712 N 11th St · Benson, MN 56215

$179,000

4 bd · 2.0 ba · 1,920 sqft · SingleFamily · 59 Days on market

Built 1915 9,100 sqft lot $93/sqft · 29% below area Est $253k · 29% under

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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 +16.8/30.0
• ARV discount +15.0/15.0
• DSCR +5.2/10.0
• Livability +3.8/5.0
• 1% rule +3.5/10.0
• 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

Welcome to an inviting 4 bed 2 bath home with modern updates and a spacious layout perfect for comfortable living. The stainless steel appliances and laundry off the kitchen enhance the functionality and flow of the home. The new bold paint colors bring about a fresh look and an airy feel throughout the home. Adding to the beauty was the basement remodel with the addition of an egress window. The Master suite takes over the basement with everything accessible. Outside you will notice the fresh paint and the new wood privacy fence, ideal for relaxing or entertaining, or a place for your pets to be free. Move-in ready with stylish finishes and thoughtful upgrades, this home will provide you with years of comfort and room to grow.

Key facts

• Laundry off kitchen
• Egress window
• Basement remodel

Tags

• STAINLESS STEEL APPLIANCES
• LAUNDRY OFF KITCHEN
• BASEMENT REMODEL
• EGRESS WINDOW
• NEW WOOD PRIVACY FENCE

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $179k.

Deal economics

• At list price, monthly cash flow is $116 ($1k/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 $152k (15.2% below list).
• Recommended offer: $152k (15.2% below list) — sets the bar for 1% rule.

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; 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 $1k of loan paydown is wiped out by about $5k 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 59 days — a 3% lower offer ($174k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 19y 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 $140k; 28% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1915 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $151,861 (15.2% below list)

Questions for the listing agent

1. It's been on market 59 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
2. Built in 1915 — 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. 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: 0.85% ✗
• Cap rate: 7.07%
• Cash-on-cash: 2.77%
• DSCR: 1.12
• GRM: 9.8

CMA / ARV

• ARV (median comp): $252,969
• List price: $179,000
• Delta: -29.24%
• 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: -12.0%
• Equity multiple: 0.57×
• Total profit: $-21,715
• Equity at exit: $26,689

10-year hold

• IRR: -2.9%
• Equity multiple: 0.81×
• Total profit: $-9,718
• Equity at exit: $15,477

Cash invested: $50,120 (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: 9.8×

Monthly cashflow live

• Estimated rent: $1,519 medium
• Mortgage (P&I): −$939
• Tax from tax record: −$71 /mo · $850/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$319
• Net cashflow: $116

Break-even live

Break-even rent $1,372

Max offer price $179,000

Occupancy floor 87%

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: $44,750
• Closing costs: $5,370
• Reserves months: —
• Total cash needed: —

Listing history 38 events

1. 2026-06-18
   price $179,000 Active 59 DOM
2. 2026-06-18
   days on market $185,000 Active 59 DOM
3. 2026-06-17
   days on market $185,000 Active 58 DOM
4. 2026-06-16
   days on market $185,000 Active 57 DOM
5. 2026-06-15
   days on market $185,000 Active 56 DOM
6. 2026-06-13
   days on market $185,000 Active 54 DOM
7. 2026-06-12
   days on market $185,000 Active 53 DOM
8. 2026-06-09
   days on market $185,000 Active 50 DOM
9. 2026-06-08
   days on market $185,000 Active 49 DOM
10. 2026-06-07
    days on market $185,000 Active 48 DOM
11. 2026-06-05
    days on market $185,000 Active 46 DOM
12. 2026-06-04
    days on market $185,000 Active 44 DOM
13. 2026-06-02
    days on market $185,000 Active 43 DOM
14. 2026-06-01
    days on market $185,000 Active 42 DOM
15. 2026-05-31
    days on market $185,000 Active 41 DOM
16. 2026-05-31
    days on market $185,000 Active 40 DOM
17. 2026-04-20
    listed $185,000 Active 743-char remark

    Show marketing remark (743 chars)

    Welcome to an inviting 4 bed 2 bath home with modern updates and a spacious layout perfect for comfortable living. The stainless steel appliances and laundry off the kitchen enhance the functionality and flow of the home. The new bold paint colors bring about a fresh look and an airy feel throughout the home. Adding to the beauty was the basement remodel with the addition of an egress window. The Master suite takes over the basement with everything accessible. Outside you will notice the fresh paint and the new wood privacy fence, ideal for relaxing or entertaining, or a place for your pets to be free. Move-in ready with stylish finishes and thoughtful upgrades, this home will provide you with years of comfort and room to grow.

