700 Sinclair Lewis Ave · Sauk Centre, MN 56378

$130,000

4 bd · 2.0 ba · 1,436 sqft · SingleFamily public records · 165 Days on market

Built 1885 3,049 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 +28.1/30.0
• DSCR +10.0/10.0
• 1% rule +8.0/10.0
• ARV discount +7.5/15.0
• Schools +4.0/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

HUD acquired home. Good starter home in convenient Sauk Centre location. 3 Bedroom, 1.5 Bath home with large and inviting open layout.

Key facts

• 3,049 sq ft lot
• Garage
• Built 1885

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $408 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $114k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.1% vs local median 3.7% in Sauk Centre — 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 77/100 on livability (#127 in MN, #2,899 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F.
• Sauk Centre Public School District (town): math 42% / reading 51% proficiency, ranked #164 of 301 in MN (top 54%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Sauk Centre Elementary (math 37% / reading 42%, grade F, #604 of 857 statewide, top 74%, 390 students, 50% FRL); Sauk Centre Middle (math 27% / reading 47%, grade F, #163 of 258 statewide, top 65%, 141 students, 52% FRL); Sauk Centre Secondary (math 52% / reading 58%, grade C, #83 of 471 statewide, top 18%, 608 students, 38% FRL) — zoned schools average 47% FRL vs 29% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 58 active listings in the ZIP; 661 units permitted in Stearns County in 2024 (291 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $899 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Stearns County population projected at +9% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $36k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 165 days — a 12% lower offer ($114k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 27y ago; this cycle's ask has dropped $60k (32%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $38k; list at $130k implies a 242% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1885 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $114,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 165 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 1885 — 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. 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?
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: 1.30% ✓
• Cap rate: 10.06%
• Cash-on-cash: 13.45%
• DSCR: 1.60
• GRM: 6.4

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: 3.5%
• Equity multiple: 1.14×
• Total profit: $4,969
• Equity at exit: $19,383

10-year hold

• IRR: 13.1%
• Equity multiple: 2.04×
• Total profit: $37,965
• Equity at exit: $11,240

Cash invested: $36,400 (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 56378

• Active inventory: 58
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $1,686 medium
• Mortgage (P&I): −$682
• Tax from tax record: −$188 /mo · $2,252/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$354
• Net cashflow: $408

Break-even live

Break-even rent $1,169

Max offer price $130,000

Occupancy floor 71%

Sensitivity live

Price	-10% $482	-5% $445	+0% $408	+5% $371	+10% $335
Rent	-10% $275	-5% $342	+0% $408	+5% $475	+10% $541
Rate	-1.0pp $474	-0.5pp $441	base $408	+0.5pp $374	+1.0pp $340

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-04-08
   status Pending
2. 2026-04-05
   price $130,000
3. 2026-03-07
   price $150,000
4. 2025-12-31
   price $178,000
5. 2025-10-26
   listed $190,000 Active
6. 2025-10-13
   historical $190,000
7. 2011-07-26
   soldstatus $38,000 134-char remark

   Show marketing remark (134 chars)

   HUD acquired home. Good starter home in convenient Sauk Centre location. 3 Bedroom, 1.5 Bath home with large and inviting open layout.

8. 2011-06-09
   historical 134-char remark

   Show marketing remark (134 chars)

   HUD acquired home. Good starter home in convenient Sauk Centre location. 3 Bedroom, 1.5 Bath home with large and inviting open layout.

9. 2011-01-12
   listed $48,000 134-char remark

   Show marketing remark (134 chars)

   HUD acquired home. Good starter home in convenient Sauk Centre location. 3 Bedroom, 1.5 Bath home with large and inviting open layout.

