401 13th Ave NE · Austin, MN 55912

$160,000

2 bd · 1.0 ba · 1,320 sqft · SingleFamily public records · 14 Days on market

Built 1952 4,965 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 +12.4/30.0
• ARV discount +7.5/15.0
• Rent growth +5.0/5.0
• Livability +4.0/5.0
• DSCR +3.7/10.0
• 1% rule +3.0/10.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Austin-all new windows, new 100 amp/circuit breakers, roof - 1998, new windows - 1999

Key facts

• Durable vinyl siding
• Nearby walking trail
• 4,965 sq ft lot

Tags

• DURABLE VINYL SIDING
• PROFESSIONALLY WATERPROOFED
• PLUMBED FOR SECOND BATHROOM
• NEARBY WALKING TRAIL

Property features AI

Exterior

• Parking: Attached garage with garage door opener (1-car; approximately 14 x 20)
• Utilities: City water; City sewer; Natural gas; Electric service with circuit breakers (100 amp)
• Home design: Residential property; One story
• Construction: Block foundation
• Exterior features: Enclosed porch, patio, and side porch; Vinyl exterior; Corner lot with light tree coverage; River view; City street frontage with sidewalks; public maintained road

Interior

• Kitchen: Kitchen window; Microwave; Range; Refrigerator; Garbage disposal
• Bedrooms: 2 bedrooms (both on the main level)
• Bathrooms: One 3/4 bathroom on the main floor
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Partially finished basement with drain tile, drainage system, and sump pump; Eat-in kitchen; Main floor primary bedroom and main floor bedroom; Main floor 3/4 bathroom
• Laundry & utility: Washer and dryer hookups (lower level; electric dryer hookup)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $-26 ($-307/yr) — negative.
• To cash-flow at today's rent, offer at most $155k (2.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $127k (20.4% below list).
• Recommended offer: $127k (20.4% below list) — sets the bar for 1% rule.
• Cap rate 6.1% vs local median 4.5% in Austin — 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 80/100 on livability (#77 in MN, #1,829 nationally) — a professional / high-income tenant draw. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools C-, commute F.
• Austin Public School District (town): math 24% / reading 34% proficiency, ranked #267 of 301 in MN (top 89%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: Rents rising fast (+11.6%/yr); 188 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 53 units permitted in Mower 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.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 24y 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 $65k; list at $160k implies a 146% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1952 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $127,397 (20.4% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1952 — 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. 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?
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: 0.80% ✗
• Cap rate: 6.10%
• Cash-on-cash: -0.69%
• DSCR: 0.97
• GRM: 10.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -12.3%
• Equity multiple: 0.53×
• Total profit: $-20,852
• Equity at exit: $23,857

10-year hold

• IRR: 2.6%
• Equity multiple: 1.23×
• Total profit: $10,278
• Equity at exit: $13,834

Cash invested: $44,800 (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 55912

• Home prices YoY: -34.4%
• Rents YoY: 11.6%
• Active inventory: 188
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $1,274 high
• Mortgage (P&I): −$839
• Tax from tax record: −$126 /mo · $1,516/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$268
• Net cashflow: $-26

Break-even live

Break-even rent $1,306

Max offer price $155,474

Occupancy floor 97%

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
202 11th Ave NW Unit 602 Austin, MN	2.0	1.0	1000	$950	$0.95	43d	1	0.29mi
704 1st Dr NW Austin, MN	3.0	1.0–2.0	981	$2,082	$2.12	43d	96	0.52mi
609 11th St NW Austin, MN	2.0	2.0	925	$1,300	$1.41	43d	1	1.02mi
1204 1st Ave NE Austin, MN	3.0	2.0	1200	$1,600	$1.33	43d	1	1.03mi
1921 3rd Ave NE Austin, MN	3.0	2.0	1242	$1,600	$1.29	43d	1	1.47mi

Listing history 11 events

1. 2026-06-19
   days on market $160,000 Active 14 DOM
2. 2026-06-18
   days on market $160,000 Active 13 DOM
3. 2026-06-17
   days on market $160,000 Active 12 DOM
4. 2026-06-16
   days on market $160,000 Active 11 DOM
5. 2026-06-15
   days on market $160,000 Active 10 DOM
6. 2026-06-14
   days on market $160,000 Active 8 DOM
7. 2026-06-12
   days on market $160,000 Active 7 DOM
8. 2026-06-09
   days on market $160,000 Active 4 DOM
9. 2026-06-08
   days on market $160,000 Active 3 DOM
10. 2026-06-07
    remarks 699-char remark
11. 2026-06-07
    listed $160,000 Active 2 DOM

ⓘ 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: $1,516 · $126/mo
• Projected year-2 tax: $1,654 · $138/mo
• Expected delta: +$138/yr (+$12/mo · 9.1%)

ⓘ 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 1/10 Low 7 d/yr ≥98°F today · 16 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: $15,288
• − Mortgage interest: −$8,962
• − Property taxes: −$1,516
• − Insurance: −$800
• − Repairs & maintenance: −$1,223
• − Management: −$1,223
• − Depreciation: −$4,655
• Taxable loss: −$3,091
• Est. tax savings @ 24.0%: +$742
• After-tax cash flow: $434/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: Austin Public School District
• NCES district ID: 2703450
• Math proficiency: 24% ▼ -12.00%
• Reading proficiency: 34% ▼ -9.00%
• Median HH income: $43,818
• Composite: 24.75/100
• National rank: #7604
• State rank: #267 of 301 in MN

Livability — Austin

• Score: 80/100
• State rank: #77
• US rank: #1829

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Austin, MN
• County: Mower County · 29,632 people
• City population: 29,632
• Metro: Austin, MN
• Population (ZIP): 29,632
• Household income: $70,177
• Rent vs Own: 26.0% rent · 74.0% own
• Severe rent burden: 759.0

Population outlook (Mower County) Hauer SSP2

• Today (2025): 39,967 people
• By 2030: 40,204 · +0.6%
• By 2040: 40,509 · +1.4%
• By 2050: 40,841 · +2.2%
• By 2075: 42,029 · +5.2%
• By 2100: 42,272 · +5.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (67%)
• Race & ethnicity: White 67% Hispanic / Latino 16% Asian 8% Two or more races 7% Black 5%
• Hispanic origin (detail): Mexican 12%
• Common ancestry: Portuguese 16% Lithuanian 2% Iranian 2%
• Foreign-born: 15% · Canada, Philippines, China
• Languages at home: 76% English-only · Spanish 14% Other Asian/Pacific 5% German/W. Germanic 1%

Political lean MEDSL · Mower

• 2024 margin: R (+10.5) · D 43.9% · R 54.4% · Other 1.7%
• 2008→2024 swing: -34.1pp toward R · 2008: 23.6pp · 2024: -10.5pp
• All cycles: 2024: R+10.5 2020: R+5.8 2016: R+7.8 2012: D+22.7 2008: D+23.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -142.60%
• Current HPI: 271.4199
• Rent YoY: ▲ 11.62%
• Metro: Austin, MN
• 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

+132.6% since first listed

4 events — show timeline

• 2026-06-05 Listed $160,000 NORTHSTARMLS as Distributed by MLS Grid
• 2003-01-31 Sold (MLS) $65,000 NORTHSTARMLS as Distributed by MLS Grid
• 2003-01-30 Sold (Public Records) $65,000 Public Records
• 2002-12-10 Listed $68,800 NORTHSTARMLS as Distributed by MLS Grid

Property tax history

+11.6%/yr

Latest (2025): $1,516 · +10.5% YoY. Source: county tax records.