27 9th Ave · Minnesota Lake, MN 56068

$210,000

5 bd · 1.0 ba · 2,151 sqft · SingleFamily public records · 3 Days on market

Built 1954 0.28 ac 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).

• Appreciation +10.0/10.0
• Cash flow +7.5/30.0
• ARV discount +7.5/15.0
• Schools +4.9/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.9/10.0
• DSCR +1.6/10.0

Listing remarks MLS

Great home in a quiet little town! Walk into this home and be surprised by the amount of space this home has to offer. This home features 5 bedrooms, 2 baths and a finished basement. Original hardwood floors in most of the main floor. The basement has a nice family room, bedroom with egress window, bathroom and utility room. This property has a beautiful shaded backyard that is perfect for entertaining with the large patio between the house and the garage. The garage has a bonus room in the back of the garage and additional upper storage space. This home has SO Many updates you will have to see the list, some items include new shingles, gutters & gutter guards on house & garage, new furnace, new sewer line from house to street, new refrigerator washer & dryer, egress windows and so much more! Do not miss out on this opportunity book your showing today!

Key facts

• Shaded backyard
• Cape cod style home
• Large patio

Tags

• CAPE COD STYLE HOME
• ORIGINAL HARDWOOD FLOORS
• FINISHED BASEMENT
• SHADED BACKYARD
• LARGE PATIO
• DEDICATED WORKSHOP SPACE

Property features AI

Exterior

• Parking: 2-car garage
• Utilities: Public water; Public sewer
• Home design: Single family residence; Residential property
• Construction: Vinyl siding; Asphalt roof
• Exterior features: Patio

Interior

• Kitchen: Dishwasher; Cooktop; Range; Microwave; Refrigerator
• Flooring: Hardwood
• Bathrooms: 1 full bathroom; 1 three-quarter bathroom
• Heating & cooling: Natural gas forced air heating; Central air; Ceiling fans
• Interior features: Eat-in kitchen; Finished full basement
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 5-bed/1.0-bath single-family listed at $210k.

Deal economics

• At list price, monthly cash flow is $-263 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $163k (22.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $145k (31.0% below list).
• Recommended offer: $145k (31.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 78/100 on livability (#115 in MN, #2,612 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F.
• Maple River School District (rural): math 58% / reading 57% proficiency, ranked #57 of 301 in MN (top 19%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Maple River West Elementary (math 72% / reading 67%); Maple River Secondary (math 52% / reading 55%, grade C-, #104 of 471 statewide, top 22%, 495 students, 37% FRL).
• Market conditions: 14 active listings in the ZIP; 269 units permitted in Blue Earth County in 2024 (154 in 5+ unit buildings).

Forward outlook

• In year one you build about $22k of equity ($1k loan paydown + $21k appreciation (10.0% local appreciation)).
• Blue Earth County population projected at +18% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 8 sale attempts since 21y 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.

Risks & watch-outs

• Watch-outs: built in 1954 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $144,847 (31.0% 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 1954 — 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. Schools are A-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?
5. 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?
6. 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.
7. 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.
8. 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: 0.69% ✗
• Cap rate: 4.79%
• Cash-on-cash: -5.38%
• DSCR: 0.76
• GRM: 12.1

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: 20.5%
• Equity multiple: 2.66×
• Total profit: $97,586
• Equity at exit: $189,185

10-year hold

• IRR: 18.6%
• Equity multiple: 6.11×
• Total profit: $300,561
• Equity at exit: $407,984

Cash invested: $58,800 (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 56068

• Home prices YoY: 21.0%
• Active inventory: 14
• Price-to-rent: 12.1×

Monthly cashflow live

• Estimated rent: $1,448 medium
• Mortgage (P&I): −$1,101
• Tax from tax record: −$219 /mo · $2,628/yr
• Insurance: −$88
• HOA: −$0
• Vacancy / Maint / Mgmt: −$304
• Net cashflow: $-263

