108 Highland Ct · Tyler, MN 56178

$90,000

2 bd · 1.0 ba · 704 sqft · Other · 3 Days on market

Built 1950 3,484 sqft lot

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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 +18.0/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +5.6/10.0
• Schools +4.5/10.0
• 1% rule +4.2/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Move-in ready and full of charm, this well-maintained single-level home offers 2 bedrooms and 1 updated bathroom. Original hardwood floors add warmth and character throughout the living room and both bedrooms. The bathroom has been recently refreshed with new flooring, vanity, and tub surround. Exterior updates include low-maintenance vinyl siding and recently replaced shingles, providing added peace of mind. A small, easy-to-maintain yard offers just the right amount of outdoor space without the upkeep. Whether you're looking for your first home, downsizing, or seeking an investment opportunity, this property is ready for its next owner.

Key facts

• Updated bathroom
• 3,484 sq ft lot
• Garage

Tags

• ORIGINAL HARDWOOD FLOORS
• UPDATED BATHROOM
• LOW-MAINTENANCE VINYL SIDING
• RECENTLY REPLACED SHINGLES
• EASY-TO-MAINTAIN YARD

Property features AI

Exterior

• Parking: Attached garage with garage door opener; 1-car garage (12 x 28)
• Utilities: City water (connected); City sewer (connected); Natural gas fuel; 100 amp electrical service with circuit breakers
• Home design: Residential single-story home; Main entry on one level; North-facing (not specified — facing direction not provided)
• Construction: Built on block foundation; Asphalt roof
• Exterior features: Covered patio/porch; Vinyl exterior; Light tree coverage; City street frontage with curb, paved streets and sidewalks

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: 2 bedrooms (both on the main level)
• Flooring: Hardwood floors
• Bathrooms: 1 full bath (main floor)
• Heating & cooling: Forced air heating; Wall unit(s) for cooling
• Interior features: Three-season porch (main level); Main floor primary bedroom; Main floor bedroom; Full unfinished basement with sump pump
• Laundry & utility: Washer and dryer; Water softener (owned); Laundry located in basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $90k.

Deal economics

• At list price, monthly cash flow is $77 ($920/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $83k (7.5% below list).
• Recommended offer: $83k (7.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 73/100 on livability (#254 in MN) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment C-, health & safety D+, amenities F.
• Rtr Public Schools (rural): math 50% / reading 55% proficiency, ranked #92 of 301 in MN (top 31%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Rtr Elementary School (math 62% / reading 52%, grade C+, #265 of 857 statewide, top 35%, 261 students, 43% FRL); Rtr Secondary School (math 24% / reading 54%, grade F, #246 of 471 statewide, top 59%, 359 students, 34% FRL) — zoned schools average 39% FRL vs 20% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 9 active listings in the ZIP; 13 units permitted in Lincoln County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $10k of equity ($622 loan paydown + $9k appreciation (10.0% local appreciation)).
• Lincoln County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% 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 ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 10y 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.
• Current owner paid $55k; list at $90k implies a 64% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $83,220 (7.5% below list)

Questions for the listing agent

1. Built in 1950 — 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. 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.
4. 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.
5. 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: 0.92% ✗
• Cap rate: 7.31%
• Cash-on-cash: 3.65%
• DSCR: 1.16
• GRM: 9.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 26.9%
• Equity multiple: 3.14×
• Total profit: $53,885
• Equity at exit: $81,079

10-year hold

• IRR: 23.5%
• Equity multiple: 7.14×
• Total profit: $154,817
• Equity at exit: $174,850

Cash invested: $25,200 (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 56178

• Home prices YoY: 12.4%
• Active inventory: 9
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $832 medium
• Mortgage (P&I): −$472
• Tax from tax record: −$71 /mo · $856/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$175
• Net cashflow: $77

Break-even live

Break-even rent $735

Max offer price $90,000

Occupancy floor 86%

Sensitivity live

Price	-10% $128	-5% $102	+0% $77	+5% $51	+10% $26
Rent	-10% $11	-5% $44	+0% $77	+5% $110	+10% $142
Rate	-1.0pp $122	-0.5pp $100	base $77	+0.5pp $53	+1.0pp $30

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-05-16
   status Pending 646-char remark
2. 2026-05-08
   listed $90,000 Active 646-char remark
3. 2019-02-02
   historical
4. 2016-06-10
   listed $37,500
5. 2013-12-04
   soldstatus $55,000

ⓘ 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: $856 · $71/mo
• Projected year-2 tax: $932 · $78/mo
• Expected delta: +$76/yr (+$6/mo · 8.9%)

ⓘ 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 2/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥96°F today · 14 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $9,986
• − Mortgage interest: −$5,041
• − Property taxes: −$856
• − Insurance: −$450
• − Repairs & maintenance: −$799
• − Management: −$799
• − Depreciation: −$2,618
• Taxable loss: −$577
• Est. tax savings @ 24.0%: +$138
• After-tax cash flow: $1,058/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: Rtr Public Schools
• NCES district ID: 2700294
• Math proficiency: 50% ▬ 0.00%
• Reading proficiency: 55% ▼ -6.00%
• Median HH income: $52,766
• Composite: 45.11/100
• National rank: #2689
• State rank: #92 of 301 in MN

Livability — Tyler

• Score: 73/100
• State rank: #254
• US rank: #5435

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Tyler, MN
• City population: 1,669
• Population (ZIP): 1,669

Population outlook (Lincoln County) Hauer SSP2

• Today (2025): 5,433 people
• By 2030: 5,215 · -4.0%
• By 2040: 4,828 · -11.1%
• By 2050: 4,445 · -18.2%
• By 2075: 3,678 · -32.3%
• By 2100: 2,762 · -49.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Two or more races 4% Hispanic / Latino 2%
• Common ancestry: Portuguese 14% Iranian 6% Romanian 4%
• Foreign-born: 0%
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Lincoln

• 2024 margin: Solid R (+37.8) · D 30.1% · R 67.9% · Other 2.0%
• 2008→2024 swing: -38.6pp toward R · 2008: 0.8pp · 2024: -37.8pp
• All cycles: 2024: R+37.8 2020: R+38.0 2016: R+35.6 2012: R+5.3 2008: D+0.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 23.27%
• Current HPI: 210.52
• 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

+63.6% since first listed

5 events — show timeline

• 2026-05-16 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2026-05-08 Listed $90,000 NORTHSTARMLS as Distributed by MLS Grid
• 2019-02-02 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2016-06-10 Listed $37,500 NORTHSTARMLS as Distributed by MLS Grid
• 2013-12-04 Sold (Public Records) $55,000 Public Records

Property tax history

+9.3%/yr

Latest (2026): $856 · +4.6% YoY. Source: county tax records.