	915	$995	$1.09	44d	10	1.32mi
201 31st St SW Unit 3 Austin, MN	2.0	1.0	902	$795	$0.88	44d	1	1.35mi
201 31st St SW Unit 1 Austin, MN	3.0	2.0	1096	$1,195	$1.09	44d	1	1.35mi
201 31st St SW Unit 35 Austin, MN	2.0	1.0	902	$1,045	$1.16	44d	1	1.35mi

Listing history 22 events

1. 2026-06-19
   days on market $105,999 Active 186 DOM
2. 2026-06-18
   days on market $105,999 Active 185 DOM
3. 2026-06-17
   days on market $105,999 Active 184 DOM
4. 2026-06-16
   days on market $105,999 Active 183 DOM
5. 2026-06-15
   days on market $105,999 Active 182 DOM
6. 2026-06-14
   days on market $105,999 Active 180 DOM
7. 2026-06-12
   days on market $105,999 Active 179 DOM
8. 2026-06-09
   days on market $105,999 Active 176 DOM
9. 2026-06-08
   days on market $105,999 Active 175 DOM
10. 2026-06-07
    days on market $105,999 Active 174 DOM
11. 2026-06-05
    days on market $105,999 Active 171 DOM
12. 2026-06-02
    days on market $105,999 Active 169 DOM
13. 2026-06-01
    days on market $105,999 Active 168 DOM
14. 2026-05-31
    days on market $105,999 Active 167 DOM
15. 2026-05-30
    days on market $105,999 Active 166 DOM
16. 2026-05-15
    price $105,999 619-char remark

    Show marketing remark (619 chars)

    Prime Corner Lot within walking distance to Riverland Community College. This spacious 2-bedroom, 1-bath home situated on a desirable corner lot, offers incredible potential and value. Inside, you’ll find a functional layout with great bones, enhanced by a newer furnace installed in 2020, main floor laundry, new ceiling fans, fresh paint and a convenient central vacuum system. A generously sized garage provides ample storage and workspace. Whether you’re looking to renovate, rent, or move right in, this home presents an excellent opportunity for investors or buyers ready to add their personal touch.

17. 2026-05-15
    status Active 619-char remark

    Show marketing remark (619 chars)

    Prime Corner Lot within walking distance to Riverland Community College. This spacious 2-bedroom, 1-bath home situated on a desirable corner lot, offers incredible potential and value. Inside, you’ll find a functional layout with great bones, enhanced by a newer furnace installed in 2020, main floor laundry, new ceiling fans, fresh paint and a convenient central vacuum system. A generously sized garage provides ample storage and workspace. Whether you’re looking to renovate, rent, or move right in, this home presents an excellent opportunity for investors or buyers ready to add their personal touch.

18. 2026-05-09
    historical Contingent - Inspection 619-char remark

    Show marketing remark (619 chars)

    Prime Corner Lot within walking distance to Riverland Community College. This spacious 2-bedroom, 1-bath home situated on a desirable corner lot, offers incredible potential and value. Inside, you’ll find a functional layout with great bones, enhanced by a newer furnace installed in 2020, main floor laundry, new ceiling fans, fresh paint and a convenient central vacuum system. A generously sized garage provides ample storage and workspace. Whether you’re looking to renovate, rent, or move right in, this home presents an excellent opportunity for investors or buyers ready to add their personal touch.

19. 2026-02-23
    price $109,999 619-char remark

    Show marketing remark (619 chars)

    Prime Corner Lot within walking distance to Riverland Community College. This spacious 2-bedroom, 1-bath home situated on a desirable corner lot, offers incredible potential and value. Inside, you’ll find a functional layout with great bones, enhanced by a newer furnace installed in 2020, main floor laundry, new ceiling fans, fresh paint and a convenient central vacuum system. A generously sized garage provides ample storage and workspace. Whether you’re looking to renovate, rent, or move right in, this home presents an excellent opportunity for investors or buyers ready to add their personal touch.

20. 2026-01-12
    price $119,999 619-char remark

    Show marketing remark (619 chars)

    Prime Corner Lot within walking distance to Riverland Community College. This spacious 2-bedroom, 1-bath home situated on a desirable corner lot, offers incredible potential and value. Inside, you’ll find a functional layout with great bones, enhanced by a newer furnace installed in 2020, main floor laundry, new ceiling fans, fresh paint and a convenient central vacuum system. A generously sized garage provides ample storage and workspace. Whether you’re looking to renovate, rent, or move right in, this home presents an excellent opportunity for investors or buyers ready to add their personal touch.

21. 2025-12-15
    listed $125,000 Active 619-char remark

    Show marketing remark (619 chars)

    Prime Corner Lot within walking distance to Riverland Community College. This spacious 2-bedroom, 1-bath home situated on a desirable corner lot, offers incredible potential and value. Inside, you’ll find a functional layout with great bones, enhanced by a newer furnace installed in 2020, main floor laundry, new ceiling fans, fresh paint and a convenient central vacuum system. A generously sized garage provides ample storage and workspace. Whether you’re looking to renovate, rent, or move right in, this home presents an excellent opportunity for investors or buyers ready to add their personal touch.

22. 2011-04-29
    soldstatus $44,500

ⓘ 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: $1,104 · $92/mo
• Projected year-2 tax: $1,146 · $95/mo
• Expected delta: +$42/yr (+$3/mo · 3.8%)

ⓘ 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: $13,132
• − Mortgage interest: −$5,938
• − Property taxes: −$1,104
• − Insurance: −$530
• − Repairs & maintenance: −$1,051
• − Management: −$1,051
• − Depreciation: −$3,084
• Taxable income: $376
• Est. tax owed @ 24.0%: −$90
• After-tax cash flow: $1,980/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

+138.2% since first listed

7 events — show timeline

• 2026-05-15 Price Changed $105,999 NORTHSTARMLS as Distributed by MLS Grid
• 2026-05-15 Relisted — NORTHSTARMLS as Distributed by MLS Grid
• 2026-05-09 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2026-02-23 Price Changed $109,999 NORTHSTARMLS as Distributed by MLS Grid
• 2026-01-12 Price Changed $119,999 NORTHSTARMLS as Distributed by MLS Grid
• 2025-12-15 Listed $125,000 NORTHSTARMLS as Distributed by MLS Grid
• 2011-04-29 Sold (Public Records) $44,500 Public Records

Property tax history

+5.2%/yr

Latest (2025): $1,104 · +0.4% YoY. Source: county tax records.