1164 Miller Ave · Windom, MN 56101

$125,000

3 bd · 2.0 ba · 1,289 sqft · SingleFamily public records · 34 Days on market

Built 1890 10,018 sqft lot

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Why this score? — see what drove the D 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 +15.5/30.0
• ARV discount +7.5/15.0
• DSCR +4.8/10.0
• Schools +3.8/10.0
• Livability +3.8/5.0
• 1% rule +3.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This charming three-bedroom, two-bathroom home is nestled on a spacious corner lot defined by the beauty of its mature trees. Inside, the heart of the house features an expansive living and dining area anchored by a cozy natural gas fireplace, perfect for gathering. Convenience meets comfort with the primary bedroom and a full bathroom situated on the main floor. Perfectly positioned for those who love the local lifestyle, this home is just a short walk from the shopping and dining of the downtown area.

Key facts

• 0.23 acre lot
• Garage
• Built 1890

Property features AI

Finance

• Other: Lot size approximately 0.23 acres (approx. 70 x 145); Above-grade finished area listed as 1,400; total building area 1,932; below-grade area 532

Exterior

• Parking: Detached or attached garage not specified; 1-car garage with 20 x 17 dimensions
• Utilities: City water; City sewer; Natural gas fuel; Circuit breaker electrical service; Power provided by City of Windom
• Home design: Residential property; One and one-half levels; Facing direction not specified; Above-grade finished living area 1,400
• Construction: Frame construction; Asphalt roof; Block foundation (basement); Basement present
• Exterior features: City street frontage; Publicly maintained road

Interior

• Kitchen: Range; Refrigerator; Dishwasher; Microwave
• Bedrooms: 3 bedrooms (one on main level; two on upper level)
• Bathrooms: 2 full bathrooms (one on main level; one on upper level)
• Heating & cooling: Baseboard heating; Forced air heating; Window cooling units
• Interior features: Gas fireplace; Living/Dining room configuration
• Laundry & utility: Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $51 ($613/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 $109k (13.0% below list).
• Recommended offer: $109k (13.0% below list) — sets the bar for 1% rule.
• Cap rate 6.8% vs local median 2.9% in Windom — 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 (#191 in MN, #4,110 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment D, amenities F, commute F.
• Windom Public School District (town): math 42% / reading 47% proficiency, ranked #190 of 301 in MN (top 63%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Windom Middle (math 36% / reading 46%, grade F, #143 of 258 statewide, top 55%, 267 students, 53% FRL); Windom Senior High (math 32% / reading 52%, grade F, #222 of 471 statewide, top 50%, 339 students, 41% FRL).
• Market conditions: 58 active listings in the ZIP; 29 units permitted in Cottonwood County in 2024 (15 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $864 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Cottonwood County population projected to shrink 9% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($121k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $62k; list at $125k implies a 102% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1890 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $108,734 (13.0% below list)

Questions for the listing agent

1. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
2. Built in 1890 — 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 B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.87% ✗
• Cap rate: 6.78%
• Cash-on-cash: 1.75%
• DSCR: 1.08
• GRM: 9.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -13.5%
• Equity multiple: 0.51×
• Total profit: $-17,020
• Equity at exit: $18,638

10-year hold

• IRR: -4.7%
• Equity multiple: 0.69×
• Total profit: $-10,705
• Equity at exit: $10,808

Cash invested: $35,000 (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 56101

• Home prices YoY: -4.0%
• Active inventory: 58
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $1,087 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$100 /mo · $1,204/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$228
• Net cashflow: $51

Break-even live

Break-even rent $1,023

Max offer price $125,000

Occupancy floor 90%

Sensitivity live

Price	-10% $122	-5% $86	+0% $51	+5% $16	+10% $-20
Rent	-10% $-35	-5% $8	+0% $51	+5% $94	+10% $137
Rate	-1.0pp $114	-0.5pp $83	base $51	+0.5pp $19	+1.0pp $-14

