420 W Jackson St · Parkers Prairie, MN 56361

$95,900

3 bd · 1.0 ba · 1,080 sqft · SingleFamily public records · 5 Days on market

Built 1900 0.33 ac 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 +26.1/30.0
• DSCR +8.8/10.0
• ARV discount +7.5/15.0
• 1% rule +6.0/10.0
• Schools +4.1/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.2/10.0

Listing remarks

Full of character and ready for its next chapter, this 3-bedroom, 1-bath home sits proudly on a large corner lot in Parkers Prairie. Once a true beauty in its prime, the home still showcases timeless charm with hardwood floors, spacious rooms, and a unique corner tower that makes the perfect reading nook or cozy retreat. This property needs plenty of love and restoration, but the potential is undeniable. New roof and vinyl siding. Sold "as is, " this is a great opportunity for someone with vision to bring this classic home back to life. (interior pictures available upon request)

Key facts

• Vinyl siding
• Unique corner tower
• Corner lot

Tags

• CORNER LOT
• HARDWOOD FLOORS
• UNIQUE CORNER TOWER
• NEW ROOF
• VINYL SIDING

Property features AI

Finance

• Financial info: Annual taxes listed (not included per instructions)

Exterior

• Parking: Detached 2-car garage (approx. 12 x 28); Garage approximately 303 sq. ft.
• Utilities: City water connected; City sewer connected; Natural gas fuel; 100 amp electric service
• Home design: Residential property; One-level home
• Construction: Frame construction; Roof replaced within last 8 years; Foundation: stone/other (approx. 25 x 45)
• Exterior features: Vinyl exterior; Chain link fencing; Garage(s) on property; City street frontage, public maintained road; Lot dimensions approximately 142 x 100 feet

Interior

• Kitchen: Eat-in kitchen
• Bedrooms: Three main-floor bedrooms; Office on main level; Front porch on main level
• Bathrooms: One full bathroom on the main floor
• Heating & cooling: Forced air heating; No central air
• Interior features: Main-floor living areas; Eat-in kitchen; Partial, unfinished basement
• Laundry & utility: No dedicated laundry features listed

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $96k.

Deal economics

• At list price, monthly cash flow is $242 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $96k).

Location & tenants

• Location reads 74/100 on livability (#209 in MN, #4,395 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F.
• Parkers Prairie Public School District (rural): math 49% / reading 48% proficiency, ranked #143 of 301 in MN (top 48%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 19 active listings in the ZIP; 140 units permitted in Otter Tail County in 2024 (48 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $663 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $95,900

Questions for the listing agent

1. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.10% ✓
• Cap rate: 9.32%
• Cash-on-cash: 10.81%
• DSCR: 1.48
• GRM: 7.6

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: -0.2%
• Equity multiple: 0.99×
• Total profit: $-158
• Equity at exit: $14,299

10-year hold

• IRR: 9.5%
• Equity multiple: 1.73×
• Total profit: $19,590
• Equity at exit: $8,292

Cash invested: $26,852 (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 56361

• Home prices YoY: -4.1%
• Active inventory: 19
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,053 medium
• Mortgage (P&I): −$503
• Tax from tax record: −$47 /mo · $564/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$221
• Net cashflow: $242

Break-even live

Break-even rent $747

Max offer price $95,900

Occupancy floor 72%

Sensitivity live

Price	-10% $296	-5% $269	+0% $242	+5% $215	+10% $188
Rent	-10% $159	-5% $200	+0% $242	+5% $284	+10% $325
Rate	-1.0pp $290	-0.5pp $266	base $242	+0.5pp $217	+1.0pp $192

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: $23,975
• Closing costs: $2,877
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-06-21
   days on market $95,900 Active 5 DOM
2. 2026-06-18
   days on market $95,900 Active 3 DOM
3. 2026-06-17
   days on market $95,900 Active 2 DOM
4. 2026-06-16
   remarks 585-char remark
5. 2026-06-16
   listed $95,900 Active 1 DOM

ⓘ 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: $564 · $47/mo
• Projected year-2 tax: $819 · $68/mo
• Expected delta: +$255/yr (+$21/mo · 45.2%)

ⓘ 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 1/10 Low 7 d/yr ≥95°F today · 13 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,636
• − Mortgage interest: −$5,372
• − Property taxes: −$564
• − Insurance: −$480
• − Repairs & maintenance: −$1,011
• − Management: −$1,011
• − Depreciation: −$2,790
• Taxable income: $1,409
• Est. tax owed @ 24.0%: −$338
• After-tax cash flow: $2,566/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: Parkers Prairie Public School District
• NCES district ID: 2728110
• Math proficiency: 49% ▼ -7.00%
• Reading proficiency: 48% ▼ -17.00%
• Median HH income: $46,027
• Composite: 41.17/100
• National rank: #3552
• State rank: #143 of 301 in MN

Livability — Parkers Prairie

• Score: 74/100
• State rank: #209
• US rank: #4395

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Parkers Prairie, MN
• City population: 2,590
• Population (ZIP): 2,590

Population outlook (Otter Tail County) Hauer SSP2

• Today (2025): 58,183 people
• By 2030: 58,267 · +0.1%
• By 2040: 57,999 · -0.3%
• By 2050: 57,183 · -1.7%
• By 2075: 57,638 · -0.9%
• By 2100: 54,697 · -6.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Two or more races 2% Black 1% Hispanic / Latino 1%
• Common ancestry: Portuguese 21% Romanian 6% Iranian 2%
• Foreign-born: 1% · Canada

Political lean MEDSL · Otter Tail

• 2024 margin: Solid R (+34.2) · D 32.1% · R 66.3% · Other 1.6%
• 2008→2024 swing: -21.3pp toward R · 2008: -12.9pp · 2024: -34.2pp
• All cycles: 2024: R+34.2 2020: R+32.5 2016: R+35.9 2012: R+21.2 2008: R+12.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -9.65%
• Current HPI: 225.82
• 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

• 2026-06-15 Listed $95,900 NORTHSTARMLS as Distributed by MLS Grid

Property tax history

+9.3%/yr

Latest (2025): $564 · +83.1% YoY. Source: county tax records.