410 S 19th St · Benson, MN 56215

$105,900

3 bd · 2.0 ba · 1,268 sqft · SingleFamily · 232 Days on market

Built 1973 2,240 sqft lot $84/sqft · 58% below 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 +22.7/30.0
• ARV discount +7.5/15.0
• DSCR +7.3/10.0
• 1% rule +5.9/10.0
• Livability +3.8/5.0
• Schools +3.4/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Efficient Townhome With Many Recent Upgrades to the Flooring, HVAC and some appliances. Appliances Included. Front and Back Decks. 1 1/2 Baths With One on Each Level. Ready For Quick Close! Seller is Agent

Key facts

• Hvac
• Appliances included
• Front and back decks

Tags

• FRONT AND BACK DECKS
• HVAC
• APPLIANCES INCLUDED

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $106k.

Deal economics

• At list price, monthly cash flow is $181 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $106k).
• Recommended offer: $93k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.3% vs local median 5.8% in Benson — 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 75/100 on livability (#189 in MN, #4,068 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment C-, amenities F, commute F.
• Benson Public School District (town): math 37% / reading 41% proficiency, ranked #228 of 301 in MN (top 76%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 32 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 15 units permitted in Swift County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $732 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Swift County population projected at -20% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 232 days — a 12% lower offer ($93k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 14y ago; this cycle's ask has dropped $14k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $30k; list at $106k implies a 253% gain — meaningful room to come down on a strong offer.

Recommended offer $93,192 (12.0% below list)

Questions for the listing agent

1. It's been on market 232 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 1973 — 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. 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: 1.09% ✓
• Cap rate: 8.35%
• Cash-on-cash: 7.33%
• DSCR: 1.33
• GRM: 7.6

CMA / ARV

• ARV (median comp): $252,934
• List price: $105,900
• Delta: -58.13%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -5.1%
• Equity multiple: 0.81×
• Total profit: $-5,599
• Equity at exit: $15,790

10-year hold

• IRR: 4.6%
• Equity multiple: 1.34×
• Total profit: $10,061
• Equity at exit: $9,156

Cash invested: $29,652 (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 56215

• Home prices YoY: -18.0%
• Active inventory: 32
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,156 medium
• Mortgage (P&I): −$555
• Tax from tax record: −$133 /mo · $1,594/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$243
• Net cashflow: $181

Break-even live

Break-even rent $927

Max offer price $105,900

Occupancy floor 79%

Sensitivity live

Price	-10% $241	-5% $211	+0% $181	+5% $151	+10% $121
Rent	-10% $90	-5% $136	+0% $181	+5% $227	+10% $273
Rate	-1.0pp $235	-0.5pp $208	base $181	+0.5pp $154	+1.0pp $126

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: $26,475
• Closing costs: $3,177
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1009 13th St N Benson, MN	2.0	1.5	964	$1,090	$1.13	44d	1	0.94mi
1027 13th St N Benson, MN	3.0	1.5	964	$1,240	$1.29	44d	1	0.95mi
1017 13th St N Benson, MN	2.0	1.5	964	$1,140	$1.18	44d	1	0.96mi

Listing history 16 events

1. 2026-04-11
   price $105,900 208-char remark

   Show marketing remark (208 chars)

   Efficient Townhome With Many Recent Upgrades to the Flooring, HVAC and some appliances. Appliances Included. Front and Back Decks. 1 1/2 Baths With One on Each Level. Ready For Quick Close! Seller is Agent

2. 2026-02-07
   price $110,900 208-char remark

   Show marketing remark (208 chars)

   Efficient Townhome With Many Recent Upgrades to the Flooring, HVAC and some appliances. Appliances Included. Front and Back Decks. 1 1/2 Baths With One on Each Level. Ready For Quick Close! Seller is Agent

3. 2026-01-08
   price $112,900 208-char remark

   Show marketing remark (208 chars)

   Efficient Townhome With Many Recent Upgrades to the Flooring, HVAC and some appliances. Appliances Included. Front and Back Decks. 1 1/2 Baths With One on Each Level. Ready For Quick Close! Seller is Agent

4. 2025-12-17
   price $115,900 208-char remark

   Show marketing remark (208 chars)

   Efficient Townhome With Many Recent Upgrades to the Flooring, HVAC and some appliances. Appliances Included. Front and Back Decks. 1 1/2 Baths With One on Each Level. Ready For Quick Close! Seller is Agent

5. 2025-11-08
   price $116,900 208-char remark

   Show marketing remark (208 chars)

   Efficient Townhome With Many Recent Upgrades to the Flooring, HVAC and some appliances. Appliances Included. Front and Back Decks. 1 1/2 Baths With One on Each Level. Ready For Quick Close! Seller is Agent

6. 2025-10-16
   status Active 208-char remark

   Show marketing remark (208 chars)

   Efficient Townhome With Many Recent Upgrades to the Flooring, HVAC and some appliances. Appliances Included. Front and Back Decks. 1 1/2 Baths With One on Each Level. Ready For Quick Close! Seller is Agent