Break-even live

Break-even rent $1,782

Max offer price $163,457

Occupancy floor —

Sensitivity live

Price	-10% $-145	-5% $-204	+0% $-263	+5% $-323	+10% $-382
Rent	-10% $-378	-5% $-321	+0% $-263	+5% $-206	+10% $-149
Rate	-1.0pp $-158	-0.5pp $-210	base $-263	+0.5pp $-318	+1.0pp $-373

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: $52,500
• Closing costs: $6,300
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-05-18
   status Pending 806-char remark
2. 2026-05-14
   listed $210,000 Active 806-char remark
3. 2023-09-29
   soldstatus $195,876
4. 2023-09-27
   soldstatus $195,876 Sold 884-char remark

   Show marketing remark (884 chars)

   Great home in a quiet little town! Walk into this home and be surprised by the amount of space this home has to offer. This home features 5 bedrooms, 2 baths and a finished basement. Original hardwood floors in most of the main floor. The basement has a nice family room, bedroom with egress window, bathroom and utility room. This property has a beautiful shaded backyard that is perfect for entertaining with the large patio between the house and the garage. The garage has a bonus room in the back of the garage and additional upper storage space. This home has SO Many updates you will have to see the list, some items include new shingles, gutters & gutter guards on house & garage, new furnace, new sewer line from house to street, new refrigerator washer & dryer, egress windows and so much more! Do not miss out on this opportunity book your showing today!

5. 2023-08-16
   status Pending 884-char remark

   Show marketing remark (884 chars)

   Great home in a quiet little town! Walk into this home and be surprised by the amount of space this home has to offer. This home features 5 bedrooms, 2 baths and a finished basement. Original hardwood floors in most of the main floor. The basement has a nice family room, bedroom with egress window, bathroom and utility room. This property has a beautiful shaded backyard that is perfect for entertaining with the large patio between the house and the garage. The garage has a bonus room in the back of the garage and additional upper storage space. This home has SO Many updates you will have to see the list, some items include new shingles, gutters & gutter guards on house & garage, new furnace, new sewer line from house to street, new refrigerator washer & dryer, egress windows and so much more! Do not miss out on this opportunity book your showing today!

6. 2023-08-03
   listed $199,900 Active 884-char remark

   Show marketing remark (884 chars)

   Great home in a quiet little town! Walk into this home and be surprised by the amount of space this home has to offer. This home features 5 bedrooms, 2 baths and a finished basement. Original hardwood floors in most of the main floor. The basement has a nice family room, bedroom with egress window, bathroom and utility room. This property has a beautiful shaded backyard that is perfect for entertaining with the large patio between the house and the garage. The garage has a bonus room in the back of the garage and additional upper storage space. This home has SO Many updates you will have to see the list, some items include new shingles, gutters & gutter guards on house & garage, new furnace, new sewer line from house to street, new refrigerator washer & dryer, egress windows and so much more! Do not miss out on this opportunity book your showing today!

7. 2019-12-19
   soldstatus $131,000

   Show marketing remark (393 chars)

   5BR 2BA home located in Minnesota Lake, MN! Newly renovated and move in ready. Main floor offers an updated kitchen, living room with large picture window and hardwood flooring, bathroom, and 2 spacious bedrooms. Upper level offers 2 additional bedrooms. Finished basement offers a 5th bedroom, large family room, 3/4 bathroom, and ample storage room. Private yard and oversized double garage.

8. 2019-02-18
   listed $129,900

   Show marketing remark (393 chars)

   5BR 2BA home located in Minnesota Lake, MN! Newly renovated and move in ready. Main floor offers an updated kitchen, living room with large picture window and hardwood flooring, bathroom, and 2 spacious bedrooms. Upper level offers 2 additional bedrooms. Finished basement offers a 5th bedroom, large family room, 3/4 bathroom, and ample storage room. Private yard and oversized double garage.

