241 5th St SE · Glenville, MN 56036

$169,900

3 bd · 3.0 ba · 1,200 sqft · SingleFamily public records · 7 Days on market

Built 1965 0.25 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 +7.7/30.0
• ARV discount +7.5/15.0
• Schools +4.3/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.8/10.0
• 1% rule +1.6/10.0

Listing remarks MLS

Well maintained move in ready ranch time 3 bedroom home in Glenville. Attached garage plus detached double garage. Large kitchen and eating area. All living on one level. Sink, stool, and shower in basement potential for bathroom in basement.

Key facts

• Newer boiler
• Attached garage
• Newer roof

Tags

• RANCH STYLE HOME
• NEWER BOILER
• NEWER ROOF
• ATTACHED GARAGE
• DOUBLE DETACHED GARAGE

Property features AI

Exterior

• Parking: Attached garage; 3-car garage
• Utilities: City water (connected); City sewer (connected); Natural gas
• Home design: Residential one-story home; Main entry on main level
• Construction: Block foundation; Full, unfinished basement
• Exterior features: Wood exterior; Lot approximately 0.254 acres (148 x 75)

Interior

• Kitchen: Range; Dishwasher; Refrigerator; Exhaust fan
• Bedrooms: 3 bedrooms (all on the main level)
• Bathrooms: Main floor full bathroom; Basement 3/4 bathroom
• Heating & cooling: Boiler heating; Central air conditioning
• Interior features: Dishwasher; Exhaust fan; Gas water heater; Range; Refrigerator; Owned water softener; Kitchen and dining combined (Kitchen/Dining Room)
• Laundry & utility: Washer hookup; Laundry located in basement; Washer/Dryer hookup noted in amenities

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $-196 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $135k (20.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $112k (33.8% below list).
• Recommended offer: $112k (33.8% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 65/100 on livability (#544 in MN) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment C-, health & safety C-, crime D+.
• Glenville-Emmons School District (rural): math 50% / reading 45% proficiency, ranked #305 of 467 in MN (top 65%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 13 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 $18k of equity ($1k loan paydown + $17k 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.
• By year 3, paydown + projected appreciation supports a ~$46k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 7y 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.
• Current owner paid $96k; list at $170k implies a 76% gain — meaningful room to come down on a strong offer.

Recommended offer $112,429 (33.8% 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 1965 — 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. 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. 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: 0.66% ✗
• Cap rate: 4.91%
• Cash-on-cash: -4.95%
• DSCR: 0.78
• GRM: 12.6

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: 20.8%
• Equity multiple: 2.68×
• Total profit: $80,006
• Equity at exit: $153,059

10-year hold

• IRR: 18.9%
• Equity multiple: 6.16×
• Total profit: $245,348
• Equity at exit: $330,078

Cash invested: $47,572 (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 56036

• Home prices YoY: 6.7%
• Active inventory: 13
• Price-to-rent: 12.6×

Monthly cashflow live

• Estimated rent: $1,124 medium
• Mortgage (P&I): −$891
• Tax from tax record: −$122 /mo · $1,470/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$236
• Net cashflow: $-196

Break-even live

Break-even rent $1,372

Max offer price $135,262

Occupancy floor —

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: $42,475
• Closing costs: $5,097
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-05-13
   listed $169,900 Active 325-char remark
2. 2020-07-24
   soldstatus $96,500 Sold 242-char remark

   Show marketing remark (242 chars)

   Well maintained move in ready ranch time 3 bedroom home in Glenville. Attached garage plus detached double garage. Large kitchen and eating area. All living on one level. Sink, stool, and shower in basement potential for bathroom in basement.

3. 2020-03-05
   soldstatus $96,500
4. 2020-01-30
   status Pending 242-char remark

   Show marketing remark (242 chars)

   Well maintained move in ready ranch time 3 bedroom home in Glenville. Attached garage plus detached double garage. Large kitchen and eating area. All living on one level. Sink, stool, and shower in basement potential for bathroom in basement.

5. 2019-09-08
   price $118,900 242-char remark

   Show marketing remark (242 chars)

   Well maintained move in ready ranch time 3 bedroom home in Glenville. Attached garage plus detached double garage. Large kitchen and eating area. All living on one level. Sink, stool, and shower in basement potential for bathroom in basement.

6. 2019-08-27
   price $128,900 242-char remark

   Show marketing remark (242 chars)

   Well maintained move in ready ranch time 3 bedroom home in Glenville. Attached garage plus detached double garage. Large kitchen and eating area. All living on one level. Sink, stool, and shower in basement potential for bathroom in basement.

7. 2019-07-02
   listed $135,900 Active 242-char remark

   Show marketing remark (242 chars)

   Well maintained move in ready ranch time 3 bedroom home in Glenville. Attached garage plus detached double garage. Large kitchen and eating area. All living on one level. Sink, stool, and shower in basement potential for bathroom in basement.

8. 1999-10-14
   soldstatus $75,000

ⓘ 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: $1,470 · $122/mo
• Projected year-2 tax: $1,686 · $141/mo
• Expected delta: +$216/yr (+$18/mo · 14.7%)

ⓘ 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 · 16 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: $13,491
• − Mortgage interest: −$9,517
• − Property taxes: −$1,470
• − Insurance: −$850
• − Repairs & maintenance: −$1,079
• − Management: −$1,079
• − Depreciation: −$4,943
• Taxable loss: −$5,446
• Est. tax savings @ 24.0%: +$1,307
• After-tax cash flow: $-1,046/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: Glenville-Emmons School District
• NCES district ID: 2700148
• Math proficiency: 50% ▲ 20.00%
• Reading proficiency: 45% ▲ 15.00%
• Median HH income: $49,815
• Composite: 42.83/100
• National rank: #6740
• State rank: #305 of 467 in MN

Livability — Glenville

• Score: 65/100
• State rank: #544
• US rank: #13110

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

• Census place: Glenville, MN
• Population (ZIP): 1,766

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 (91%)
• Race & ethnicity: White 91% Two or more races 5% Hispanic / Latino 3%
• Common ancestry: Portuguese 38% Lithuanian 2% Scottish 1%
• Foreign-born: 1%
• Languages at home: 98% English-only · Russian/Polish/Slavic 1% 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: ▲ 16.32%
• Current HPI: 259.8986
• 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

+126.5% since first listed

9 events — show timeline

• 2026-05-20 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2026-05-13 Listed $169,900 NORTHSTARMLS as Distributed by MLS Grid
• 2020-07-24 Sold (MLS) $96,500 NORTHSTARMLS as Distributed by MLS Grid
• 2020-03-05 Sold (Public Records) $96,500 Public Records
• 2020-01-30 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2019-09-08 Price Changed $118,900 NORTHSTARMLS as Distributed by MLS Grid
• 2019-08-27 Price Changed $128,900 NORTHSTARMLS as Distributed by MLS Grid
• 2019-07-02 Listed $135,900 NORTHSTARMLS as Distributed by MLS Grid
• 1999-10-14 Sold (Public Records) $75,000 Public Records

Property tax history

+7.8%/yr

Latest (2025): $1,470 · -2.5% YoY. Source: county tax records.