101 S Sheridan St · Houston, MN 55943

$115,000

4 bd · 2.0 ba · 1,722 sqft · SingleFamily public records · 5 Days on market

Built 1900 1,742 sqft lot $67/sqft · at area comps Est $104k · 11% over

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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 +25.8/30.0
• DSCR +8.6/10.0
• 1% rule +7.0/10.0
• Schools +4.4/10.0
• Livability +3.8/5.0
• Appreciation +2.8/10.0
• ARV discount +2.7/15.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

DUPLEX ON CORNER. UPDATED BOTH LEVELS GOOD RENTAL HISTORY UPPER LEVEL HAS WASHER DRYER WINDOW AC. ZIP + 4 TBD.

Key facts

• Functional layout
• 1,742 sq ft lot
• Built 1900

Tags

• HIGH TRAFFIC LOCATION
• FUNCTIONAL LAYOUT

Property features AI

Finance

• Other: Total living area reported as 1,596 square feet; Below-grade area reported; Main level finished area and unit breakdown available; Total of 2 units (duplex)
• Financial info: Tax information provided but excluded per instructions
• HOA & community: HOA information not provided

Exterior

• Parking: Parking details not provided
• Security: Security details not provided
• Utilities: City water connected; City sewer connected; Natural gas service
• Home design: Residential income property; Duplex up-and-down configuration; Two-story
• Construction: Built details not provided; Stone foundation
• Exterior features: Vinyl exterior

Interior

• Kitchen: Appliances not listed
• Bedrooms: 4 bedrooms total
• Flooring: Flooring details not provided
• Bathrooms: Information not provided
• Heating & cooling: Forced air heating
• Interior features: Partial, unfinished basement; Stone foundation; Two levels
• Laundry & utility: Laundry details not provided

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $280 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $115k).

Location & tenants

• Location reads 75/100 on livability (#177 in MN, #3,824 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment D, amenities F, commute F.
• Houston Public School District (rural): math 43% / reading 58% proficiency, ranked #111 of 301 in MN (top 37%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 9 active listings in the ZIP; 48 units permitted in Houston County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $795 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Houston County population projected at -16% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 12y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $115,000

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: 1.20% ✓
• Cap rate: 9.22%
• Cash-on-cash: 10.45%
• DSCR: 1.46
• GRM: 6.9

CMA / ARV

• ARV (median comp): $103,825
• List price: $115,000
• Delta: 10.76%
• Verdict: OVERPRICED
• Comps: 3 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -0.6%
• Equity multiple: 0.98×
• Total profit: $-744
• Equity at exit: $17,147

10-year hold

• IRR: 9.1%
• Equity multiple: 1.70×
• Total profit: $22,475
• Equity at exit: $9,943

Cash invested: $32,200 (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 55943

• Home prices YoY: -1.9%
• Active inventory: 9
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $1,382 medium
• Mortgage (P&I): −$603
• Tax from tax record: −$160 /mo · $1,926/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$290
• Net cashflow: $280

Break-even live

Break-even rent $1,027

Max offer price $115,000

Occupancy floor 75%

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-05-12
   status Pending 455-char remark
2. 2026-05-07
   listed $115,000 Active 455-char remark
3. 2015-04-02
   soldstatus $50,000
4. 2015-03-31
   soldstatus $50,000 Sold 110-char remark

   Show marketing remark (110 chars)

   DUPLEX ON CORNER. UPDATED BOTH LEVELS GOOD RENTAL HISTORY UPPER LEVEL HAS WASHER DRYER WINDOW AC. ZIP + 4 TBD.

5. 2014-12-01
   listed $51,900 Active 110-char remark

   Show marketing remark (110 chars)

   DUPLEX ON CORNER. UPDATED BOTH LEVELS GOOD RENTAL HISTORY UPPER LEVEL HAS WASHER DRYER WINDOW AC. ZIP + 4 TBD.

6. 2004-02-24
   soldstatus $32,000

ⓘ 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: $1,926 · $160/mo
• Projected year-2 tax: $1,926 · $160/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 6/10 Major FEMA zone X · 67% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥100°F today · 15 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: $16,586
• − Mortgage interest: −$6,442
• − Property taxes: −$1,926
• − Insurance: −$575
• − Repairs & maintenance: −$1,327
• − Management: −$1,327
• − Depreciation: −$3,345
• Taxable income: $1,644
• Est. tax owed @ 24.0%: −$395
• After-tax cash flow: $2,970/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: Houston Public School District
• NCES district ID: 2714280
• Math proficiency: 43% ▲ 2.00%
• Reading proficiency: 58% ▬ 0.00%
• Median HH income: $54,790
• Composite: 43.6/100
• National rank: #2970
• State rank: #111 of 301 in MN

Livability — Houston

• Score: 75/100
• State rank: #177
• US rank: #3824

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Houston, MN
• Population (ZIP): 3,070

Population outlook (Houston County) Hauer SSP2

• Today (2025): 18,304 people
• By 2030: 17,878 · -2.3%
• By 2040: 16,673 · -8.9%
• By 2050: 15,378 · -16.0%
• By 2075: 13,146 · -28.2%
• By 2100: 11,117 · -39.3%

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 26% Lithuanian 6% Romanian 3%
• Foreign-born: 1%
• Languages at home: 98% English-only · Spanish 1% German/W. Germanic 1%

Political lean MEDSL · Houston

• 2024 margin: R (+16.5) · D 41.0% · R 57.5% · Other 1.6%
• 2008→2024 swing: -27.2pp toward R · 2008: 10.7pp · 2024: -16.5pp
• All cycles: 2024: R+16.5 2020: R+12.9 2016: R+14.0 2012: D+3.2 2008: D+10.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -4.47%
• Current HPI: 230.1932
• 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

+259.4% since first listed

7 events — show timeline

• 2026-06-03 Sold (MLS) $115,000 NORTHSTARMLS as Distributed by MLS Grid
• 2026-05-12 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2026-05-07 Listed $115,000 NORTHSTARMLS as Distributed by MLS Grid
• 2015-04-02 Sold (Public Records) $50,000 Public Records
• 2015-03-31 Sold (MLS) $50,000 METROMLS
• 2014-12-01 Listed $51,900 METROMLS
• 2004-02-24 Sold (Public Records) $32,000 Public Records

Property tax history

+4.0%/yr

Latest (2025): $1,926 · -2.1% YoY. Source: county tax records.