306 E Front St E · Fulda, MN 56131

$149,900

4 bd · 1.0 ba · 1,468 sqft · SingleFamily · 238 Days on market

Built 1901 0.37 ac 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 +15.2/30.0
• ARV discount +7.5/15.0
• Appreciation +6.5/10.0
• Schools +4.9/10.0
• DSCR +4.7/10.0
• Livability +3.9/5.0
• 1% rule +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

This property is perfect for a starter home or investment property. This property would also work for a group of friends looking to be roommates and are willing to abide by a bathroom schedule. Come check out this 4-bedroom home with a double lot, located directly across the street from the PD and Ambulance Hall in Fulda. It doesn't get much safer than that. The furnace and AC are both brand new and the shingles were replaced within the last 5 years.

Key facts

• 0.37 acre lot
• 2 garage spots
• Built 1901

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $53 ($633/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 $123k (17.8% below list).
• Recommended offer: $123k (17.8% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 78/100 on livability (#121 in MN, #2,728 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F.
• Fulda Public School District (rural): math 55% / reading 55% proficiency, ranked #225 of 467 in MN (top 48%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 21 active listings in the ZIP; 21 units permitted in Murray County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($1k loan paydown + $5k appreciation (3.0% local appreciation)).
• Murray County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $42k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 238 days — a 12% lower offer ($132k) 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.

Risks & watch-outs

• Watch-outs: built in 1901 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $123,160 (17.8% below list)

Questions for the listing agent

1. It's been on market 238 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
2. Built in 1901 — 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: 0.82% ✗
• Cap rate: 6.72%
• Cash-on-cash: 1.51%
• DSCR: 1.07
• GRM: 10.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

3.01% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 8.9%
• Equity multiple: 1.51×
• Total profit: $21,444
• Equity at exit: $67,486

10-year hold

• IRR: 11.4%
• Equity multiple: 2.70×
• Total profit: $71,484
• Equity at exit: $104,069

Cash invested: $41,972 (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 56131

• Home prices YoY: 2.1%
• Active inventory: 21
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $1,232 medium
• Mortgage (P&I): −$786
• Tax from tax record: −$72 /mo · $860/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$259
• Net cashflow: $53

Break-even live

Break-even rent $1,165

Max offer price $149,900

Occupancy floor 91%

Sensitivity live

Price	-10% $138	-5% $95	+0% $53	+5% $10	+10% $-32
Rent	-10% $-45	-5% $4	+0% $53	+5% $101	+10% $150
Rate	-1.0pp $128	-0.5pp $91	base $53	+0.5pp $14	+1.0pp $-26

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-21
   days on market $149,900 Active 238 DOM
2. 2026-06-18
   days on market $149,900 Active 236 DOM
3. 2026-06-17
   days on market $149,900 Active 235 DOM
4. 2026-06-16
   days on market $149,900 Active 234 DOM
5. 2026-06-15
   days on market $149,900 Active 233 DOM
6. 2026-06-13
   days on market $149,900 Active 231 DOM
7. 2026-06-12
   days on market $149,900 Active 230 DOM
8. 2026-06-09
   days on market $149,900 Active 227 DOM
9. 2026-06-08
   days on market $149,900 Active 226 DOM
10. 2026-06-07
    days on market $149,900 Active 225 DOM
11. 2026-06-05
    days on market $149,900 Active 223 DOM
12. 2026-06-04
    days on market $149,900 Active 221 DOM
13. 2026-06-02
    days on market $149,900 Active 220 DOM
14. 2026-06-01
    days on market $149,900 Active 219 DOM
15. 2026-05-31
    days on market $149,900 Active 218 DOM
16. 2026-05-31
    days on market $149,900 Active 217 DOM
17. 2026-04-28
    status Active 455-char remark

    Show marketing remark (455 chars)

    This property is perfect for a starter home or investment property. This property would also work for a group of friends looking to be roommates and are willing to abide by a bathroom schedule. Come check out this 4-bedroom home with a double lot, located directly across the street from the PD and Ambulance Hall in Fulda. It doesn't get much safer than that. The furnace and AC are both brand new and the shingles were replaced within the last 5 years.