18. 2022-10-11
    soldstatus $140,000
19. 2022-10-05
    soldstatus $140,000 Sold 354-char remark

    Show marketing remark (354 chars)

    2 Bed/ 2 Bath. Several updates.Corner Lot with a double detached garage. Play set, patio, front porch. Dry-Clean basement that could easily be transformed into a bedroom with the addition of an egress window. You need to see the inside to appreciate this home. Large open kitchen, separate dining area. Laundry on the main floor. Motivated Seller!

20. 2022-09-12
    status Pending 354-char remark

    Show marketing remark (354 chars)

    2 Bed/ 2 Bath. Several updates.Corner Lot with a double detached garage. Play set, patio, front porch. Dry-Clean basement that could easily be transformed into a bedroom with the addition of an egress window. You need to see the inside to appreciate this home. Large open kitchen, separate dining area. Laundry on the main floor. Motivated Seller!

21. 2022-09-01
    historical Contingent - Inspection 354-char remark

    Show marketing remark (354 chars)

    2 Bed/ 2 Bath. Several updates.Corner Lot with a double detached garage. Play set, patio, front porch. Dry-Clean basement that could easily be transformed into a bedroom with the addition of an egress window. You need to see the inside to appreciate this home. Large open kitchen, separate dining area. Laundry on the main floor. Motivated Seller!

22. 2022-08-18
    listed $165,000 Active 354-char remark

    Show marketing remark (354 chars)

    2 Bed/ 2 Bath. Several updates.Corner Lot with a double detached garage. Play set, patio, front porch. Dry-Clean basement that could easily be transformed into a bedroom with the addition of an egress window. You need to see the inside to appreciate this home. Large open kitchen, separate dining area. Laundry on the main floor. Motivated Seller!

23. 2019-02-02
    historical
24. 2019-02-02
    historical
25. 2016-10-17
    soldstatus $49,100
26. 2015-10-09
    soldstatus $45,200
27. 2015-10-05
    soldstatus $45,200
28. 2015-07-27
    listed $49,900
29. 2015-04-01
    historical
30. 2014-10-08
    status Active
31. 2014-10-02
    historical
32. 2014-06-13
    price $64,900 Active
33. 2014-06-13
    status Active
34. 2014-04-23
    historical
35. 2014-03-11
    listed $71,900 Active
36. 2014-03-10
    listed $64,900
37. 2007-08-03
    soldstatus $17,500
38. 2007-05-10
    listed $16,900

ⓘ 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: $850 · $71/mo
• Projected year-2 tax: $1,427 · $119/mo
• Expected delta: +$577/yr (+$48/mo · 67.9%)

ⓘ 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 1/10 Low
• 🌡 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: $18,223
• − Mortgage interest: −$10,027
• − Property taxes: −$850
• − Insurance: −$895
• − Repairs & maintenance: −$1,458
• − Management: −$1,458
• − Depreciation: −$5,207
• Taxable loss: −$1,671
• Est. tax savings @ 24.0%: +$401
• After-tax cash flow: $1,788/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

+994.7% since first listed

22 events — show timeline

• 2026-04-20 Listed $185,000 NORTHSTARMLS as Distributed by MLS Grid
• 2022-10-11 Sold (Public Records) $140,000 Public Records
• 2022-10-05 Sold (MLS) $140,000 NORTHSTARMLS as Distributed by MLS Grid
• 2022-09-12 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2022-09-01 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2022-08-18 Listed $165,000 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
• 2016-10-17 Sold (Public Records) $49,100 Public Records
• 2015-10-09 Sold (MLS) $45,200 NORTHSTARMLS as Distributed by MLS Grid
• 2015-10-05 Sold (Public Records) $45,200 Public Records
• 2015-07-27 Listed $49,900 NORTHSTARMLS as Distributed by MLS Grid
• 2015-04-01 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2014-10-08 Relisted — NORTHSTARMLS as Distributed by MLS Grid
• 2014-10-02 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2014-06-13 Relisted — NORTHSTARMLS as Distributed by MLS Grid
• 2014-06-13 Price Changed $64,900 NORTHSTARMLS as Distributed by MLS Grid
• 2014-04-23 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2014-03-11 Listed $71,900 NORTHSTARMLS as Distributed by MLS Grid
• 2014-03-10 Listed $64,900 NORTHSTARMLS as Distributed by MLS Grid
• 2007-08-03 Sold (MLS) $17,500 NORTHSTARMLS as Distributed by MLS Grid
• 2007-05-10 Listed $16,900 NORTHSTARMLS as Distributed by MLS Grid

Property tax history

+2.3%/yr

Latest (2025): $850 · +7.3% YoY. Source: county tax records.