321 Sioux St · Holland, MN 56139

$136,500

3 bd · 1.0 ba · 1,658 sqft · SingleFamily · 16 Days on market

Built 1915

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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 +18.9/30.0
• Appreciation +7.6/10.0
• ARV discount +7.5/15.0
• DSCR +6.0/10.0
• 1% rule +4.0/10.0
• Schools +3.3/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

?? New Listing Alert! ?? Looking for an updated home with character, charm, and room to grow? This 3-bedroom, 1-bath home is move-in ready and waiting for you! Features you'll love: Updated flooring in the kitchen and main-floor laundry Kitchen and laundry appliances included Spacious informal dining area that flows seamlessly into the living room—perfect for entertaining Main-floor bedroom for convenient living Two additional bedrooms upstairs plus a large gathering space ideal for a family room, play area, or home office. Updated vinyl replacement windows Low-maintenance vinyl siding This unique home has a fascinating history—it originally served as a parsonage before bei

Key facts

• Main-floor bedroom
• Updated flooring
• Main-floor laundry

Tags

• UPDATED FLOORING
• MAIN-FLOOR LAUNDRY
• SPACIOUS INFORMAL DINING AREA
• MAIN-FLOOR BEDROOM
• LARGE GATHERING SPACE
• LOW-MAINTENANCE VINYL SIDING

Property features AI

Exterior

• Parking: Gravel parking area; Detached 1-car garage (approx. 15 x 26, 7' door height, 9' door width)
• Utilities: City water (connected); City sewer (connected); 100 amp electrical service (Xcel Energy); Propane fuel
• Home design: Residential property; One-and-a-half story layout; Above-grade finished living area approximately 1,658 (total living area listed as 1,658)
• Construction: Block construction; Asphalt shingle roof (over 8 years old); Block foundation (foundation dimensions approx. 39 x 42)
• Exterior features: Vinyl siding; Patio; Storage shed; Light tree coverage; City street frontage (publicly maintained)

Interior

• Kitchen: Range; Microwave; Dishwasher; Refrigerator
• Bedrooms: Three bedrooms total; Two upper-level bedrooms (approx. 14 x 14 each); One main-level bedroom (approx. 10 x 9)
• Bathrooms: One full bathroom on the main floor
• Heating & cooling: Forced air heating; Window air conditioning units
• Interior features: Informal dining area; Unfinished room (27 x 17); Sump pump; Water softener (owned)
• Laundry & utility: Main-level laundry room; Washer; Dryer; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $136k.

Deal economics

• At list price, monthly cash flow is $140 ($2k/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 (10.1% below list).
• Recommended offer: $123k (10.1% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 63/100 on livability (#652 in MN) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: health & safety D+, crime D, schools F.
• Pipestone Area School District (town): math 36% / reading 42% proficiency, ranked #233 of 301 in MN (top 77%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 3 active listings in the ZIP; 8 units permitted in Pipestone County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $8k of equity ($944 loan paydown + $7k appreciation (5.2% local appreciation)).
• Pipestone County population projected at -16% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (5.2% appreciation + 3.0% rent growth), your $38k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 5, 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 16 days — a 2% lower offer ($134k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $11k; list at $136k implies a 1141% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $122,661 (10.1% below list)

Questions for the listing agent

1. Built in 1915 — 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. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 0.90% ✗
• Cap rate: 7.53%
• Cash-on-cash: 4.41%
• DSCR: 1.20
• GRM: 9.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

5.18% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 17.0%
• Equity multiple: 2.09×
• Total profit: $41,750
• Equity at exit: $78,845

10-year hold

• IRR: 17.2%
• Equity multiple: 4.08×
• Total profit: $117,768
• Equity at exit: $137,327

Cash invested: $38,220 (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 56139

• Home prices YoY: 4.5%
• Active inventory: 3
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $1,227 medium
• Mortgage (P&I): −$716
• Tax from tax record: −$56 /mo · $672/yr
• Insurance: −$57
• HOA: −$0
• Vacancy / Maint / Mgmt: −$258
• Net cashflow: $140

Break-even live

Break-even rent $1,049

Max offer price $136,500

Occupancy floor 84%

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: $34,125
• Closing costs: $4,095
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-06-18
   days on market $136,500 Active 16 DOM
2. 2026-06-17
   days on market $136,500 Active 15 DOM
3. 2026-06-16
   days on market $136,500 Active 14 DOM
4. 2026-06-15
   days on market $136,500 Active 13 DOM
5. 2026-06-13
   days on market $136,500 Active 11 DOM
6. 2026-06-12
   days on market $136,500 Active 10 DOM
7. 2026-06-09
   days on market $136,500 Active 7 DOM
8. 2026-06-08
   days on market $136,500 Active 6 DOM
9. 2026-06-07
   days on market $136,500 Active 5 DOM
10. 2026-06-07
    days on market $136,500 Active 4 DOM
11. 2026-06-04
    remarks 687-char remark
12. 2026-06-04
    listed $136,500 Active 1 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: $672 · $56/mo
• Projected year-2 tax: $1,100 · $92/mo
• Expected delta: +$428/yr (+$36/mo · 63.8%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 1/10 Low 7 d/yr ≥97°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: $14,719
• − Mortgage interest: −$7,646
• − Property taxes: −$672
• − Insurance: −$682
• − Repairs & maintenance: −$1,178
• − Management: −$1,178
• − Depreciation: −$3,971
• Taxable loss: −$607
• Est. tax savings @ 24.0%: +$146
• After-tax cash flow: $1,830/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: Pipestone Area School District
• NCES district ID: 2700108
• Math proficiency: 36% ▼ -5.00%
• Reading proficiency: 42% ▼ -13.00%
• Median HH income: $43,965
• Composite: 33.07/100
• National rank: #5568
• State rank: #233 of 301 in MN

Livability — Holland

• Score: 63/100
• State rank: #652
• US rank: #15638

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Holland, MN
• Population (ZIP): 435

Population outlook (Pipestone County) Hauer SSP2

• Today (2025): 8,600 people
• By 2030: 8,276 · -3.8%
• By 2040: 7,705 · -10.4%
• By 2050: 7,235 · -15.9%
• By 2075: 7,155 · -16.8%
• By 2100: 7,738 · -10.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (78%)
• Race & ethnicity: White 78% Hispanic / Latino 13% Two or more races 11% Asian 4%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Iranian 24% Portuguese 6% Italian 3%
• Foreign-born: 9% · Canada
• Languages at home: 95% English-only · Other Asian/Pacific 2% Tagalog/Filipino 1% Spanish 1%

Political lean MEDSL · Pipestone

• 2024 margin: Solid R (+48.1) · D 25.2% · R 73.3% · Other 1.6%
• 2008→2024 swing: -35.0pp toward R · 2008: -13.1pp · 2024: -48.1pp
• All cycles: 2024: R+48.1 2020: R+45.5 2016: R+46.3 2012: R+23.7 2008: R+13.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.18%
• Current HPI: 119.5378
• 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

+1140.9% since first listed

2 events — show timeline

• 2026-06-03 Listed $136,500 NORTHSTARMLS as Distributed by MLS Grid
• 1993-01-13 Sold (Public Records) $11,000 Public Records

Property tax history

+5.4%/yr

Latest (2026): $672 · +24.9% YoY. Source: county tax records.