316 5th St NW · Ortonville, MN 56278

$60,000

1 bd · 1.0 ba · 640 sqft · SingleFamily public records · 94 Days on market

Built 1925 10,454 sqft lot

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Why this score? — see what drove the C+ 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 +24.7/30.0
• DSCR +8.0/10.0
• 1% rule +7.9/10.0
• ARV discount +7.5/15.0
• Schools +5.0/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This quaint 1 bedroom 1 bath home is located close to the Ortonville school. It is surrounded by a wooded ravine and offers peaceful enjoyment. This home has been updated with new shingles in 2011, new water heater in 2013, and was completely reinsulated in 2014. There is beautiful woodwork and hardwood floors throughout the home. Also features a walk out basement and private off street parking.

Key facts

• New water heater
• New shingles
• Walk out basement

Tags

• NEW SHINGLES
• NEW WATER HEATER
• COMPLETELY REINSULATED
• WALK OUT BASEMENT
• PRIVATE OFF STREET PARKING

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $126 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($775 rent vs $60k).
• Recommended offer: $55k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 72/100 on livability (#278 in MN) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment C-, amenities F, commute F.
• Market conditions: 16 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 3 units permitted in Big Stone County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $415 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Big Stone County population projected at -23% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 94 days — a 9% lower offer ($55k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 16y 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 $22k; list at $60k implies a 167% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.9% of price; built in 1925 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $54,600 (9.0% below list)

Questions for the listing agent

1. It's been on market 94 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1925 — 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 1.29% ✓
• Cap rate: 8.81%
• Cash-on-cash: 8.98%
• DSCR: 1.40
• GRM: 6.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -2.6%
• Equity multiple: 0.90×
• Total profit: $-1,656
• Equity at exit: $8,946

10-year hold

• IRR: 7.2%
• Equity multiple: 1.54×
• Total profit: $9,099
• Equity at exit: $5,188

Cash invested: $16,800 (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 56278

• Home prices YoY: -17.4%
• Active inventory: 16
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $775 medium
• Mortgage (P&I): −$315
• Tax from tax record: −$147 /mo · $1,762/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$163
• Net cashflow: $126

Break-even live

Break-even rent $616

Max offer price $60,000

Occupancy floor 79%

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: $15,000
• Closing costs: $1,800
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
611 Lake Ave Apt 8 Ortonville, MN	2.0	1.0	650	$775	$1.19	43d	1	0.16mi

Listing history 35 events

1. 2026-06-18
   days on market $60,000 Active 94 DOM
2. 2026-06-17
   days on market $60,000 Active 93 DOM
3. 2026-06-16
   days on market $60,000 Active 92 DOM
4. 2026-06-15
   days on market $60,000 Active 91 DOM
5. 2026-06-13
   days on market $60,000 Active 89 DOM
6. 2026-06-12
   days on market $60,000 Active 88 DOM
7. 2026-06-09
   days on market $60,000 Active 85 DOM
8. 2026-06-08
   days on market $60,000 Active 84 DOM
9. 2026-06-07
   days on market $60,000 Active 83 DOM
10. 2026-06-05
    days on market $60,000 Active 81 DOM
11. 2026-06-04
    days on market $60,000 Active 79 DOM
12. 2026-06-02
    days on market $60,000 Active 78 DOM
13. 2026-06-01
    days on market $60,000 Active 77 DOM
14. 2026-05-31
    days on market $60,000 Active 76 DOM
15. 2026-05-31
    days on market $60,000 Active 75 DOM
16. 2026-03-13
    listed $60,000 Active 402-char remark

    Show marketing remark (402 chars)

    This quaint 1 bedroom 1 bath home is located close to the Ortonville school. It is surrounded by a wooded ravine and offers peaceful enjoyment. This home has been updated with new shingles in 2011, new water heater in 2013, and was completely reinsulated in 2014. There is beautiful woodwork and hardwood floors throughout the home. Also features a walk out basement and private off street parking.

17. 2019-04-12
    soldstatus $22,500 Sold 402-char remark

    Show marketing remark (402 chars)

    This quaint 1 bedroom 1 bath home is located close to the Ortonville school. It is surrounded by a wooded ravine and offers peaceful enjoyment. This home has been updated with new shingles in 2011, new water heater in 2013, and was completely reinsulated in 2014. There is beautiful woodwork and hardwood floors throughout the home. Also features a walk out basement and private off street parking.

18. 2019-03-11
    status Pending 402-char remark

    Show marketing remark (402 chars)

    This quaint 1 bedroom 1 bath home is located close to the Ortonville school. It is surrounded by a wooded ravine and offers peaceful enjoyment. This home has been updated with new shingles in 2011, new water heater in 2013, and was completely reinsulated in 2014. There is beautiful woodwork and hardwood floors throughout the home. Also features a walk out basement and private off street parking.

