905 9th Ave SW · Austin, MN 55912

$129,000

3 bd · 2.0 ba · 1,239 sqft · Other public records · 4 Days on market

Built 1937 5,009 sqft lot $104/sqft · 10% above area Est $152k · 15% 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).

• Cash flow +22.7/30.0
• ARV discount +14.3/15.0
• DSCR +7.3/10.0
• 1% rule +5.4/10.0
• 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

This inviting 1½-story home offers 3 bedrooms and 2 bathrooms with a flexible layout and comfortable living spaces. Enjoy outdoor living on the deck, perfect for relaxing or entertaining. The partially finished basement provides extra space for a family room, home office, or hobby area. Ideally located within walking distance to a city park and public trail, this home combines everyday convenience with easy access to outdoor recreation.

Key facts

• Outdoor living
• 5,009 sq ft lot
• Garage

Tags

• OUTDOOR LIVING
• PARTIALLY FINISHED BASEMENT
• WALKING DISTANCE TO CITY PARK

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $129k.

Deal economics

• At list price, monthly cash flow is $222 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $129k).
• Cap rate 8.4% 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; 8 comparable units currently listed for rent nearby; rentals lingering (median 44d 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 $892 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $36k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 25y ago; this cycle's ask has dropped $20k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $40k; list at $129k implies a 222% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1937 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $129,000

Questions for the listing agent

1. Built in 1937 — 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. 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.
4. 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.
5. 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: 8.36%
• Cash-on-cash: 7.37%
• DSCR: 1.33
• GRM: 8.0

CMA / ARV

• ARV (median comp): $151,878
• List price: $129,000
• Delta: -15.06%
• Verdict: UNDERPRICED
• Comps: 5 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 0.2%
• Equity multiple: 1.01×
• Total profit: $329
• Equity at exit: $19,234

10-year hold

• IRR: 14.3%
• Equity multiple: 2.41×
• Total profit: $50,841
• Equity at exit: $11,154

Cash invested: $36,120 (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: 8.0×

Monthly cashflow live

• Estimated rent: $1,347 high
• Mortgage (P&I): −$676
• Tax from tax record: −$112 /mo · $1,350/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$283
• Net cashflow: $222

Break-even live

Break-even rent $1,067

Max offer price $129,000

Occupancy floor 79%

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: $32,250
• Closing costs: $3,870
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
401 2nd Ave SW Unit 102 Austin, MN	3.0	1.0	780	$1,025	$1.31	43d	1	0.55mi
800 8th Ave SE Austin, MN	3.0	1.0	842	$1,600	$1.90	43d	1	0.97mi
609 11th St NW Austin, MN	2.0	2.0	925	$1,300	$1.41	43d	1	0.98mi
600 14th St NW Apt 6 Austin, MN	2.0	1.0	700	$995	$1.42	43d	1	1.01mi
704 1st Dr NW Austin, MN	3.0	1.0–2.0	981	$2,514	$2.56	43d	96	1.10mi
900 14th St NW Austin, MN	2.0	1.0	518	$1,050	$2.03	43d	18	1.21mi
202 11th Ave NW Unit 602 Austin, MN	2.0	1.0	1000	$950	$0.95	43d	1	1.40mi
1204 1st Ave NE Austin, MN	3.0	2.0	1200	$1,600	$1.33	43d	1	1.50mi

Listing history 32 events

1. 2026-06-19
   days on market $129,000 Active 4 DOM
2. 2026-06-18
   days on market $129,000 Active 3 DOM
3. 2026-06-17
   days on market $129,000 Active 2 DOM
4. 2026-06-16
   days on marketlisting id $129,000 Active 1 DOM
5. 2026-06-15
   days on market $129,000 Active 164 DOM
6. 2026-06-14
   days on market $129,000 Active 162 DOM
7. 2026-06-12
   days on market $129,000 Active 161 DOM
8. 2026-06-09
   days on market $129,000 Active 158 DOM
9. 2026-06-08
   days on market $129,000 Active 157 DOM
10. 2026-06-07
    days on market $129,000 Active 156 DOM
11. 2026-06-05
    days on market $129,000 Active 153 DOM
12. 2026-06-02
    days on market $129,000 Active 151 DOM
13. 2026-06-01
    days on market $129,000 Active 150 DOM
14. 2026-05-31
    days on market $129,000 Active 149 DOM
15. 2026-05-30
    days on market $129,000 Active 148 DOM
16. 2026-05-15
    price $129,000 447-char remark

    Show marketing remark (447 chars)

    This inviting 1½-story home offers 3 bedrooms and 2 bathrooms with a flexible layout and comfortable living spaces. Enjoy outdoor living on the deck, perfect for relaxing or entertaining. The partially finished basement provides extra space for a family room, home office, or hobby area. Ideally located within walking distance to a city park and public trail, this home combines everyday convenience with easy access to outdoor recreation.

