47802 Xylophone Rd · Vineland, MN 56450

$225,000

2 bd · 1.0 ba · 1,056 sqft · SingleFamily public records · 242 Days on market

Built 1978 3.74 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).

• Cash flow +10.7/30.0
• ARV discount +7.5/15.0
• Appreciation +7.2/10.0
• DSCR +3.1/10.0
• Livability +3.1/5.0
• 1% rule +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0

Listing remarks MLS

Great starter home with 2 bedrooms on the main level and a full bath. Hardwood flooring in the kitchen dining and entryway. Freshly painted and new carpet in 1 of bedrooms. Newer pressure tank, has sump pump and drain tiled. Electric heat and water heater. Used the wood stove to supplement heat source. Centerpoint gas is available to hook up off of Hwy #169 if they want to pay for the connection to the home, centerpoint only covers the 1st 100 feet,the buyer would be responsible for the remaining hook up cost to the home. Sold "As Is" Close to Mille Lacs Lake for great fishing, boating and restaurant's in the area to enjoy. Golf course near by and the Grand Casino Mille lacs, with a grocery store, spa, movie theater and dining. Lower level is unfinished and was designed for a tuck-under garage. There is room to add an additional bath, two bedrooms and a family room. Huge yard has room for a new garage and/or pole barn for all of your toys. Septic system is non- compliant, tank is good drain field failed will need a new mound system. Pricing of this property reflects the septic update listed below Real market value on taxes. Listing agent is related to the sellers.

Key facts

• Hardwood flooring
• Newer pressure tank
• New carpet

Tags

• HARDWOOD FLOORING
• NEW CARPET
• NEWER PRESSURE TANK
• SUMP PUMP
• DRAIN TILED
• ELECTRIC HEAT

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $-107 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $206k (8.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $173k (23.0% below list).
• Recommended offer: $173k (23.0% below list) — sets the bar for 1% rule.
• Cap rate 5.7% vs local median 2.3% in Vineland — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 62/100 on livability (#693 in MN) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: health & safety C-, crime D+, schools F.
• Onamia Public School District (rural): math 16% / reading 26% proficiency, ranked #289 of 301 in MN (top 96%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 71 active listings in the ZIP; 163 units permitted in Mille Lacs County in 2024 (66 in 5+ unit buildings).

Forward outlook

• In year one you build about $11k of equity ($2k loan paydown + $10k appreciation (4.4% local appreciation)).
• Mille Lacs County population projected at -22% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 4, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 242 days — a 12% lower offer ($198k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 8y ago; this cycle's ask has dropped $25k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $138k; list at $225k implies a 64% gain — meaningful room to come down on a strong offer.

Recommended offer $173,146 (23.0% 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. It's been on market 242 days. Have you received any prior offers? Is the seller open to a 23% concession, seller financing, or rate buy-down credit?
3. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.77% ✗
• Cap rate: 5.72%
• Cash-on-cash: -2.05%
• DSCR: 0.91
• GRM: 10.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

4.37% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 9.5%
• Equity multiple: 1.59×
• Total profit: $36,954
• Equity at exit: $118,955

10-year hold

• IRR: 11.2%
• Equity multiple: 2.93×
• Total profit: $121,719
• Equity at exit: $198,556

Cash invested: $63,000 (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 56450

• Home prices YoY: 2.2%
• Active inventory: 71
• Price-to-rent: 10.8×

Monthly cashflow live

• Estimated rent: $1,731 medium
• Mortgage (P&I): −$1,180
• Tax from tax record: −$202 /mo · $2,420/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$364
• Net cashflow: $-107

Break-even live

Break-even rent $1,868

Max offer price $206,012

Occupancy floor —

Sensitivity live

Price	-10% $20	-5% $-44	+0% $-107	+5% $-171	+10% $-235
Rent	-10% $-244	-5% $-176	+0% $-107	+5% $-39	+10% $29
Rate	-1.0pp $6	-0.5pp $-50	base $-107	+0.5pp $-166	+1.0pp $-225