10. 2006-03-28
    soldstatus $98,500
11. 2005-03-24
    soldstatus $98,500
12. 2005-03-07
    soldstatus $104,000
13. 2005-03-01
    soldstatus $98,500
14. 2002-08-08
    soldstatus $65,000
15. 2000-05-05
    soldstatus $46,000

    Show marketing remark (72 chars)

    OLDER TWO STORY ON CORNER LOT ON SINCLAIR LEWIS AVE, NEWER SINGLE GARAGE

16. 2000-05-05
    soldstatus $48,000 72-char remark

    Show marketing remark (72 chars)

    OLDER TWO STORY ON CORNER LOT ON SINCLAIR LEWIS AVE, NEWER SINGLE GARAGE

17. 1999-07-24
    listed $34,900 72-char remark

    Show marketing remark (72 chars)

    OLDER TWO STORY ON CORNER LOT ON SINCLAIR LEWIS AVE, NEWER SINGLE GARAGE

ⓘ 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: $2,252 · $188/mo
• Projected year-2 tax: $2,252 · $188/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 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥97°F today · 13 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,228
• − Mortgage interest: −$7,282
• − Property taxes: −$2,252
• − Insurance: −$650
• − Repairs & maintenance: −$1,618
• − Management: −$1,618
• − Depreciation: −$3,782
• Taxable income: $3,026
• Est. tax owed @ 24.0%: −$726
• After-tax cash flow: $4,171/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: Sauk Centre Public School District
• NCES district ID: 2732850
• Math proficiency: 42% ▼ -18.00%
• Reading proficiency: 51% ▼ -12.00%
• Median HH income: $52,108
• Composite: 40.05/100
• National rank: #3816
• State rank: #164 of 301 in MN

Livability — Sauk Centre

• Score: 77/100
• State rank: #127
• US rank: #2899

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Sauk Centre, MN
• Population (ZIP): 8,433

Population outlook (Stearns County) Hauer SSP2

• Today (2025): 162,629 people
• By 2030: 166,495 · +2.4%
• By 2040: 172,661 · +6.2%
• By 2050: 177,480 · +9.1%
• By 2075: 192,907 · +18.6%
• By 2100: 206,274 · +26.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 3% Hispanic / Latino 3%
• Common ancestry: Portuguese 12% Romanian 4% Italian 3%
• Foreign-born: 1% · Canada
• Languages at home: 96% English-only · Spanish 2%

Political lean MEDSL · Stearns

• 2024 margin: Strong R (+26.8) · D 35.7% · R 62.5% · Other 1.9%
• 2008→2024 swing: -19.8pp toward R · 2008: -7.0pp · 2024: -26.8pp
• All cycles: 2024: R+26.8 2020: R+22.5 2016: R+27.9 2012: R+12.1 2008: R+7.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -142.31%
• Current HPI: 149.9169
• 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

+272.5% since first listed

17 events — show timeline

• 2026-04-08 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2026-04-05 Price Changed $130,000 NORTHSTARMLS as Distributed by MLS Grid
• 2026-03-07 Price Changed $150,000 NORTHSTARMLS as Distributed by MLS Grid
• 2025-12-31 Price Changed $178,000 NORTHSTARMLS as Distributed by MLS Grid
• 2025-10-26 Listed $190,000 NORTHSTARMLS as Distributed by MLS Grid
• 2025-10-13 Coming Soon $190,000 NORTHSTARMLS as Distributed by MLS Grid
• 2011-07-26 Sold (MLS) $38,000 NORTHSTARMLS as Distributed by MLS Grid
• 2011-06-09 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2011-01-12 Listed $48,000 NORTHSTARMLS as Distributed by MLS Grid
• 2006-03-28 Sold (Public Records) $98,500 Public Records
• 2005-03-24 Sold (Public Records) $98,500 Public Records
• 2005-03-07 Sold (Public Records) $104,000 Public Records
• 2005-03-01 Sold (Public Records) $98,500 Public Records
• 2002-08-08 Sold (Public Records) $65,000 Public Records
• 2000-05-05 Sold (Public Records) $46,000 Public Records
• 2000-05-05 Sold (MLS) $48,000 NORTHSTARMLS as Distributed by MLS Grid
• 1999-07-24 Listed $34,900 NORTHSTARMLS as Distributed by MLS Grid

Property tax history

+3.7%/yr

Latest (2025): $2,252 · +0.3% YoY. Source: county tax records.