807 County Road 6 · Renville, MN 56284

$50,000

3 bd · 1.0 ba · 1,037 sqft · SingleFamily public records · 404 Days on market

Built 1910 0.48 ac lot

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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 +9.7/10.0
• ARV discount +7.5/15.0
• Livability +3.7/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Edge of town rural feel with a nice sized lot. The house, with some effort, would make a great home. Seller financing available. Being sold as-is. Seller escrow available to trench in city sewer...

Key facts

• 0.48 acre lot
• 2 garage spots
• Built 1910

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $50k.

Deal economics

• At list price, monthly cash flow is $865 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $50k).
• Recommended offer: $44k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 74/100 on livability (#221 in MN, #4,729 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A; Watch: amenities F, commute F.
• Renville County West School District (rural): math 26% / reading 43% proficiency, ranked #255 of 301 in MN (top 85%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Renville County West Elementary (math 27% / reading 47%, grade F, #636 of 857 statewide, top 76%, 350 students, 58% FRL); Renville County West Senior High (math 22% / reading 37%, grade F, #354 of 471 statewide, top 77%, 230 students, 54% FRL) — zoned schools average 56% FRL vs 40% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 4 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 17 units permitted in Renville County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($346 loan paydown + $5k appreciation (9.4% local appreciation)).
• Renville County population projected at -28% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (9.4% appreciation + 3.0% rent growth), your $14k cash investment doubles in ~1 year — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 404 days — a 12% lower offer ($44k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago; this cycle's ask has dropped $28k (36%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $10k; list at $50k implies a 400% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $44,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 404 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 3.10% ✓
• Cap rate: 27.05%
• Cash-on-cash: 74.14%
• DSCR: 4.30
• GRM: 2.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

9.44% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 84.2%
• Equity multiple: 6.75×
• Total profit: $80,452
• Equity at exit: $43,021

10-year hold

• IRR: 79.1%
• Equity multiple: 14.80×
• Total profit: $193,211
• Equity at exit: $90,706

Cash invested: $14,000 (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 56284

• Home prices YoY: 3.5%
• Active inventory: 4
• Price-to-rent: 2.7×

Monthly cashflow live

• Estimated rent: $1,550 medium
• Mortgage (P&I): −$262
• Tax from tax record: −$76 /mo · $918/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$326
• Net cashflow: $865

Break-even live

Break-even rent $455

Max offer price $50,000

Occupancy floor 39%

Sensitivity live

Price	-10% $893	-5% $879	+0% $865	+5% $851	+10% $837
Rent	-10% $743	-5% $804	+0% $865	+5% $926	+10% $987
Rate	-1.0pp $890	-0.5pp $878	base $865	+0.5pp $852	+1.0pp $839

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: $12,500
• Closing costs: $1,500
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
609 Main St S Renville, MN	1.0–2.0	1.0	642	$1,550	$2.41	45d	1	1.05mi

Listing history 24 events

1. 2026-06-21
   days on market $50,000 Active 404 DOM
2. 2026-06-21
   days on market $50,000 Active 403 DOM
3. 2026-06-18
   days on market $50,000 Active 401 DOM
4. 2026-06-17
   days on market $50,000 Active 400 DOM
5. 2026-06-16
   days on market $50,000 Active 399 DOM
6. 2026-06-15
   days on market $50,000 Active 398 DOM
7. 2026-06-13
   days on market $50,000 Active 396 DOM
8. 2026-06-12
   days on market $50,000 Active 395 DOM
9. 2026-06-09
   days on market $50,000 Active 392 DOM
10. 2026-06-08
    days on market $50,000 Active 391 DOM
11. 2026-06-07
    days on market $50,000 Active 390 DOM
12. 2026-06-05
    days on market $50,000 Active 388 DOM
13. 2026-06-04
    days on market $50,000 Active 386 DOM
14. 2026-06-02
    days on market $50,000 Active 385 DOM
15. 2026-06-01
    days on market $50,000 Active 384 DOM
16. 2026-05-31
    days on market $50,000 Active 383 DOM
17. 2026-05-31
    days on market $50,000 Active 382 DOM
18. 2026-04-27
    price $75,000 197-char remark

    Show marketing remark (197 chars)

    Edge of town rural feel with a nice sized lot. The house, with some effort, would make a great home. Seller financing available. Being sold as-is. Seller escrow available to trench in city sewer...

19. 2025-08-16
    price $77,000 197-char remark

    Show marketing remark (197 chars)

    Edge of town rural feel with a nice sized lot. The house, with some effort, would make a great home. Seller financing available. Being sold as-is. Seller escrow available to trench in city sewer...

20. 2025-05-13
    listed $78,000 Active 197-char remark

    Show marketing remark (197 chars)

    Edge of town rural feel with a nice sized lot. The house, with some effort, would make a great home. Seller financing available. Being sold as-is. Seller escrow available to trench in city sewer...

21. 2025-01-05
    status Pending
22. 2025-01-05
    historical
23. 2024-12-29
    listed $64,400 Active
24. 2012-02-23
    soldstatus $10,000

ⓘ 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: $918 · $76/mo
• Projected year-2 tax: $918 · $76/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 ≥100°F today · 14 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,600
• − Mortgage interest: −$2,801
• − Property taxes: −$918
• − Insurance: −$250
• − Repairs & maintenance: −$1,488
• − Management: −$1,488
• − Depreciation: −$1,455
• Taxable income: $10,201
• Est. tax owed @ 24.0%: −$2,448
• After-tax cash flow: $7,931/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: Renville County West School District
• NCES district ID: 2700163
• Math proficiency: 26% ▼ -14.00%
• Reading proficiency: 43% ▼ -12.00%
• Median HH income: $51,850
• Composite: 30.04/100
• National rank: #6356
• State rank: #255 of 301 in MN

Livability — Renville

• Score: 74/100
• State rank: #221
• US rank: #4729

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Renville, MN
• Population (ZIP): 2,099

Population outlook (Renville County) Hauer SSP2

• Today (2025): 13,251 people
• By 2030: 12,443 · -6.1%
• By 2040: 10,946 · -17.4%
• By 2050: 9,598 · -27.6%
• By 2075: 7,411 · -44.1%
• By 2100: 5,768 · -56.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (79%)
• Race & ethnicity: White 79% Hispanic / Latino 17% Two or more races 11%
• Hispanic origin (detail): Mexican 16%
• Common ancestry: Portuguese 22% Iranian 5% English 1%
• Foreign-born: 3% · Canada
• Languages at home: 89% English-only · Spanish 10%

Political lean MEDSL · Renville

• 2024 margin: Solid R (+41.4) · D 28.4% · R 69.8% · Other 1.9%
• 2008→2024 swing: -40.8pp toward R · 2008: -0.6pp · 2024: -41.4pp
• All cycles: 2024: R+41.4 2020: R+36.5 2016: R+36.7 2012: R+9.8 2008: R+0.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 9.44%
• Current HPI: 281.7046
• 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

+650.0% since first listed

7 events — show timeline

• 2026-04-27 Price Changed $75,000 NORTHSTARMLS as Distributed by MLS Grid
• 2025-08-16 Price Changed $77,000 NORTHSTARMLS as Distributed by MLS Grid
• 2025-05-13 Listed $78,000 NORTHSTARMLS as Distributed by MLS Grid
• 2025-01-05 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2025-01-05 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2024-12-29 Listed $64,400 NORTHSTARMLS as Distributed by MLS Grid
• 2012-02-23 Sold (Public Records) $10,000 Public Records

Property tax history

+9.6%/yr

Latest (2026): $918 · -34.1% YoY. Source: county tax records.