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Listing history 28 events

1. 2026-06-19
   days on market $225,000 Active 242 DOM
2. 2026-06-18
   days on market $225,000 Active 241 DOM
3. 2026-06-17
   days on market $225,000 Active 240 DOM
4. 2026-06-16
   days on market $225,000 Active 239 DOM
5. 2026-06-15
   days on market $225,000 Active 238 DOM
6. 2026-06-14
   days on market $225,000 Active 236 DOM
7. 2026-06-12
   days on market $225,000 Active 235 DOM
8. 2026-06-09
   days on market $225,000 Active 232 DOM
9. 2026-06-08
   days on market $225,000 Active 231 DOM
10. 2026-06-07
    days on market $225,000 Active 230 DOM
11. 2026-06-02
    days on market $225,000 Active 225 DOM
12. 2026-06-01
    days on market $225,000 Active 224 DOM
13. 2026-05-31
    days on market $225,000 Active 223 DOM
14. 2026-05-30
    days on market $225,000 Active 222 DOM
15. 2026-05-15
    price $225,000 1195-char remark

    Show marketing remark (1195 chars)

    Great starter home with 2 bedrooms on the main level and a full bath. Hardwood flooring in the kitchen dining and entryway. Freshly painted and new carpet in 1 of bedrooms. Newer pressure tank, has sump pump and drain tiled. Electric heat and water heater. Used the wood stove to supplement heat source. Centerpoint gas is available to hook up off of Hwy #169 if they want to pay for the connection to the home, centerpoint only covers the 1st 100 feet,the buyer would be responsible for the remaining hook up cost to the home. Sold "As Is" Close to Mille Lacs Lake for great fishing, boating and restaurant's in the area to enjoy. Golf course near by and the Grand Casino Mille lacs, with a grocery store, spa, movie theater and dining. Lower level is unfinished and was designed for a tuck-under garage. There is room to add an additional bath, two bedrooms and a family room. Huge yard has room for a new garage and/or pole barn for all of your toys. Septic system is non- compliant, tank is good drain field failed will need a new mound system. Pricing of this property reflects the septic update listed below Real market value on taxes. Listing agent is related to the sellers.

16. 2026-04-07
    price $235,000 1195-char remark

    Show marketing remark (1195 chars)

    Great starter home with 2 bedrooms on the main level and a full bath. Hardwood flooring in the kitchen dining and entryway. Freshly painted and new carpet in 1 of bedrooms. Newer pressure tank, has sump pump and drain tiled. Electric heat and water heater. Used the wood stove to supplement heat source. Centerpoint gas is available to hook up off of Hwy #169 if they want to pay for the connection to the home, centerpoint only covers the 1st 100 feet,the buyer would be responsible for the remaining hook up cost to the home. Sold "As Is" Close to Mille Lacs Lake for great fishing, boating and restaurant's in the area to enjoy. Golf course near by and the Grand Casino Mille lacs, with a grocery store, spa, movie theater and dining. Lower level is unfinished and was designed for a tuck-under garage. There is room to add an additional bath, two bedrooms and a family room. Huge yard has room for a new garage and/or pole barn for all of your toys. Septic system is non- compliant, tank is good drain field failed will need a new mound system. Pricing of this property reflects the septic update listed below Real market value on taxes. Listing agent is related to the sellers.

17. 2026-02-17
    price $240,000 1195-char remark

    Show marketing remark (1195 chars)

    Great starter home with 2 bedrooms on the main level and a full bath. Hardwood flooring in the kitchen dining and entryway. Freshly painted and new carpet in 1 of bedrooms. Newer pressure tank, has sump pump and drain tiled. Electric heat and water heater. Used the wood stove to supplement heat source. Centerpoint gas is available to hook up off of Hwy #169 if they want to pay for the connection to the home, centerpoint only covers the 1st 100 feet,the buyer would be responsible for the remaining hook up cost to the home. Sold "As Is" Close to Mille Lacs Lake for great fishing, boating and restaurant's in the area to enjoy. Golf course near by and the Grand Casino Mille lacs, with a grocery store, spa, movie theater and dining. Lower level is unfinished and was designed for a tuck-under garage. There is room to add an additional bath, two bedrooms and a family room. Huge yard has room for a new garage and/or pole barn for all of your toys. Septic system is non- compliant, tank is good drain field failed will need a new mound system. Pricing of this property reflects the septic update listed below Real market value on taxes. Listing agent is related to the sellers.