17. 2026-03-24
    price $134,000 447-char remark

    Show marketing remark (447 chars)

    This inviting 1½-story home offers 3 bedrooms and 2 bathrooms with a flexible layout and comfortable living spaces. Enjoy outdoor living on the deck, perfect for relaxing or entertaining. The partially finished basement provides extra space for a family room, home office, or hobby area. Ideally located within walking distance to a city park and public trail, this home combines everyday convenience with easy access to outdoor recreation.

18. 2026-03-10
    price $139,000 447-char remark

    Show marketing remark (447 chars)

    This inviting 1½-story home offers 3 bedrooms and 2 bathrooms with a flexible layout and comfortable living spaces. Enjoy outdoor living on the deck, perfect for relaxing or entertaining. The partially finished basement provides extra space for a family room, home office, or hobby area. Ideally located within walking distance to a city park and public trail, this home combines everyday convenience with easy access to outdoor recreation.

19. 2026-02-09
    price $144,000 447-char remark

    Show marketing remark (447 chars)

    This inviting 1½-story home offers 3 bedrooms and 2 bathrooms with a flexible layout and comfortable living spaces. Enjoy outdoor living on the deck, perfect for relaxing or entertaining. The partially finished basement provides extra space for a family room, home office, or hobby area. Ideally located within walking distance to a city park and public trail, this home combines everyday convenience with easy access to outdoor recreation.

20. 2026-01-02
    listed $149,000 Active 447-char remark

    Show marketing remark (447 chars)

    This inviting 1½-story home offers 3 bedrooms and 2 bathrooms with a flexible layout and comfortable living spaces. Enjoy outdoor living on the deck, perfect for relaxing or entertaining. The partially finished basement provides extra space for a family room, home office, or hobby area. Ideally located within walking distance to a city park and public trail, this home combines everyday convenience with easy access to outdoor recreation.

21. 2018-12-10
    historical 202-char remark

    Show marketing remark (202 chars)

    Attention, nice single family 3 bed, 2 bath home with detached garage price right! Not far from community park where skinners hill is located, known for its sledding fun during those long winter months!

22. 2017-07-17
    soldstatus $40,000
23. 2017-07-14
    soldstatus $40,000 202-char remark

    Show marketing remark (202 chars)

    Attention, nice single family 3 bed, 2 bath home with detached garage price right! Not far from community park where skinners hill is located, known for its sledding fun during those long winter months!

24. 2017-03-21
    listed $52,500 202-char remark

    Show marketing remark (202 chars)

    Attention, nice single family 3 bed, 2 bath home with detached garage price right! Not far from community park where skinners hill is located, known for its sledding fun during those long winter months!

25. 2011-03-18
    soldstatus $32,010
26. 2011-03-18
    soldstatus $32,010
27. 2011-01-26
    historical
28. 2011-01-14
    listed $30,000
29. 2011-01-14
    listed $30,000
30. 2006-01-09
    soldstatus $92,500
31. 2001-08-24
    listed $88,500
32. 2001-08-24
    listed $85,900

ⓘ 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: $1,350 · $112/mo
• Projected year-2 tax: $1,397 · $116/mo
• Expected delta: +$47/yr (+$4/mo · 3.5%)

ⓘ 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 ≥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: $16,169
• − Mortgage interest: −$7,226
• − Property taxes: −$1,350
• − Insurance: −$645
• − Repairs & maintenance: −$1,294
• − Management: −$1,294
• − Depreciation: −$3,753
• Taxable income: $608
• Est. tax owed @ 24.0%: −$146
• After-tax cash flow: $2,515/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

+45.8% since first listed

17 events — show timeline

• 2026-05-15 Price Changed $129,000 NORTHSTARMLS as Distributed by MLS Grid
• 2026-03-24 Price Changed $134,000 NORTHSTARMLS as Distributed by MLS Grid
• 2026-03-10 Price Changed $139,000 NORTHSTARMLS as Distributed by MLS Grid
• 2026-02-09 Price Changed $144,000 NORTHSTARMLS as Distributed by MLS Grid
• 2026-01-02 Listed $149,000 NORTHSTARMLS as Distributed by MLS Grid
• 2018-12-10 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2017-07-17 Sold (Public Records) $40,000 Public Records
• 2017-07-14 Sold (MLS) $40,000 NORTHSTARMLS as Distributed by MLS Grid
• 2017-03-21 Listed $52,500 NORTHSTARMLS as Distributed by MLS Grid
• 2011-03-18 Sold (MLS) $32,010 NORTHSTARMLS as Distributed by MLS Grid
• 2011-03-18 Sold (MLS) $32,010 NORTHSTARMLS as Distributed by MLS Grid
• 2011-01-26 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2011-01-14 Listed $30,000 NORTHSTARMLS as Distributed by MLS Grid
• 2011-01-14 Listed $30,000 NORTHSTARMLS as Distributed by MLS Grid
• 2006-01-09 Sold (Public Records) $92,500 Public Records
• 2001-08-24 Listed $85,900 NORTHSTARMLS as Distributed by MLS Grid
• 2001-08-24 Listed $88,500 NORTHSTARMLS as Distributed by MLS Grid

Property tax history

+5.9%/yr

Latest (2025): $1,350 · +12.7% YoY. Source: county tax records.