200 Prairie Ave · Darfur, MN 56022

$115,000

3 bd · 2.0 ba · 1,520 sqft · SingleFamily public records · 44 Days on market

Built 1973 0.45 ac lot $76/sqft · 162% above area

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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 +21.7/30.0
• ARV discount +7.5/15.0
• DSCR +6.9/10.0
• 1% rule +5.3/10.0
• Appreciation +5.0/10.0
• Schools +3.7/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Welcome to 200 Prairie Ave in Darfur, MN! This 3-bedroom, 2-bath home offers plenty of space and opportunity in a quiet small-town setting. Sitting on a generous lot, the property features a functional layout with comfortable living areas and a design that fits a variety of needs. Outside, you’ll find spacious patios perfect for relaxing or entertaining, along with a handy storage shed for tools, lawn equipment, or extra storage. With solid square footage and room to update or customize, this home is a great option for someone looking to build equity or create their ideal space. Whether you’re an investor or a buyer looking for a project, this property has strong potential in a

Key facts

• Peaceful location
• Functional layout
• Spacious patios

Tags

• FUNCTIONAL LAYOUT
• SPACIOUS PATIOS
• HANDY STORAGE SHED
• PEACEFUL LOCATION

Property features AI

Finance

• Other: No fractional ownership

Exterior

• Parking: Attached garage with 2 spaces (garage dimensions approximately 26 x 26)
• Utilities: City water connected; City sewer connected; Electric fuel
• Home design: Residential property; One level; City view; Primary bedroom with walk-in closet; Walk-in closet
• Construction: Block foundation; Foundation area approximately 1,344; Above grade finished area approximately 1,520; Total building area approximately 2,864
• Exterior features: Vinyl exterior; Patio; Corner lot; City street frontage

Interior

• Kitchen: Includes washer/dryer hookup
• Bedrooms: 3 bedrooms (primary and an additional bedroom on the main floor)
• Bathrooms: 1 full bathroom on the main floor; 1 half bathroom in the basement
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Main floor primary bedroom and main floor bedroom; Main floor laundry; Block basement
• Laundry & utility: Main level laundry; Washer/dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $178 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $115k).
• Recommended offer: $112k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 62/100 on livability (#677 in MN) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime D+, health & safety D+, schools F.
• Comfrey Public School District (rural): math 25% / reading 55% proficiency, ranked #356 of 467 in MN (top 76%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 1 active listings in the ZIP; 4 units permitted in Watonwan County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($795 loan paydown + $3k appreciation (3.0% local appreciation)).
• Watonwan County population projected to shrink 10% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $32k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 8, 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 44 days — a 3% lower offer ($112k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $21k; list at $115k implies a 453% gain — meaningful room to come down on a strong offer.

Recommended offer $111,550 (3.0% below list)

Questions for the listing agent

1. It's been on market 44 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 1.03% ✓
• Cap rate: 8.15%
• Cash-on-cash: 6.62%
• DSCR: 1.29
• GRM: 8.1

CMA / ARV

• ARV (median comp): $43,857
• List price: $115,000
• Delta: 162.22%
• Verdict: OVERPRICED
• Comps: 2 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
103 1st Street North St	0.13mi	3/1.0	1,421 (-6%)	19mo	$46,000	$32	63
314 Pioneer Avenue Ave	0.18mi	3/1.0	1,364 (-10%)	9mo	$42,000	$31	63

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 13.7%
• Equity multiple: 1.78×
• Total profit: $25,169
• Equity at exit: $51,709

10-year hold

• IRR: 15.6%
• Equity multiple: 3.29×
• Total profit: $73,742
• Equity at exit: $79,690

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 56022

• Active inventory: 1
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $1,182 medium
• Mortgage (P&I): −$603
• Tax from tax record: −$105 /mo · $1,260/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$248
• Net cashflow: $178

Break-even live

Break-even rent $957

Max offer price $115,000

Occupancy floor 80%

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 18 events

1. 2026-06-18
   days on market $115,000 Active 44 DOM
2. 2026-06-17
   days on market $115,000 Active 43 DOM
3. 2026-06-16
   days on market $115,000 Active 42 DOM
4. 2026-06-15
   days on market $115,000 Active 41 DOM
5. 2026-06-13
   days on market $115,000 Active 39 DOM
6. 2026-06-12
   days on market $115,000 Active 38 DOM
7. 2026-06-09
   days on market $115,000 Active 35 DOM
8. 2026-06-08
   days on market $115,000 Active 34 DOM
9. 2026-06-07
   days on market $115,000 Active 33 DOM
10. 2026-06-05
    days on market $115,000 Active 31 DOM
11. 2026-06-04
    days on market $115,000 Active 29 DOM
12. 2026-06-02
    days on market $115,000 Active 28 DOM
13. 2026-06-01
    days on market $115,000 Active 27 DOM
14. 2026-05-31
    days on market $115,000 Active 26 DOM
15. 2026-05-31
    days on market $115,000 Active 25 DOM
16. 2026-05-05
    listed $115,000 Active 718-char remark
17. 2005-05-12
    soldstatus $20,800
18. 1998-09-18
    soldstatus $24,750

ⓘ 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: $1,260 · $105/mo
• Projected year-2 tax: $1,274 · $106/mo
• Expected delta: +$14/yr (+$1/mo · 1.1%)

ⓘ 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 · 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: $14,184
• − Mortgage interest: −$6,442
• − Property taxes: −$1,260
• − Insurance: −$575
• − Repairs & maintenance: −$1,135
• − Management: −$1,135
• − Depreciation: −$3,345
• Taxable income: $292
• Est. tax owed @ 24.0%: −$70
• After-tax cash flow: $2,063/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: Comfrey Public School District
• NCES district ID: 2709540
• Math proficiency: 25% ▬ 0.00%
• Reading proficiency: 55% ▲ 5.00%
• Median HH income: $52,708
• Composite: 37.12/100
• National rank: #9031
• State rank: #356 of 467 in MN

Livability — Darfur

• Score: 62/100
• State rank: #677
• US rank: #16455

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Darfur, MN
• City population: 100
• Population (ZIP): 100

Population outlook (Watonwan County) Hauer SSP2

• Today (2025): 10,579 people
• By 2030: 10,354 · -2.1%
• By 2040: 9,923 · -6.2%
• By 2050: 9,558 · -9.7%
• By 2075: 9,236 · -12.7%
• By 2100: 8,812 · -16.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Hispanic / Latino 12% Two or more races 1%
• Hispanic origin (detail): Mexican 11%
• Common ancestry: Italian 18% Portuguese 4%

Political lean MEDSL · Watonwan

• 2024 margin: Strong R (+27.8) · D 35.1% · R 62.9% · Other 2.0%
• 2008→2024 swing: -28.5pp toward R · 2008: 0.7pp · 2024: -27.8pp
• All cycles: 2024: R+27.8 2020: R+21.5 2016: R+19.2 2012: R+0.5 2008: D+0.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

+364.6% since first listed

3 events — show timeline

• 2026-05-05 Listed $115,000 NORTHSTARMLS as Distributed by MLS Grid
• 2005-05-12 Sold (Public Records) $20,800 Public Records
• 1998-09-18 Sold (Public Records) $24,750 Public Records

Property tax history

+7.1%/yr

Latest (2025): $1,260 · +9.0% YoY. Source: county tax records.