1000 4th Ave SW · Austin, MN 55912

$135,900

2 bd · 1.0 ba · 600 sqft · SingleFamily public records · 26 Days on market

Built 1923 5,706 sqft lot $226/sqft · 23% above area Est $133k · at est.

---

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 +15.0/30.0
• ARV discount +6.5/15.0
• Rent growth +5.0/5.0
• DSCR +4.6/10.0
• Livability +4.0/5.0
• 1% rule +3.2/10.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Cute two bedroom home with newly remodeled interior! Updated kitchen and bath, new paint and flooring throughout. Includes newer roof, new deck, front porch, off-street parking and storage shed. Additional bonus room in basement for playroom, office, crafting, storage, you name it. Also walk up storage area on second level. All fixed up and ready for you!

Key facts

• Front porch
• Storage shed
• Updated kitchen

Tags

• NEWLY REMODELED INTERIOR
• UPDATED KITCHEN
• NEW DECK
• FRONT PORCH
• OFF-STREET PARKING
• STORAGE SHED

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $136k.

Deal economics

• At list price, monthly cash flow is $41 ($497/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $112k (17.7% below list).
• Recommended offer: $112k (17.7% below list) — sets the bar for 1% rule.
• Cap rate 6.7% vs local median 4.8% in Austin — 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 80/100 on livability (#77 in MN, #1,829 nationally) — a professional / high-income tenant draw. Strengths: cost of living A+, housing A+, health & safety A+; Watch: commute F.
• Austin Public School District (town): math 24% / reading 34% proficiency, ranked #267 of 301 in MN (top 89%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Banfield Elementary (math 47% / reading 37%, grade F, #579 of 857 statewide, top 69%, 461 students, 66% FRL); I.J. Holton Intermediate School (math 19% / reading 41%, grade F, #199 of 258 statewide, top 78%, 741 students, 68% FRL); Austin Senior High (math 32% / reading 44%, grade F, #278 of 471 statewide, top 59%, 1,345 students, 60% FRL) — zoned schools average 64% FRL vs 46% district-wide (19 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+11.6%/yr); 190 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 53 units permitted in Mower County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $940 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 26 days — a 2% lower offer ($134k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 8y 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 $42k; list at $136k implies a 224% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1923 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $111,802 (17.7% below list)

Questions for the listing agent

1. Built in 1923 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 0.82% ✗
• Cap rate: 6.66%
• Cash-on-cash: 1.31%
• DSCR: 1.06
• GRM: 10.1

CMA / ARV

• ARV (median comp): $133,002
• List price: $135,900
• Delta: 2.18%
• Verdict: FAIR
• Comps: 1 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -9.3%
• Equity multiple: 0.64×
• Total profit: $-13,517
• Equity at exit: $20,263

10-year hold

• IRR: 5.4%
• Equity multiple: 1.48×
• Total profit: $18,345
• Equity at exit: $11,750

Cash invested: $38,052 (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 55912

• Home prices YoY: -34.4%
• Rents YoY: 11.6%
• Active inventory: 190
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $1,118 high
• Mortgage (P&I): −$713
• Tax from tax record: −$72 /mo · $870/yr
• Insurance: −$57
• HOA: −$0
• Vacancy / Maint / Mgmt: −$235
• Net cashflow: $41

Break-even live

Break-even rent $1,066

Max offer price $135,900

Occupancy floor 91%

Sensitivity live

Price	-10% $118	-5% $80	+0% $41	+5% $3	+10% $-35
Rent	-10% $-47	-5% $-3	+0% $41	+5% $86	+10% $130
Rate	-1.0pp $110	-0.5pp $76	base $41	+0.5pp $6	+1.0pp $-30

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: $33,975
• Closing costs: $4,077
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
600 14th St NW Apt 6 Austin, MN	2.0	1.0	700	$995	$1.42	45d	1	0.68mi
711 1st Dr NW Apt A Austin, MN	2.0	1.0	696	$1,100	$1.58	46d	1	0.78mi
704 1st Dr NW Austin, MN	3.0	1.0–2.0	981	$2,082	$2.12	45d	96	0.82mi
900 14th St NW Austin, MN	2.0	1.0	518	$1,050	$2.03	45d	18	0.87mi
1105 3rd St NW Austin, MN	1.0	1.0	720	$925	$1.28	45d	2	1.01mi

Listing history 12 events

1. 2026-05-12
   status Pending 363-char remark

   Show marketing remark (363 chars)

   Cute two bedroom home with newly remodeled interior! Updated kitchen and bath, new paint and flooring throughout. Includes newer roof, new deck, front porch, off-street parking and storage shed. Additional bonus room in basement for playroom, office, crafting, storage, you name it. Also walk up storage area on second level. All fixed up and ready for you!