19. 2019-03-05
    historical Contingent - Inspection 402-char remark

    Show marketing remark (402 chars)

    This quaint 1 bedroom 1 bath home is located close to the Ortonville school. It is surrounded by a wooded ravine and offers peaceful enjoyment. This home has been updated with new shingles in 2011, new water heater in 2013, and was completely reinsulated in 2014. There is beautiful woodwork and hardwood floors throughout the home. Also features a walk out basement and private off street parking.

20. 2019-03-01
    status Active 402-char remark

    Show marketing remark (402 chars)

    This quaint 1 bedroom 1 bath home is located close to the Ortonville school. It is surrounded by a wooded ravine and offers peaceful enjoyment. This home has been updated with new shingles in 2011, new water heater in 2013, and was completely reinsulated in 2014. There is beautiful woodwork and hardwood floors throughout the home. Also features a walk out basement and private off street parking.

21. 2019-02-23
    listed Contingent - Inspection 402-char remark

    Show marketing remark (402 chars)

    This quaint 1 bedroom 1 bath home is located close to the Ortonville school. It is surrounded by a wooded ravine and offers peaceful enjoyment. This home has been updated with new shingles in 2011, new water heater in 2013, and was completely reinsulated in 2014. There is beautiful woodwork and hardwood floors throughout the home. Also features a walk out basement and private off street parking.

22. 2019-02-11
    listed $22,500 402-char remark

    Show marketing remark (402 chars)

    This quaint 1 bedroom 1 bath home is located close to the Ortonville school. It is surrounded by a wooded ravine and offers peaceful enjoyment. This home has been updated with new shingles in 2011, new water heater in 2013, and was completely reinsulated in 2014. There is beautiful woodwork and hardwood floors throughout the home. Also features a walk out basement and private off street parking.

23. 2019-02-02
    historical
24. 2019-02-02
    historical
25. 2019-02-02
    historical
26. 2019-02-02
    historical
27. 2018-11-02
    listed $27,500
28. 2012-07-02
    soldstatus $22,000
29. 2012-07-02
    soldstatus $22,000
30. 2011-01-03
    listed $22,000
31. 2011-01-03
    listed $22,000
32. 2010-07-20
    listed $35,000
33. 2010-07-20
    listed $35,000
34. 2010-04-09
    listed $35,000
35. 2010-04-09
    listed $35,000

ⓘ 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: $1,762 · $147/mo
• Projected year-2 tax: $1,762 · $147/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 5/10 Major
• 🌡 Heat 2/10 Low 7 d/yr ≥99°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: $9,300
• − Mortgage interest: −$3,361
• − Property taxes: −$1,762
• − Insurance: −$300
• − Repairs & maintenance: −$744
• − Management: −$744
• − Depreciation: −$1,745
• Taxable income: $644
• Est. tax owed @ 24.0%: −$154
• After-tax cash flow: $1,355/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)

No district data.

Livability — Ortonville

• Score: 72/100
• State rank: #278
• US rank: #6074

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Ortonville, MN
• Population (ZIP): 2,685

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 (96%)
• Race & ethnicity: White 96% Two or more races 2% Hispanic / Latino 1%
• Common ancestry: Portuguese 22% Romanian 4% Scottish 3%
• Foreign-born: 2% · Canada
• Languages at home: 99% English-only · Spanish 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: ▼ -43.28%
• Current HPI: 205.2834
• 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

+71.4% since first listed

20 events — show timeline

• 2026-03-13 Listed $60,000 NORTHSTARMLS as Distributed by MLS Grid
• 2019-04-12 Sold (MLS) $22,500 NORTHSTARMLS as Distributed by MLS Grid
• 2019-03-11 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2019-03-05 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2019-03-01 Relisted — NORTHSTARMLS as Distributed by MLS Grid
• 2019-02-23 Listed — NORTHSTARMLS as Distributed by MLS Grid
• 2019-02-11 Listed $22,500 NORTHSTARMLS as Distributed by MLS Grid
• 2019-02-02 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2019-02-02 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2019-02-02 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2019-02-02 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2018-11-02 Listed $27,500 NORTHSTARMLS as Distributed by MLS Grid
• 2012-07-02 Sold (MLS) $22,000 NORTHSTARMLS as Distributed by MLS Grid
• 2012-07-02 Sold (MLS) $22,000 NORTHSTARMLS as Distributed by MLS Grid
• 2011-01-03 Listed $22,000 NORTHSTARMLS as Distributed by MLS Grid
• 2011-01-03 Listed $22,000 NORTHSTARMLS as Distributed by MLS Grid
• 2010-07-20 Listed $35,000 NORTHSTARMLS as Distributed by MLS Grid
• 2010-07-20 Listed $35,000 NORTHSTARMLS as Distributed by MLS Grid
• 2010-04-09 Listed $35,000 NORTHSTARMLS as Distributed by MLS Grid
• 2010-04-09 Listed $35,000 NORTHSTARMLS as Distributed by MLS Grid

Property tax history

+17.1%/yr

Latest (2026): $1,762 · +9.4% YoY. Source: county tax records.