18. 2026-04-26
    historical 455-char remark

    Show marketing remark (455 chars)

    This property is perfect for a starter home or investment property. This property would also work for a group of friends looking to be roommates and are willing to abide by a bathroom schedule. Come check out this 4-bedroom home with a double lot, located directly across the street from the PD and Ambulance Hall in Fulda. It doesn't get much safer than that. The furnace and AC are both brand new and the shingles were replaced within the last 5 years.

19. 2025-10-22
    listed $149,900 Active 455-char remark

    Show marketing remark (455 chars)

    This property is perfect for a starter home or investment property. This property would also work for a group of friends looking to be roommates and are willing to abide by a bathroom schedule. Come check out this 4-bedroom home with a double lot, located directly across the street from the PD and Ambulance Hall in Fulda. It doesn't get much safer than that. The furnace and AC are both brand new and the shingles were replaced within the last 5 years.

20. 2025-10-21
    historical $149,900 455-char remark

    Show marketing remark (455 chars)

    This property is perfect for a starter home or investment property. This property would also work for a group of friends looking to be roommates and are willing to abide by a bathroom schedule. Come check out this 4-bedroom home with a double lot, located directly across the street from the PD and Ambulance Hall in Fulda. It doesn't get much safer than that. The furnace and AC are both brand new and the shingles were replaced within the last 5 years.

ⓘ 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: $860 · $72/mo
• Projected year-2 tax: $1,269 · $106/mo
• Expected delta: +$409/yr (+$34/mo · 47.6%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥97°F today · 15 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: $14,779
• − Mortgage interest: −$8,397
• − Property taxes: −$860
• − Insurance: −$750
• − Repairs & maintenance: −$1,182
• − Management: −$1,182
• − Depreciation: −$4,361
• Taxable loss: −$1,952
• Est. tax savings @ 24.0%: +$469
• After-tax cash flow: $1,102/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: Fulda Public School District
• NCES district ID: 2712480
• Math proficiency: 55% ▲ 5.00%
• Reading proficiency: 55% ▲ 5.00%
• Median HH income: $49,351
• Composite: 48.68/100
• National rank: #4564
• State rank: #225 of 467 in MN

Livability — Fulda

• Score: 78/100
• State rank: #121
• US rank: #2728

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Fulda, MN
• Population (ZIP): 2,216

Population outlook (Murray County) Hauer SSP2

• Today (2025): 7,978 people
• By 2030: 7,715 · -3.3%
• By 2040: 7,213 · -9.6%
• By 2050: 6,820 · -14.5%
• By 2075: 6,371 · -20.1%
• By 2100: 5,729 · -28.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (86%)
• Race & ethnicity: White 86% Hispanic / Latino 7% Two or more races 6% Asian 4%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Portuguese 10% Iranian 6% Italian 3%
• Foreign-born: 5% · Canada, Philippines
• Languages at home: 90% English-only · Spanish 6% Other Asian/Pacific 4%

Political lean MEDSL · Murray

• 2024 margin: Solid R (+42.4) · D 27.9% · R 70.4% · Other 1.7%
• 2008→2024 swing: -42.9pp toward R · 2008: 0.5pp · 2024: -42.4pp
• All cycles: 2024: R+42.4 2020: R+39.1 2016: R+36.2 2012: R+7.2 2008: D+0.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.01%
• Current HPI: 148.51
• 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

+0.0% since first listed

4 events — show timeline

• 2026-04-28 Relisted — NORTHSTARMLS as Distributed by MLS Grid
• 2026-04-26 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2025-10-22 Listed $149,900 NORTHSTARMLS as Distributed by MLS Grid
• 2025-10-21 Coming Soon $149,900 NORTHSTARMLS as Distributed by MLS Grid

Property tax history

+8.3%/yr

Latest (2026): $860 · +16.2% YoY. Source: county tax records.