716 Sherman St · Jackson, MN 56143

$65,000

4 bd · 1.0 ba · 1,824 sqft · SingleFamily public records · 61 Days on market

Built 1900 0.27 ac lot $36/sqft · 70% below area Est $128k · 49% under ↓ 10% since listing

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Why this score? — see what drove the A- 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +6.3/10.0
• Schools +4.0/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Charming 4 bedroom, 1 bath home waiting for you to make it a home! With spacious rooms and plenty of potential, this property is perfect for buyers looking to add their personal style and create a warm, inviting space.

Key facts

• 0.27 acre lot
• 2 garage spots
• Built 1900

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $731 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $65k).
• Recommended offer: $61k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 79/100 on livability (#97 in MN, #2,166 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F.
• Jackson County Central School District (town): math 46% / reading 48% proficiency, ranked #160 of 301 in MN (top 53%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 23 active listings in the ZIP; 4 units permitted in Jackson County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($449 loan paydown + $2k appreciation (2.6% local appreciation)).
• Jackson County population projected at -11% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (2.6% appreciation + 3.0% rent growth), your $18k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 61 days — a 6% lower offer ($61k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y ago; this cycle's ask has dropped $20k (24%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $61,100 (6.0% below list)

Questions for the listing agent

1. It's been on market 61 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — 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. 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.
6. 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.
7. 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: 2.29% ✓
• Cap rate: 19.78%
• Cash-on-cash: 48.17%
• DSCR: 3.14
• GRM: 3.6

CMA / ARV

• ARV (median comp): $127,994
• List price: $65,000
• Delta: -49.22%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
119 Sverdrup Ave N	0.24mi	4/2.0	1,577 (-14%)	1mo	$94,393	$60	62

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

2.62% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 52.9%
• Equity multiple: 3.92×
• Total profit: $53,092
• Equity at exit: $27,854

10-year hold

• IRR: 52.9%
• Equity multiple: 7.89×
• Total profit: $125,456
• Equity at exit: $41,887

Cash invested: $18,200 (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 56143

• Home prices YoY: 1.1%
• Active inventory: 23
• Price-to-rent: 3.6×

Monthly cashflow live

• Estimated rent: $1,488 medium
• Mortgage (P&I): −$341
• Tax from tax record: −$77 /mo · $920/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$312
• Net cashflow: $731

Break-even live

Break-even rent $563

Max offer price $65,000

Occupancy floor 46%

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-05-12
   status Pending 218-char remark

   Show marketing remark (218 chars)

   Charming 4 bedroom, 1 bath home waiting for you to make it a home! With spacious rooms and plenty of potential, this property is perfect for buyers looking to add their personal style and create a warm, inviting space.

2. 2026-04-28
   price $65,000 218-char remark

   Show marketing remark (218 chars)

   Charming 4 bedroom, 1 bath home waiting for you to make it a home! With spacious rooms and plenty of potential, this property is perfect for buyers looking to add their personal style and create a warm, inviting space.

3. 2026-04-12
   price $74,900 218-char remark

   Show marketing remark (218 chars)

   Charming 4 bedroom, 1 bath home waiting for you to make it a home! With spacious rooms and plenty of potential, this property is perfect for buyers looking to add their personal style and create a warm, inviting space.

4. 2026-03-10
   listed $85,000 Active 218-char remark

   Show marketing remark (218 chars)

   Charming 4 bedroom, 1 bath home waiting for you to make it a home! With spacious rooms and plenty of potential, this property is perfect for buyers looking to add their personal style and create a warm, inviting space.

5. 2021-11-30
   soldstatus $116,000 Sold 320-char remark

   Show marketing remark (320 chars)

   Located in the heart of Jackson, this charming home offers many updates including, a remodeled main-floor bathroom, kitchen, and new carpets in the upstairs bedrooms! Located close to parks, as well as Jackson's Elementary and High Schools, this home not only offers a prime location, but many more wonderful features!