18. 2025-10-20
    listed $250,000 Active 1195-char remark

    Show marketing remark (1195 chars)

    Great starter home with 2 bedrooms on the main level and a full bath. Hardwood flooring in the kitchen dining and entryway. Freshly painted and new carpet in 1 of bedrooms. Newer pressure tank, has sump pump and drain tiled. Electric heat and water heater. Used the wood stove to supplement heat source. Centerpoint gas is available to hook up off of Hwy #169 if they want to pay for the connection to the home, centerpoint only covers the 1st 100 feet,the buyer would be responsible for the remaining hook up cost to the home. Sold "As Is" Close to Mille Lacs Lake for great fishing, boating and restaurant's in the area to enjoy. Golf course near by and the Grand Casino Mille lacs, with a grocery store, spa, movie theater and dining. Lower level is unfinished and was designed for a tuck-under garage. There is room to add an additional bath, two bedrooms and a family room. Huge yard has room for a new garage and/or pole barn for all of your toys. Septic system is non- compliant, tank is good drain field failed will need a new mound system. Pricing of this property reflects the septic update listed below Real market value on taxes. Listing agent is related to the sellers.

19. 2018-12-28
    soldstatus $137,500 Sold 372-char remark

    Show marketing remark (372 chars)

    Well maintained Garrison home on 3.75 acres near Mille Lacs Lake. Home features a wood stove in living room, updated kitchen and new kitchen appliances. Lower level is unfinished and was designed for a tuck-under garage. There is room to add an additional bath, two bedrooms and a family room. Huge yard has room for a new garage and/or pole barn for all of your toys.

20. 2018-12-28
    soldstatus $137,500

    Show marketing remark (372 chars)

    Well maintained Garrison home on 3.75 acres near Mille Lacs Lake. Home features a wood stove in living room, updated kitchen and new kitchen appliances. Lower level is unfinished and was designed for a tuck-under garage. There is room to add an additional bath, two bedrooms and a family room. Huge yard has room for a new garage and/or pole barn for all of your toys.

21. 2018-11-19
    status Pending 372-char remark

    Show marketing remark (372 chars)

    Well maintained Garrison home on 3.75 acres near Mille Lacs Lake. Home features a wood stove in living room, updated kitchen and new kitchen appliances. Lower level is unfinished and was designed for a tuck-under garage. There is room to add an additional bath, two bedrooms and a family room. Huge yard has room for a new garage and/or pole barn for all of your toys.

22. 2018-10-30
    historical Contingent - Inspection 372-char remark

    Show marketing remark (372 chars)

    Well maintained Garrison home on 3.75 acres near Mille Lacs Lake. Home features a wood stove in living room, updated kitchen and new kitchen appliances. Lower level is unfinished and was designed for a tuck-under garage. There is room to add an additional bath, two bedrooms and a family room. Huge yard has room for a new garage and/or pole barn for all of your toys.

23. 2018-07-10
    status Active 372-char remark

    Show marketing remark (372 chars)

    Well maintained Garrison home on 3.75 acres near Mille Lacs Lake. Home features a wood stove in living room, updated kitchen and new kitchen appliances. Lower level is unfinished and was designed for a tuck-under garage. There is room to add an additional bath, two bedrooms and a family room. Huge yard has room for a new garage and/or pole barn for all of your toys.

24. 2018-07-10
    status Pending 372-char remark

    Show marketing remark (372 chars)

    Well maintained Garrison home on 3.75 acres near Mille Lacs Lake. Home features a wood stove in living room, updated kitchen and new kitchen appliances. Lower level is unfinished and was designed for a tuck-under garage. There is room to add an additional bath, two bedrooms and a family room. Huge yard has room for a new garage and/or pole barn for all of your toys.

