324 E Maple St · Sacred Heart, MN 56285

$89,000

3 bd · 2.0 ba · 902 sqft · SingleFamily public records · 23 Days on market

Built 1910 0.35 ac 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 +23.8/30.0
• Appreciation +9.6/10.0
• DSCR +7.7/10.0
• ARV discount +7.5/15.0
• 1% rule +6.3/10.0
• Schools +3.0/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Key facts

• 0.35 acre lot
• 2 garage spots
• Built 1910

Property features AI

Finance

• Other: Property listed as residential; Above-grade finished living area listed; Unfinished basement
• Financial info: Other annual assessment noted

Exterior

• Parking: Detached 2-car garage (22 x 24, 7' high doors, 8' door width); Additional carport space for 1 vehicle
• Utilities: City water connected; City sewer connected; Electric service with circuit breakers (100 amp); Fuel: Electric and natural gas
• Home design: Residential property; Two levels; Main-level living available
• Construction: Frame construction; Asphalt roof (over 8 years old); Poured concrete foundation with brick/mortar finish; Foundation area 360 (foundation dimensions 18 x 20)
• Exterior features: Front porch; Vinyl siding; Corner lot with light tree coverage; Lean-to and storage shed on property; Garage(s) as additional structure

Interior

• Kitchen: Range; Refrigerator; Kitchen window; Eat-in kitchen
• Bedrooms: 3 bedrooms (one on main level, two on upper level)
• Bathrooms: Main floor full bathroom; Upper level three-quarter bathroom
• Heating & cooling: Forced air heating; Central air conditioning; Electric water heater
• Interior features: Ceiling fans; Main floor primary bedroom; All living facilities on one level (main floor bedroom and main floor laundry); Eat-in kitchen and separate/formal dining room; Porch
• Laundry & utility: Main level laundry room with washer and dryer hookups; Washer and dryer included

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $89k.

Deal economics

• At list price, monthly cash flow is $171 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $89k).
• Recommended offer: $88k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 60/100 on livability (#765 in MN) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing B+; Watch: health & safety D+, employment D, crime D-.
• Renville County West School District (rural): math 26% / reading 43% proficiency, ranked #255 of 301 in MN (top 85%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Renville County West Elementary (math 27% / reading 47%, grade F, #636 of 857 statewide, top 76%, 350 students, 58% FRL); Renville County West Senior High (math 22% / reading 37%, grade F, #354 of 471 statewide, top 77%, 230 students, 54% FRL) — zoned schools average 56% FRL vs 40% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 5 active listings in the ZIP; 17 units permitted in Renville County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $9k of equity ($615 loan paydown + $8k appreciation (9.2% local appreciation)).
• Renville County population projected at -28% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (9.2% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($88k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $87,665 (1.5% below list)

Questions for the listing agent

1. Built in 1910 — 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 F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 1.13% ✓
• Cap rate: 8.60%
• Cash-on-cash: 8.22%
• DSCR: 1.37
• GRM: 7.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

9.17% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 28.7%
• Equity multiple: 3.18×
• Total profit: $54,334
• Equity at exit: $74,823

10-year hold

• IRR: 25.2%
• Equity multiple: 7.04×
• Total profit: $150,400
• Equity at exit: $155,979

Cash invested: $24,920 (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 56285

• Home prices YoY: 5.8%
• Active inventory: 5
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $1,002 medium
• Mortgage (P&I): −$467
• Tax from tax record: −$117 /mo · $1,404/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$210
• Net cashflow: $171

Break-even live

Break-even rent $786

Max offer price $89,000

Occupancy floor 78%

Sensitivity live

Price	-10% $221	-5% $196	+0% $171	+5% $146	+10% $120
Rent	-10% $92	-5% $131	+0% $171	+5% $210	+10% $250
Rate	-1.0pp $216	-0.5pp $193	base $171	+0.5pp $148	+1.0pp $124

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: $22,250
• Closing costs: $2,670
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-22
   days on market $89,000 Active 23 DOM
2. 2026-06-21
   days on market $89,000 Active 22 DOM
3. 2026-06-21
   days on market $89,000 Active 21 DOM
4. 2026-06-18
   days on market $89,000 Active 19 DOM
5. 2026-06-17
   days on market $89,000 Active 18 DOM
6. 2026-06-16
   days on market $89,000 Active 17 DOM
7. 2026-06-15
   days on market $89,000 Active 16 DOM
8. 2026-06-13
   days on market $89,000 Active 14 DOM
9. 2026-06-12
   days on market $89,000 Active 13 DOM
10. 2026-06-09
    days on market $89,000 Active 10 DOM
11. 2026-06-08
    days on market $89,000 Active 9 DOM
12. 2026-06-07
    days on market $89,000 Active 8 DOM
13. 2026-06-05
    days on market $89,000 Active 6 DOM
14. 2026-06-04
    days on market $89,000 Active 4 DOM
15. 2026-06-02
    days on market $89,000 Active 3 DOM
16. 2026-06-01
    days on market $89,000 Active 2 DOM
17. 2026-05-31
    listed $89,000 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: $1,404 · $117/mo
• Projected year-2 tax: $1,404 · $117/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 ≥99°F today · 14 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: $12,024
• − Mortgage interest: −$4,985
• − Property taxes: −$1,404
• − Insurance: −$445
• − Repairs & maintenance: −$962
• − Management: −$962
• − Depreciation: −$2,589
• Taxable income: $677
• Est. tax owed @ 24.0%: −$162
• After-tax cash flow: $1,887/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: Renville County West School District
• NCES district ID: 2700163
• Math proficiency: 26% ▼ -14.00%
• Reading proficiency: 43% ▼ -12.00%
• Median HH income: $51,850
• Composite: 30.04/100
• National rank: #6356
• State rank: #255 of 301 in MN

Livability — Sacred Heart

• Score: 60/100
• State rank: #765
• US rank: #19002

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Sacred Heart, MN
• City population: 1,047
• Population (ZIP): 1,047

Population outlook (Renville County) Hauer SSP2

• Today (2025): 13,251 people
• By 2030: 12,443 · -6.1%
• By 2040: 10,946 · -17.4%
• By 2050: 9,598 · -27.6%
• By 2075: 7,411 · -44.1%
• By 2100: 5,768 · -56.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Hispanic / Latino 4% Asian 2%
• Common ancestry: Portuguese 30% Scottish 6% Slovak 2%
• Foreign-born: 4% · Canada, South Korea
• Languages at home: 95% English-only · Spanish 3% German/W. Germanic 2%

Political lean MEDSL · Renville

• 2024 margin: Solid R (+41.4) · D 28.4% · R 69.8% · Other 1.9%
• 2008→2024 swing: -40.8pp toward R · 2008: -0.6pp · 2024: -41.4pp
• All cycles: 2024: R+41.4 2020: R+36.5 2016: R+36.7 2012: R+9.8 2008: R+0.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 9.17%
• Current HPI: 167.7904
• 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

• 2026-05-30 Listed $89,000 NORTHSTARMLS as Distributed by MLS Grid

Property tax history

+12.9%/yr

Latest (2026): $1,404 · +8.8% YoY. Source: county tax records.