270 North St E · Vesta, MN 56292

$165,000

3 bd · 1.0 ba · 812 sqft · SingleFamily public records · 1 Days on market

Built 1948 9,365 sqft lot

---

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 +8.5/10.0
• ARV discount +7.5/15.0
• Cash flow +7.4/30.0
• Schools +4.2/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.5/10.0
• 1% rule +1.4/10.0

Listing remarks

Welcome home.

Key facts

• 9,365 sq ft lot
• 2 garage spots
• Built 1948

Property features AI

Finance

• Other: Living area reported as 1,200 above grade with 729 below grade; Main level finished area reported as 900; Building area total reported as 1,929; Lot dimensions ~120 x 100 (0.215 acres)
• Financial info: Free and clear mortgage status

Exterior

• Parking: Attached garage (2 spaces); Concrete garage; Garage approximately 26x29 with 7' high and 9' wide door(s)
• Utilities: City water (in street); City sewer (connected); 200+ amp electric service (Redwood Electric Cooperative)
• Home design: Residential property; One and one-half levels; Entry includes front porch
• Construction: Block construction; Block foundation; Roof age over 8 years
• Exterior features: Vinyl exterior; Enclosed patio/porch and front porch; Irregular lot; Road frontage on a city street (publicly maintained)

Interior

• Kitchen: Range; Microwave; Dishwasher; Refrigerator; Disposal
• Bedrooms: 3 bedrooms
• Flooring: Hardwood floors
• Bathrooms: 1 full bathroom (main floor)
• Heating & cooling: Forced air heating; Central air conditioning; Propane fuel
• Interior features: Hardwood floors; Porch (front and enclosed); Walk-up attic; Partially finished basement with storage space and egress window(s); Sump pump
• Laundry & utility: Washer and dryer (hookup in basement); Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $-215 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $127k (23.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $105k (36.4% below list).
• Recommended offer: $105k (36.4% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 64/100 on livability (#608 in MN) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment C-, crime D+, health & safety D+.
• Wabasso Public School District (rural): math 50% / reading 48% proficiency, ranked #130 of 301 in MN (top 43%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 18% free/reduced lunch — higher-income household profile.
• Market conditions: 5 active listings in the ZIP; 25 units permitted in Redwood County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $13k of equity ($1k loan paydown + $11k appreciation (6.9% local appreciation)).
• Redwood County population projected at -16% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 3, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1948 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $104,889 (36.4% 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 1948 — 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 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?
5. 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?
6. 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?
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: 0.64% ✗
• Cap rate: 4.73%
• Cash-on-cash: -5.58%
• DSCR: 0.75
• GRM: 13.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

6.92% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 13.2%
• Equity multiple: 1.93×
• Total profit: $43,092
• Equity at exit: $113,496

10-year hold

• IRR: 13.5%
• Equity multiple: 3.93×
• Total profit: $135,490
• Equity at exit: $214,831

Cash invested: $46,200 (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 56292

• Home prices YoY: 4.8%
• Active inventory: 5
• Price-to-rent: 13.1×

Monthly cashflow live

• Estimated rent: $1,049 medium
• Mortgage (P&I): −$865
• Tax from tax record: −$110 /mo · $1,314/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$220
• Net cashflow: $-215

Break-even live

Break-even rent $1,321

Max offer price $127,036

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-05-29
   status Pending
2. 2026-05-23
   listed $165,000 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: $1,314 · $110/mo
• Projected year-2 tax: $1,581 · $132/mo
• Expected delta: +$267/yr (+$22/mo · 20.3%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $12,587
• − Mortgage interest: −$9,243
• − Property taxes: −$1,314
• − Insurance: −$825
• − Repairs & maintenance: −$1,007
• − Management: −$1,007
• − Depreciation: −$4,800
• Taxable loss: −$5,609
• Est. tax savings @ 24.0%: +$1,346
• After-tax cash flow: $-1,233/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: Wabasso Public School District
• NCES district ID: 2741430
• Math proficiency: 50% ▼ -11.00%
• Reading proficiency: 48% ▼ -8.00%
• Median HH income: $50,656
• Composite: 42.03/100
• National rank: #3331
• State rank: #130 of 301 in MN

Livability — Vesta

• Score: 64/100
• State rank: #608
• US rank: #14516

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Vesta, MN
• Population (ZIP): 582

Population outlook (Redwood County) Hauer SSP2

• Today (2025): 14,504 people
• By 2030: 13,983 · -3.6%
• By 2040: 13,056 · -10.0%
• By 2050: 12,225 · -15.7%
• By 2075: 11,051 · -23.8%
• By 2100: 9,786 · -32.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Hispanic / Latino 2% Black 1%
• Common ancestry: Portuguese 5% Iranian 3% Romanian 2%
• Foreign-born: 2% · Canada
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Redwood

• 2024 margin: Solid R (+43.3) · D 27.7% · R 71.0% · Other 1.2%
• 2008→2024 swing: -29.8pp toward R · 2008: -13.6pp · 2024: -43.3pp
• All cycles: 2024: R+43.3 2020: R+41.2 2016: R+43.0 2012: R+20.1 2008: R+13.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 6.92%
• Current HPI: 151.9207
• 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

2 events — show timeline

• 2026-05-29 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2026-05-23 Listed $165,000 NORTHSTARMLS as Distributed by MLS Grid

Property tax history

+4.1%/yr

Latest (2025): $1,314 · +10.1% YoY. Source: county tax records.