2. 2026-04-29
   status Active 363-char remark

   Show marketing remark (363 chars)

   Cute two bedroom home with newly remodeled interior! Updated kitchen and bath, new paint and flooring throughout. Includes newer roof, new deck, front porch, off-street parking and storage shed. Additional bonus room in basement for playroom, office, crafting, storage, you name it. Also walk up storage area on second level. All fixed up and ready for you!

3. 2026-04-23
   historical Contingent - Inspection 363-char remark

   Show marketing remark (363 chars)

   Cute two bedroom home with newly remodeled interior! Updated kitchen and bath, new paint and flooring throughout. Includes newer roof, new deck, front porch, off-street parking and storage shed. Additional bonus room in basement for playroom, office, crafting, storage, you name it. Also walk up storage area on second level. All fixed up and ready for you!

4. 2026-04-16
   listed $135,900 Active 363-char remark

   Show marketing remark (363 chars)

   Cute two bedroom home with newly remodeled interior! Updated kitchen and bath, new paint and flooring throughout. Includes newer roof, new deck, front porch, off-street parking and storage shed. Additional bonus room in basement for playroom, office, crafting, storage, you name it. Also walk up storage area on second level. All fixed up and ready for you!

5. 2024-11-05
   historical
6. 2024-05-13
   price $89,500
7. 2024-04-26
   listed $94,500 Active
8. 2018-12-10
   historical
9. 2018-08-22
   soldstatus $42,000
10. 2018-08-22
    soldstatus $42,100
11. 2018-06-19
    listed $39,900
12. 2012-06-22
    soldstatus $17,500

ⓘ 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: $870 · $72/mo
• Projected year-2 tax: $1,196 · $100/mo
• Expected delta: +$326/yr (+$27/mo · 37.5%)

ⓘ 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 1/10 Low 7 d/yr ≥98°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: $13,416
• − Mortgage interest: −$7,613
• − Property taxes: −$870
• − Insurance: −$680
• − Repairs & maintenance: −$1,073
• − Management: −$1,073
• − Depreciation: −$3,953
• Taxable loss: −$1,846
• Est. tax savings @ 24.0%: +$443
• After-tax cash flow: $940/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: Austin Public School District
• NCES district ID: 2703450
• Math proficiency: 24% ▼ -12.00%
• Reading proficiency: 34% ▼ -9.00%
• Median HH income: $43,818
• Composite: 24.75/100
• National rank: #7604
• State rank: #267 of 301 in MN

Livability — Austin

• Score: 80/100
• State rank: #77
• US rank: #1829

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Austin, MN
• County: Mower County · 29,632 people
• City population: 29,632
• Metro: Austin, MN
• Population (ZIP): 29,632
• Household income: $70,177
• Rent vs Own: 26.0% rent · 74.0% own
• Severe rent burden: 759.0

Population outlook (Mower County) Hauer SSP2

• Today (2025): 39,967 people
• By 2030: 40,204 · +0.6%
• By 2040: 40,509 · +1.4%
• By 2050: 40,841 · +2.2%
• By 2075: 42,029 · +5.2%
• By 2100: 42,272 · +5.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (67%)
• Race & ethnicity: White 67% Hispanic / Latino 16% Asian 8% Two or more races 7% Black 5%
• Hispanic origin (detail): Mexican 12%
• Common ancestry: Portuguese 16% Lithuanian 2% Iranian 2%
• Foreign-born: 15% · Canada, Philippines, China
• Languages at home: 76% English-only · Spanish 14% Other Asian/Pacific 5% German/W. Germanic 1%

Political lean MEDSL · Mower

• 2024 margin: R (+10.5) · D 43.9% · R 54.4% · Other 1.7%
• 2008→2024 swing: -34.1pp toward R · 2008: 23.6pp · 2024: -10.5pp
• All cycles: 2024: R+10.5 2020: R+5.8 2016: R+7.8 2012: D+22.7 2008: D+23.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -142.60%
• Current HPI: 271.4199
• Rent YoY: ▲ 11.62%
• Metro: Austin, MN
• 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

+676.6% since first listed

12 events — show timeline

• 2026-05-12 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2026-04-29 Relisted — NORTHSTARMLS as Distributed by MLS Grid
• 2026-04-23 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2026-04-16 Listed $135,900 NORTHSTARMLS as Distributed by MLS Grid
• 2024-11-05 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2024-05-13 Price Changed $89,500 NORTHSTARMLS as Distributed by MLS Grid
• 2024-04-26 Listed $94,500 NORTHSTARMLS as Distributed by MLS Grid
• 2018-12-10 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2018-08-22 Sold (Public Records) $42,100 Public Records
• 2018-08-22 Sold (MLS) $42,000 NORTHSTARMLS as Distributed by MLS Grid
• 2018-06-19 Listed $39,900 NORTHSTARMLS as Distributed by MLS Grid
• 2012-06-22 Sold (Public Records) $17,500 Public Records

Property tax history

+13.6%/yr

Latest (2025): $870 · +2.4% YoY. Source: county tax records.