206 N Brook Ave · Porter, MN 56280

$85,000

2 bd · 2.0 ba · 520 sqft · SingleFamily public records · 22 Days on market

Built 1925 0.33 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 +21.8/30.0
• ARV discount +7.5/15.0
• Appreciation +7.4/10.0
• DSCR +7.0/10.0
• 1% rule +5.0/10.0
• Schools +4.4/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Fresh updates! Now that's a sweet ring in my ear! This home features Laundry and a newly remodeled bathroom with a walk-in shower on the main floor. The 2nd floor features 2 bedrooms, a bonus room, and a full bath. The siding, roof, most windows, and HVAC were all updated in 2017. The property is located on the edge of town, giving it more of a country feel, but having the conveniences of being in the city limits. The community is very warm welcoming with many different events hosted throughout the year, keeping you always able to look forward to something else happening! Call for a showing today so you don't miss out on this opportunity!

Key facts

• Updated siding
• Updated windows
• Walk-in shower

Tags

• NEWLY REMODELED BATHROOM
• WALK-IN SHOWER
• UPDATED SIDING
• UPDATED ROOF
• UPDATED WINDOWS
• UPDATED HVAC

Property features AI

Exterior

• Parking: Gravel parking; 2-car detached garage
• Utilities: City sewer (connected); Propane fuel; Ottertail Power service
• Home design: Residential property; Two levels; Entry via enclosed front porch
• Construction: Frame construction; Shallow foundation (block and poured concrete); Roof replaced within the last 8 years; Built-in basement (unfinished) with sump pump
• Exterior features: Vinyl exterior; Medium tree coverage; City street frontage; Publicly maintained road

Interior

• Kitchen: Range; Refrigerator; Stainless steel appliances
• Bedrooms: 2 bedrooms (both on the upper level)
• Bathrooms: Main-floor three-quarter bath; Upper-level full bath
• Heating & cooling: Forced air heating; Central air; Window air unit(s)
• Interior features: Ceiling fan(s); Informal dining area; Kitchen window; Main floor laundry; Glass-enclosed front porch; Deck; Porch
• Laundry & utility: Main-level laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $132 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($854 rent vs $85k).
• Recommended offer: $84k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 66/100 on livability (#482 in MN) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime D+, employment D+, schools F.
• Canby Public School District (rural): math 52% / reading 52% proficiency, ranked #99 of 301 in MN (top 33%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 1 active listings in the ZIP; 7 units permitted in Yellow Medicine County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($588 loan paydown + $4k appreciation (4.9% local appreciation)).
• Yellow Medicine County population projected at -26% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (4.9% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 7, 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 22 days — a 2% lower offer ($84k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $83,725 (1.5% below list)

Questions for the listing agent

1. Built in 1925 — 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: 1.00% ✓
• Cap rate: 8.16%
• Cash-on-cash: 6.67%
• DSCR: 1.30
• GRM: 8.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

4.87% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 18.3%
• Equity multiple: 2.15×
• Total profit: $27,366
• Equity at exit: $47,488

10-year hold

• IRR: 18.4%
• Equity multiple: 4.18×
• Total profit: $75,735
• Equity at exit: $81,400

Cash invested: $23,800 (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 56280

• Home prices YoY: 4.0%
• Active inventory: 1
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $854 medium
• Mortgage (P&I): −$446
• Tax from tax record: −$61 /mo · $730/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$179
• Net cashflow: $132

Break-even live

Break-even rent $686

Max offer price $85,000

Occupancy floor 79%

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-18
   days on market $85,000 Active 22 DOM
2. 2026-06-17
   days on market $85,000 Active 21 DOM
3. 2026-06-16
   days on market $85,000 Active 20 DOM
4. 2026-06-15
   days on market $85,000 Active 19 DOM
5. 2026-06-13
   days on market $85,000 Active 17 DOM
6. 2026-06-12
   days on market $85,000 Active 16 DOM
7. 2026-06-09
   days on market $85,000 Active 13 DOM
8. 2026-06-08
   days on market $85,000 Active 12 DOM
9. 2026-06-07
   days on market $85,000 Active 11 DOM
10. 2026-06-05
    days on market $85,000 Active 9 DOM
11. 2026-06-04
    days on market $85,000 Active 7 DOM
12. 2026-06-02
    days on market $85,000 Active 6 DOM
13. 2026-06-01
    days on market $85,000 Active 5 DOM
14. 2026-05-31
    days on market $85,000 Active 4 DOM
15. 2026-05-31
    days on market $85,000 Active 3 DOM
16. 2026-05-26
    listed $85,000 Active

ⓘ 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: $730 · $61/mo
• Projected year-2 tax: $841 · $70/mo
• Expected delta: +$111/yr (+$9/mo · 15.2%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥99°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: $10,243
• − Mortgage interest: −$4,761
• − Property taxes: −$730
• − Insurance: −$425
• − Repairs & maintenance: −$819
• − Management: −$819
• − Depreciation: −$2,473
• Taxable income: $215
• Est. tax owed @ 24.0%: −$52
• After-tax cash flow: $1,537/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: Canby Public School District
• NCES district ID: 2707470
• Math proficiency: 52% ▼ -11.00%
• Reading proficiency: 52% ▼ -16.00%
• Median HH income: $48,782
• Composite: 44.34/100
• National rank: #2823
• State rank: #99 of 301 in MN

Livability — Porter

• Score: 66/100
• State rank: #482
• US rank: #11583

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Porter, MN
• City population: 492
• Population (ZIP): 492

Population outlook (Yellow Medicine County) Hauer SSP2

• Today (2025): 8,959 people
• By 2030: 8,451 · -5.7%
• By 2040: 7,514 · -16.1%
• By 2050: 6,650 · -25.8%
• By 2075: 5,306 · -40.8%
• By 2100: 4,453 · -50.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Hispanic / Latino 3% Asian 2% Two or more races 1%
• Common ancestry: Portuguese 37% Romanian 13% English 11%
• Foreign-born: 1% · Canada
• Languages at home: 95% English-only · Spanish 2% Korean 2%

Political lean MEDSL · Yellow Medicine

• 2024 margin: Solid R (+40.6) · D 28.7% · R 69.3% · Other 1.9%
• 2008→2024 swing: -44.9pp toward R · 2008: 4.3pp · 2024: -40.6pp
• All cycles: 2024: R+40.6 2020: R+37.0 2016: R+35.4 2012: R+6.3 2008: D+4.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.87%
• Current HPI: 125.9079
• 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

1 event — show timeline

• 2026-05-26 Listed $85,000 NORTHSTARMLS as Distributed by MLS Grid

Property tax history

+8.7%/yr

Latest (2026): $730 · +9.0% YoY. Source: county tax records.