9. 2017-09-14
   soldstatus $42,250
10. 2017-08-04
    listed $40,000
11. 2009-12-14
    soldstatus $71,000
12. 2009-12-08
    soldstatus $75,000
13. 2009-12-07
    historical
14. 2009-12-04
    soldstatus $75,000
15. 2009-07-10
    listed $82,900
16. 2009-07-10
    listed $81,900
17. 2009-06-30
    soldstatus $47,900
18. 2009-06-12
    historical
19. 2009-04-01
    listed $49,900
20. 2005-11-01
    soldstatus $123,256
21. 2005-10-28
    soldstatus $125,000
22. 2005-09-14
    historical
23. 2005-04-21
    listed $129,900

ⓘ 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: $2,628 · $219/mo
• Projected year-2 tax: $2,628 · $219/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 · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥100°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: $17,382
• − Mortgage interest: −$11,763
• − Property taxes: −$2,628
• − Insurance: −$1,050
• − Repairs & maintenance: −$1,391
• − Management: −$1,391
• − Depreciation: −$6,109
• Taxable loss: −$6,950
• Est. tax savings @ 24.0%: +$1,668
• After-tax cash flow: $-1,494/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: Maple River School District
• NCES district ID: 2700006
• Math proficiency: 58% ▼ -9.00%
• Reading proficiency: 57% ▼ -10.00%
• Median HH income: $54,953
• Composite: 49.49/100
• National rank: #1998
• State rank: #57 of 301 in MN

Livability — Minnesota Lake

• Score: 78/100
• State rank: #115
• US rank: #2612

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Minnesota Lake, MN
• Population (ZIP): 971

Population outlook (Blue Earth County) Hauer SSP2

• Today (2025): 70,208 people
• By 2030: 72,708 · +3.6%
• By 2040: 77,481 · +10.4%
• By 2050: 82,842 · +18.0%
• By 2075: 99,990 · +42.4%
• By 2100: 116,795 · +66.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Hispanic / Latino 2% Two or more races 2%
• Common ancestry: Portuguese 18% Romanian 9% Italian 3%
• Foreign-born: 0%
• Languages at home: 98% English-only · German/W. Germanic 1% Spanish 1%

Political lean MEDSL · Blue Earth

• 2024 margin: Toss-up / Even · D 48.3% · R 49.5% · Other 2.1%
• 2008→2024 swing: -14.2pp toward R · 2008: 12.9pp · 2024: -1.2pp
• All cycles: 2024: R+1.2 2020: D+4.4 2016: R+3.7 2012: D+9.5 2008: D+12.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 45.19%
• Current HPI: 260.1159
• 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

+61.7% since first listed

23 events — show timeline

• 2026-05-18 Pending — RASM
• 2026-05-14 Listed $210,000 RASM
• 2023-09-29 Sold (Public Records) $195,876 Public Records
• 2023-09-27 Sold (MLS) $195,876 NORTHSTARMLS as Distributed by MLS Grid
• 2023-08-16 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2023-08-03 Listed $199,900 NORTHSTARMLS as Distributed by MLS Grid
• 2019-12-19 Sold (MLS) $131,000 RASM
• 2019-02-18 Listed $129,900 RASM
• 2017-09-14 Sold (MLS) $42,250 RASM
• 2017-08-04 Listed $40,000 RASM
• 2009-12-14 Sold (Public Records) $71,000 Public Records
• 2009-12-08 Sold (MLS) $75,000 NORTHSTARMLS as Distributed by MLS Grid
• 2009-12-07 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2009-12-04 Sold (MLS) $75,000 NORTHSTARMLS as Distributed by MLS Grid
• 2009-07-10 Listed $81,900 NORTHSTARMLS as Distributed by MLS Grid
• 2009-07-10 Listed $82,900 NORTHSTARMLS as Distributed by MLS Grid
• 2009-06-30 Sold (MLS) $47,900 NORTHSTARMLS as Distributed by MLS Grid
• 2009-06-12 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2009-04-01 Listed $49,900 NORTHSTARMLS as Distributed by MLS Grid
• 2005-11-01 Sold (Public Records) $123,256 Public Records
• 2005-10-28 Sold (MLS) $125,000 NORTHSTARMLS as Distributed by MLS Grid
• 2005-09-14 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2005-04-21 Listed $129,900 NORTHSTARMLS as Distributed by MLS Grid

Property tax history

+7.4%/yr

Latest (2025): $2,628 · +2.7% YoY. Source: county tax records.