25. 2018-07-10
    price $137,500 372-char remark

    Show marketing remark (372 chars)

    Well maintained Garrison home on 3.75 acres near Mille Lacs Lake. Home features a wood stove in living room, updated kitchen and new kitchen appliances. Lower level is unfinished and was designed for a tuck-under garage. There is room to add an additional bath, two bedrooms and a family room. Huge yard has room for a new garage and/or pole barn for all of your toys.

26. 2018-05-17
    listed $139,900 Active 372-char remark

    Show marketing remark (372 chars)

    Well maintained Garrison home on 3.75 acres near Mille Lacs Lake. Home features a wood stove in living room, updated kitchen and new kitchen appliances. Lower level is unfinished and was designed for a tuck-under garage. There is room to add an additional bath, two bedrooms and a family room. Huge yard has room for a new garage and/or pole barn for all of your toys.

27. 2012-04-27
    soldstatus $89,900
28. 2010-07-20
    soldstatus $107,500

ⓘ 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: $2,420 · $202/mo
• Projected year-2 tax: $2,470 · $206/mo
• Expected delta: +$50/yr (+$4/mo · 2.1%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 1/10 Low 7 d/yr ≥93°F today · 13 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: $20,778
• − Mortgage interest: −$12,603
• − Property taxes: −$2,420
• − Insurance: −$1,125
• − Repairs & maintenance: −$1,662
• − Management: −$1,662
• − Depreciation: −$6,545
• Taxable loss: −$5,241
• Est. tax savings @ 24.0%: +$1,258
• After-tax cash flow: $-32/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: Onamia Public School District
• NCES district ID: 2725050
• Math proficiency: 16% ▼ -11.00%
• Reading proficiency: 26% ▼ -8.00%
• Median HH income: $39,743
• Composite: 17.73/100
• National rank: #9020
• State rank: #289 of 301 in MN

Livability — Vineland

• Score: 62/100
• State rank: #693
• US rank: #16675

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 969

Population outlook (Mille Lacs County) Hauer SSP2

• Today (2025): 24,811 people
• By 2030: 23,960 · -3.4%
• By 2040: 21,835 · -12.0%
• By 2050: 19,376 · -21.9%
• By 2075: 14,838 · -40.2%
• By 2100: 11,957 · -51.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (80%)
• Race & ethnicity: White 80% Native American 12% Two or more races 7%
• Common ancestry: Portuguese 12% Romanian 5% Lithuanian 4%
• Foreign-born: 0% · Canada
• Languages at home: 95% English-only · Spanish 2%

Political lean MEDSL · Mille Lacs

• 2024 margin: Solid R (+40.9) · D 28.9% · R 69.7% · Other 1.4%
• 2008→2024 swing: -33.6pp toward R · 2008: -7.2pp · 2024: -40.9pp
• All cycles: 2024: R+40.9 2020: R+37.8 2016: R+35.8 2012: R+8.6 2008: R+7.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.37%
• Current HPI: 203.4801
• 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

+109.3% since first listed

14 events — show timeline

• 2026-05-15 Price Changed $225,000 NORTHSTARMLS as Distributed by MLS Grid
• 2026-04-07 Price Changed $235,000 NORTHSTARMLS as Distributed by MLS Grid
• 2026-02-17 Price Changed $240,000 NORTHSTARMLS as Distributed by MLS Grid
• 2025-10-20 Listed $250,000 NORTHSTARMLS as Distributed by MLS Grid
• 2018-12-28 Sold (Public Records) $137,500 Public Records
• 2018-12-28 Sold (MLS) $137,500 NORTHSTARMLS as Distributed by MLS Grid
• 2018-11-19 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2018-10-30 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2018-07-10 Relisted — NORTHSTARMLS as Distributed by MLS Grid
• 2018-07-10 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2018-07-10 Price Changed $137,500 NORTHSTARMLS as Distributed by MLS Grid
• 2018-05-17 Listed $139,900 NORTHSTARMLS as Distributed by MLS Grid
• 2012-04-27 Sold (Public Records) $89,900 Public Records
• 2010-07-20 Sold (Public Records) $107,500 Public Records

Property tax history

+6.8%/yr

Latest (2026): $2,420 · +1.3% YoY. Source: county tax records.