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-21
   days on market $125,000 Active 34 DOM
2. 2026-06-21
   days on market $125,000 Active 33 DOM
3. 2026-06-18
   days on market $125,000 Active 31 DOM
4. 2026-06-17
   days on market $125,000 Active 30 DOM
5. 2026-06-16
   days on market $125,000 Active 29 DOM
6. 2026-06-15
   days on market $125,000 Active 28 DOM
7. 2026-06-13
   days on market $125,000 Active 26 DOM
8. 2026-06-12
   days on market $125,000 Active 25 DOM
9. 2026-06-09
   days on market $125,000 Active 22 DOM
10. 2026-06-08
    days on market $125,000 Active 21 DOM
11. 2026-06-07
    days on market $125,000 Active 20 DOM
12. 2026-06-05
    days on market $125,000 Active 18 DOM
13. 2026-06-04
    days on market $125,000 Active 16 DOM
14. 2026-06-02
    days on market $125,000 Active 15 DOM
15. 2026-06-01
    days on market $125,000 Active 14 DOM
16. 2026-05-31
    days on market $125,000 Active 13 DOM
17. 2026-05-31
    days on market $125,000 Active 12 DOM
18. 2026-05-18
    status Active
19. 2026-05-06
    listed $125,000
20. 2026-05-06
    historical
21. 2009-02-26
    soldstatus $62,000

ⓘ 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: $1,204 · $100/mo
• Projected year-2 tax: $1,302 · $108/mo
• Expected delta: +$98/yr (+$8/mo · 8.1%)

ⓘ 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 5/10 Major
• 🌡 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: $13,048
• − Mortgage interest: −$7,002
• − Property taxes: −$1,204
• − Insurance: −$625
• − Repairs & maintenance: −$1,044
• − Management: −$1,044
• − Depreciation: −$3,636
• Taxable loss: −$1,507
• Est. tax savings @ 24.0%: +$362
• After-tax cash flow: $975/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: Windom Public School District
• NCES district ID: 2742780
• Math proficiency: 42% ▼ -12.00%
• Reading proficiency: 47% ▼ -11.00%
• Median HH income: $43,245
• Composite: 37.56/100
• National rank: #4389
• State rank: #190 of 301 in MN

Livability — Windom

• Score: 75/100
• State rank: #191
• US rank: #4110

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Windom, MN
• City population: 6,081
• Population (ZIP): 6,081

Population outlook (Cottonwood County) Hauer SSP2

• Today (2025): 11,130 people
• By 2030: 10,916 · -1.9%
• By 2040: 10,467 · -6.0%
• By 2050: 10,136 · -8.9%
• By 2075: 10,080 · -9.4%
• By 2100: 10,091 · -9.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (81%)
• Race & ethnicity: White 81% Hispanic / Latino 12% Two or more races 5% Black 3% Pacific Islander 2% Asian 1%
• Hispanic origin (detail): Mexican 8% Puerto Rican 1%
• Common ancestry: Portuguese 14% Iranian 1% Slovak 1%
• Foreign-born: 6% · Canada, Vietnam
• Languages at home: 90% English-only · Spanish 7% Other Asian/Pacific 1% Vietnamese 1%

Political lean MEDSL · Cottonwood

• 2024 margin: Solid R (+41.1) · D 28.6% · R 69.7% · Other 1.7%
• 2008→2024 swing: -34.5pp toward R · 2008: -6.6pp · 2024: -41.1pp
• All cycles: 2024: R+41.1 2020: R+38.2 2016: R+35.1 2012: R+15.1 2008: R+6.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -12.88%
• Current HPI: 312.6086
• 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

+101.6% since first listed

4 events — show timeline

• 2026-05-18 Relisted — NORTHSTARMLS as Distributed by MLS Grid
• 2026-05-06 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2026-05-06 Listed $125,000 NORTHSTARMLS as Distributed by MLS Grid
• 2009-02-26 Sold (Public Records) $62,000 Public Records

Property tax history

+6.7%/yr

Latest (2025): $1,204 · +7.3% YoY. Source: county tax records.