6. 2021-11-30
   soldstatus $116,000

   Show marketing remark (320 chars)

   Located in the heart of Jackson, this charming home offers many updates including, a remodeled main-floor bathroom, kitchen, and new carpets in the upstairs bedrooms! Located close to parks, as well as Jackson's Elementary and High Schools, this home not only offers a prime location, but many more wonderful features!

7. 2021-10-08
   status Pending 320-char remark

   Show marketing remark (320 chars)

   Located in the heart of Jackson, this charming home offers many updates including, a remodeled main-floor bathroom, kitchen, and new carpets in the upstairs bedrooms! Located close to parks, as well as Jackson's Elementary and High Schools, this home not only offers a prime location, but many more wonderful features!

8. 2021-09-25
   listed $125,900 Active 320-char remark

   Show marketing remark (320 chars)

   Located in the heart of Jackson, this charming home offers many updates including, a remodeled main-floor bathroom, kitchen, and new carpets in the upstairs bedrooms! Located close to parks, as well as Jackson's Elementary and High Schools, this home not only offers a prime location, but many more wonderful features!

9. 2006-05-26
   soldstatus $72,000
10. 2006-05-25
    soldstatus $72,000

ⓘ 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: $920 · $77/mo
• Projected year-2 tax: $920 · $77/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 4/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥98°F today · 15 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: $17,852
• − Mortgage interest: −$3,641
• − Property taxes: −$920
• − Insurance: −$325
• − Repairs & maintenance: −$1,428
• − Management: −$1,428
• − Depreciation: −$1,891
• Taxable income: $8,218
• Est. tax owed @ 24.0%: −$1,972
• After-tax cash flow: $6,795/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: Jackson County Central School District
• NCES district ID: 2700231
• Math proficiency: 46% ▼ -9.00%
• Reading proficiency: 48% ▼ -7.00%
• Median HH income: $48,654
• Composite: 40.17/100
• National rank: #3790
• State rank: #160 of 301 in MN

Livability — Jackson

• Score: 79/100
• State rank: #97
• US rank: #2166

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Jackson, MN
• City population: 4,529
• Population (ZIP): 4,529

Population outlook (Jackson County) Hauer SSP2

• Today (2025): 9,757 people
• By 2030: 9,560 · -2.0%
• By 2040: 9,130 · -6.4%
• By 2050: 8,699 · -10.8%
• By 2075: 8,113 · -16.8%
• By 2100: 7,471 · -23.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Two or more races 4% Hispanic / Latino 4% Asian 2% Black 1%
• Common ancestry: Portuguese 15% Iranian 4% Swiss 3%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 1% German/W. Germanic 1%

Political lean MEDSL · Jackson

• 2024 margin: Solid R (+42.1) · D 28.1% · R 70.2% · Other 1.7%
• 2008→2024 swing: -37.8pp toward R · 2008: -4.3pp · 2024: -42.1pp
• All cycles: 2024: R+42.1 2020: R+37.9 2016: R+38.8 2012: R+14.3 2008: R+4.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.62%
• Current HPI: 240.1057
• 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

-9.7% since first listed

10 events — show timeline

• 2026-05-12 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2026-04-28 Price Changed $65,000 NORTHSTARMLS as Distributed by MLS Grid
• 2026-04-12 Price Changed $74,900 NORTHSTARMLS as Distributed by MLS Grid
• 2026-03-10 Listed $85,000 NORTHSTARMLS as Distributed by MLS Grid
• 2021-11-30 Sold (Public Records) $116,000 Public Records
• 2021-11-30 Sold (MLS) $116,000 NORTHSTARMLS as Distributed by MLS Grid
• 2021-10-08 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2021-09-25 Listed $125,900 NORTHSTARMLS as Distributed by MLS Grid
• 2006-05-26 Sold (Public Records) $72,000 Public Records
• 2006-05-25 Sold (Public Records) $72,000 Public Records

Property tax history

+5.9%/yr

Latest (2025): $920 · -13.9% YoY. Source: county tax records.