24543 630th Ave · Alden, MN 56009

$79,500

3 bd · 1.0 ba · 1,232 sqft · SingleFamily public records · 216 Days on market

Built 1925 1.00 ac lot

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Why this score? — see what drove the B+ 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Schools +3.9/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

If you are looking to be in the country located 3.8 miles from Alden, 17 miles to Albert Lea, and 7.2 miles to Wells, here is a one acre, Three bedroom, 1 bath, spacious kitchen, dining room, and living room home with high ceilings. This home needs some TLC. The well is located on the neighbors property and the septic is non-compliant. This might be a place you would like to check out. Don't miss out

Key facts

• 1 acre lot
• Built 1925
• Listed 215 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $381 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $70k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 71/100 on livability (#313 in MN) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, schools B; Watch: employment C-, health & safety C-, crime D+.
• Alden-Conger Public School District (rural): math 40% / reading 50% proficiency, ranked #174 of 301 in MN (top 58%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 12 active listings in the ZIP; 16 units permitted in Freeborn County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $8k of equity ($550 loan paydown + $8k appreciation (10.0% local appreciation)).
• Freeborn County population projected at -11% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 216 days — a 12% lower offer ($70k) 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 1925 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $69,960 (12.0% below list)

Questions for the listing agent

1. It's been on market 216 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1925 — 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. 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.52% ✓
• Cap rate: 12.05%
• Cash-on-cash: 20.56%
• DSCR: 1.91
• GRM: 5.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 39.6%
• Equity multiple: 4.04×
• Total profit: $67,616
• Equity at exit: $71,620

10-year hold

• IRR: 34.2%
• Equity multiple: 9.09×
• Total profit: $180,083
• Equity at exit: $154,451

Cash invested: $22,260 (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 56009

• Home prices YoY: 14.3%
• Active inventory: 12
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $1,206 medium
• Mortgage (P&I): −$417
• Tax from tax record: −$121 /mo · $1,456/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$253
• Net cashflow: $381

Break-even live

Break-even rent $723

Max offer price $79,500

Occupancy floor 63%

Sensitivity live

Price	-10% $426	-5% $404	+0% $381	+5% $359	+10% $336
Rent	-10% $286	-5% $334	+0% $381	+5% $429	+10% $477
Rate	-1.0pp $421	-0.5pp $402	base $381	+0.5pp $361	+1.0pp $340

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: $19,875
• Closing costs: $2,385
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-21
   days on market $79,500 Active 216 DOM
2. 2026-06-19
   days on market $79,500 Active 214 DOM
3. 2026-06-18
   price $79,500 Active 213 DOM
4. 2026-06-18
   days on market $83,000 Active 213 DOM
5. 2026-06-17
   days on market $83,000 Active 212 DOM
6. 2026-06-16
   days on market $83,000 Active 211 DOM
7. 2026-06-15
   days on market $83,000 Active 210 DOM
8. 2026-06-14
   days on market $83,000 Active 208 DOM
9. 2026-06-12
   days on market $83,000 Active 207 DOM
10. 2026-06-09
    days on market $83,000 Active 204 DOM
11. 2026-06-08
    days on market $83,000 Active 203 DOM
12. 2026-06-07
    days on market $83,000 Active 202 DOM
13. 2026-06-05
    days on market $83,000 Active 200 DOM
14. 2026-06-04
    days on market $83,000 Active 198 DOM
15. 2026-06-02
    days on market $83,000 Active 197 DOM
16. 2026-06-01
    days on market $83,000 Active 196 DOM
17. 2026-05-31
    days on market $83,000 Active 195 DOM
18. 2026-05-31
    days on market $83,000 Active 194 DOM
19. 2025-11-17
    listed $83,000 Active 403-char remark

    Show marketing remark (403 chars)

    If you are looking to be in the country located 3.8 miles from Alden, 17 miles to Albert Lea, and 7.2 miles to Wells, here is a one acre, Three bedroom, 1 bath, spacious kitchen, dining room, and living room home with high ceilings. This home needs some TLC. The well is located on the neighbors property and the septic is non-compliant. This might be a place you would like to check out. Don't miss out

20. 2025-11-17
    listed $83,000 Active 403-char remark

    Show marketing remark (403 chars)

    If you are looking to be in the country located 3.8 miles from Alden, 17 miles to Albert Lea, and 7.2 miles to Wells, here is a one acre, Three bedroom, 1 bath, spacious kitchen, dining room, and living room home with high ceilings. This home needs some TLC. The well is located on the neighbors property and the septic is non-compliant. This might be a place you would like to check out. Don't miss out

ⓘ 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: $1,456 · $121/mo
• Projected year-2 tax: $1,456 · $121/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 · 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: $14,471
• − Mortgage interest: −$4,453
• − Property taxes: −$1,456
• − Insurance: −$398
• − Repairs & maintenance: −$1,158
• − Management: −$1,158
• − Depreciation: −$2,313
• Taxable income: $3,536
• Est. tax owed @ 24.0%: −$849
• After-tax cash flow: $3,727/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: Alden-Conger Public School District
• NCES district ID: 2703030
• Math proficiency: 40% ▼ -15.00%
• Reading proficiency: 50% ▼ -7.00%
• Median HH income: $55,513
• Composite: 39.13/100
• National rank: #4036
• State rank: #174 of 301 in MN

Livability — Alden

• Score: 71/100
• State rank: #313
• US rank: #6998

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 1,539

Population outlook (Freeborn County) Hauer SSP2

• Today (2025): 29,680 people
• By 2030: 29,038 · -2.2%
• By 2040: 27,650 · -6.8%
• By 2050: 26,387 · -11.1%
• By 2075: 25,224 · -15.0%
• By 2100: 23,842 · -19.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Two or more races 3% Hispanic / Latino 2%
• Common ancestry: Portuguese 26% Romanian 4% Lithuanian 2%
• Foreign-born: 0%
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Freeborn

• 2024 margin: Strong R (+21.3) · D 38.7% · R 60.0% · Other 1.3%
• 2008→2024 swing: -38.5pp toward R · 2008: 17.1pp · 2024: -21.3pp
• All cycles: 2024: R+21.3 2020: R+16.0 2016: R+17.4 2012: D+14.2 2008: D+17.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 27.48%
• Current HPI: 219.11
• 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

2 events — show timeline

• 2025-11-17 Listed $83,000 RASM
• 2025-11-17 Listed $83,000 NORTHSTARMLS as Distributed by MLS Grid

Property tax history

+12.3%/yr

Latest (2025): $1,456 · -9.8% YoY. Source: county tax records.