7. 2025-09-23
   status Pending 208-char remark

   Show marketing remark (208 chars)

   Efficient Townhome With Many Recent Upgrades to the Flooring, HVAC and some appliances. Appliances Included. Front and Back Decks. 1 1/2 Baths With One on Each Level. Ready For Quick Close! Seller is Agent

8. 2025-09-15
   listed $119,900 Active 208-char remark

   Show marketing remark (208 chars)

   Efficient Townhome With Many Recent Upgrades to the Flooring, HVAC and some appliances. Appliances Included. Front and Back Decks. 1 1/2 Baths With One on Each Level. Ready For Quick Close! Seller is Agent

9. 2019-02-02
   historical 100-char remark

   Show marketing remark (100 chars)

   Efficient Townhome in Need if Some TLC. Vinyl Siding, Deck, Central AC. An Economical Home or Rental

10. 2019-02-02
    historical

    Show marketing remark (100 chars)

    Efficient Townhome in Need if Some TLC. Vinyl Siding, Deck, Central AC. An Economical Home or Rental

11. 2015-09-14
    soldstatus $30,000 100-char remark

    Show marketing remark (100 chars)

    Efficient Townhome in Need if Some TLC. Vinyl Siding, Deck, Central AC. An Economical Home or Rental

12. 2015-09-08
    soldstatus $30,000
13. 2015-01-27
    price $38,000
14. 2014-08-15
    listed $34,000 100-char remark

    Show marketing remark (100 chars)

    Efficient Townhome in Need if Some TLC. Vinyl Siding, Deck, Central AC. An Economical Home or Rental

15. 2012-02-08
    listed $50,100
16. 2012-02-08
    listed $50,100

ⓘ 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: $1,594 · $133/mo
• Projected year-2 tax: $1,594 · $133/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 3/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥99°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: $13,877
• − Mortgage interest: −$5,932
• − Property taxes: −$1,594
• − Insurance: −$530
• − Repairs & maintenance: −$1,110
• − Management: −$1,110
• − Depreciation: −$3,081
• Taxable income: $520
• Est. tax owed @ 24.0%: −$125
• After-tax cash flow: $2,050/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: Benson Public School District
• NCES district ID: 2704470
• Math proficiency: 37% ▼ -13.00%
• Reading proficiency: 41% ▼ -9.00%
• Median HH income: $49,024
• Composite: 33.56/100
• National rank: #5423
• State rank: #228 of 301 in MN

Livability — Benson

• Score: 75/100
• State rank: #189
• US rank: #4068

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Benson, MN
• Population (ZIP): 4,701

Population outlook (Swift County) Hauer SSP2

• Today (2025): 8,635 people
• By 2030: 8,257 · -4.4%
• By 2040: 7,528 · -12.8%
• By 2050: 6,891 · -20.2%
• By 2075: 5,879 · -31.9%
• By 2100: 5,045 · -41.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Hispanic / Latino 6% Two or more races 6% Black 1%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Portuguese 28% Italian 3% Romanian 3%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 2%

Political lean MEDSL · Swift

• 2024 margin: Solid R (+34.2) · D 32.1% · R 66.3% · Other 1.6%
• 2008→2024 swing: -47.9pp toward R · 2008: 13.8pp · 2024: -34.2pp
• All cycles: 2024: R+34.2 2020: R+29.5 2016: R+25.8 2012: D+9.9 2008: D+13.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -47.08%
• Current HPI: 214.9157
• 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

+111.4% since first listed

16 events — show timeline

• 2026-04-11 Price Changed $105,900 NORTHSTARMLS as Distributed by MLS Grid
• 2026-02-07 Price Changed $110,900 NORTHSTARMLS as Distributed by MLS Grid
• 2026-01-08 Price Changed $112,900 NORTHSTARMLS as Distributed by MLS Grid
• 2025-12-17 Price Changed $115,900 NORTHSTARMLS as Distributed by MLS Grid
• 2025-11-08 Price Changed $116,900 NORTHSTARMLS as Distributed by MLS Grid
• 2025-10-16 Relisted — NORTHSTARMLS as Distributed by MLS Grid
• 2025-09-23 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2025-09-15 Listed $119,900 NORTHSTARMLS as Distributed by MLS Grid
• 2019-02-02 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2019-02-02 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2015-09-14 Sold (MLS) $30,000 NORTHSTARMLS as Distributed by MLS Grid
• 2015-09-08 Sold (Public Records) $30,000 Public Records
• 2015-01-27 Price Changed $38,000 NORTHSTARMLS as Distributed by MLS Grid
• 2014-08-15 Listed $34,000 NORTHSTARMLS as Distributed by MLS Grid
• 2012-02-08 Listed $50,100 NORTHSTARMLS as Distributed by MLS Grid
• 2012-02-08 Listed $50,100 NORTHSTARMLS as Distributed by MLS Grid

Property tax history

+5.2%/yr

Latest (2025): $1,594 · +33.7% YoY. Source: county tax records.