122 5th St · Clinton, MN 56225

$39,035

2 bd · 1.0 ba · 1,024 sqft · SingleFamily public records · 41 Days on market

Built 1953 0.31 ac lot ↓ 2% since listing

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Why this score? — see what drove the B+ 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +8.4/10.0
• ARV discount +7.5/15.0
• Schools +5.5/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Charming home located in the heart of Clinton, MN, featuring a spacious layout with multiple bedrooms and bathrooms. The property gives a cozy living area, a well-equipped kitchen, and ample storage throughout. Enjoy the outdoor space with a generous yard, appropriate for relaxation or entertainment. Conveniently situated near local amenities and schools, this home promises comfort and accessibility for its residents.

Key facts

• 0.31 acre lot
• 4 garage spots
• Built 1953

Property features AI

Finance

• Other: Above- and below-grade finished area reported (main level finished area included); Total living area reported as 2,048 square feet

Exterior

• Parking: Attached garage with garage door opener; Multiple garages, 4 garage spaces
• Utilities: Natural gas fuel; Water: other; Sewer: other
• Home design: Residential property; One story
• Construction: Foundation area approximately 1,024; Foundation described as 'Other'
• Exterior features: Vinyl exterior; Lot approximately 0.31 acres (50 x 100)

Interior

• Bedrooms: 3 bedrooms (all on the main level)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; No central air listed
• Interior features: Unfinished basement; Accessibility features present

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $39k.

Deal economics

• At list price, monthly cash flow is $433 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($977 rent vs $39k).
• Recommended offer: $38k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 69/100 on livability (#366 in MN) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment B+; Watch: health & safety C-, crime D+, amenities F.
• Clinton-Graceville-Beardsley (rural): math 50% / reading 75% proficiency, ranked #116 of 467 in MN (top 25%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 5 active listings in the ZIP; 3 units permitted in Big Stone County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($270 loan paydown + $3k appreciation (6.7% local appreciation)).
• Big Stone County population projected at -23% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (6.7% appreciation + 3.0% rent growth), your $11k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 41 days — a 3% lower offer ($38k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 3.6% of price; built in 1953 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $37,863 (3.0% below list)

Questions for the listing agent

1. It's been on market 41 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1953 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are B-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?
6. 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?
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: 2.50% ✓
• Cap rate: 19.61%
• Cash-on-cash: 47.55%
• DSCR: 3.12
• GRM: 3.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

6.72% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 57.5%
• Equity multiple: 4.72×
• Total profit: $40,609
• Equity at exit: $26,348

10-year hold

• IRR: 53.8%
• Equity multiple: 9.93×
• Total profit: $97,595
• Equity at exit: $49,426

Cash invested: $10,930 (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 56225

• Home prices YoY: 6.0%
• Active inventory: 5
• Price-to-rent: 3.3×

Monthly cashflow live

• Estimated rent: $977 medium
• Mortgage (P&I): −$205
• Tax from tax record: −$118 /mo · $1,418/yr
• Insurance: −$16
• HOA: −$0
• Vacancy / Maint / Mgmt: −$205
• Net cashflow: $433

Break-even live

Break-even rent $429

Max offer price $39,035

Occupancy floor 51%

Sensitivity live

Price	-10% $455	-5% $444	+0% $433	+5% $422	+10% $411
Rent	-10% $356	-5% $394	+0% $433	+5% $472	+10% $510
Rate	-1.0pp $453	-0.5pp $443	base $433	+0.5pp $423	+1.0pp $413

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: $9,759
• Closing costs: $1,171
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-09
   days on market $39,035 Active 41 DOM
2. 2026-06-08
   days on market $39,035 Active 40 DOM
3. 2026-06-07
   days on market $39,035 Active 39 DOM
4. 2026-06-07
   days on market $39,035 Active 38 DOM
5. 2026-06-04
   days on market $39,035 Active 35 DOM
6. 2026-06-02
   days on market $39,035 Active 34 DOM
7. 2026-06-01
   days on market $39,035 Active 33 DOM
8. 2026-05-31
   days on market $39,035 Active 32 DOM
9. 2026-05-31
   days on market $39,035 Active 31 DOM
10. 2026-05-21
    price $39,035
11. 2026-05-18
    price $41,089
12. 2026-05-15
    price $43,251
13. 2026-05-12
    price $45,527
14. 2026-05-07
    price $47,923
15. 2026-05-05
    price $48,902
16. 2026-04-29
    listed $49,900 Active
17. 2020-07-15
    soldstatus $40,000

ⓘ 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: $1,418 · $118/mo
• Projected year-2 tax: $1,418 · $118/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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥98°F today · 13 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,729
• − Mortgage interest: −$2,187
• − Property taxes: −$1,418
• − Insurance: −$195
• − Repairs & maintenance: −$938
• − Management: −$938
• − Depreciation: −$1,136
• Taxable income: $4,917
• Est. tax owed @ 24.0%: −$1,180
• After-tax cash flow: $4,016/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: Clinton-Graceville-Beardsley
• NCES district ID: 2700150
• Math proficiency: 50% ▲ 10.00%
• Reading proficiency: 75% ▲ 10.00%
• Median HH income: $48,940
• Composite: 54.51/100
• National rank: #2891
• State rank: #116 of 467 in MN

Livability — Clinton

• Score: 69/100
• State rank: #366
• US rank: #8612

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Clinton, MN
• Population (ZIP): 733

Population outlook (Big Stone County) Hauer SSP2

• Today (2025): 4,608 people
• By 2030: 4,380 · -4.9%
• By 2040: 3,941 · -14.5%
• By 2050: 3,551 · -22.9%
• By 2075: 2,917 · -36.7%
• By 2100: 2,284 · -50.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 6% Hispanic / Latino 2% Asian 1%
• Common ancestry: Portuguese 16% Iranian 4% Scottish 4%
• Foreign-born: 1%
• Languages at home: 88% English-only · German/W. Germanic 11% Tagalog/Filipino 1%

Political lean MEDSL · Big Stone

• 2024 margin: Strong R (+29.6) · D 34.2% · R 63.8% · Other 2.0%
• 2008→2024 swing: -35.9pp toward R · 2008: 6.4pp · 2024: -29.6pp
• All cycles: 2024: R+29.6 2020: R+27.2 2016: R+25.1 2012: R+1.4 2008: D+6.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 6.72%
• Current HPI: 119.835
• 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

-2.4% since first listed

8 events — show timeline

• 2026-05-21 Price Changed $39,035 NORTHSTARMLS as Distributed by MLS Grid
• 2026-05-18 Price Changed $41,089 NORTHSTARMLS as Distributed by MLS Grid
• 2026-05-15 Price Changed $43,251 NORTHSTARMLS as Distributed by MLS Grid
• 2026-05-12 Price Changed $45,527 NORTHSTARMLS as Distributed by MLS Grid
• 2026-05-07 Price Changed $47,923 NORTHSTARMLS as Distributed by MLS Grid
• 2026-05-05 Price Changed $48,902 NORTHSTARMLS as Distributed by MLS Grid
• 2026-04-29 Listed $49,900 NORTHSTARMLS as Distributed by MLS Grid
• 2020-07-15 Sold (Public Records) $40,000 Public Records

Property tax history

+9.7%/yr

Latest (2026): $1,418 · +0.9% YoY. Source: county tax records.