101 S 1st St · Kiester, MN 56051

$159,900

3 bd · 1.5 ba · 1,710 sqft · SingleFamily public records · 67 Days on market

Built 1910 0.83 ac lot $94/sqft · 141% above area

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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 +15.2/30.0
• ARV discount +7.5/15.0
• Appreciation +6.1/10.0
• DSCR +4.7/10.0
• Schools +4.2/10.0
• 1% rule +3.8/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Welcome to Kiester. Where the city is thriving! Are you looking to get out of the big city and enjoy small town living with all your basic services. Here is a property with the "Original, 1920 ,1 room School House" of Kiester that you can even have your parents, friends, rental, crafting, hobbies or a "she Shed" on the same property with some renovations and a vision. Main home is a 2-Story that features main floor bedroom with 3/4 bath, eat-in kitchen with laundry, newer furnace, A/C and water heater. 2 stall detached garage with attached shed. Driveway has RV parking and a 2nd shed. Set up a showing today!

Key facts

• Rv parking
• 0.83 acre lot
• 2 garage spots

Tags

• 2 STALL DETACHED GARAGE
• RV PARKING

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $57 ($679/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 $140k (12.3% below list).
• Recommended offer: $140k (12.3% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 62/100 on livability (#710 in MN) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: health & safety C-, crime D-, amenities F.
• United South Central School District (rural): math 46% / reading 53% proficiency, ranked #130 of 301 in MN (top 43%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: United South Central Elementary (math 57% / reading 59%, grade C+, #258 of 857 statewide, top 30%, 445 students, 55% FRL); United South Central High School (math 32% / reading 47%, grade F, #246 of 471 statewide, top 59%, 333 students, 51% FRL) — zoned schools average 53% FRL vs 35% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 9 active listings in the ZIP; 4 units permitted in Faribault County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($1k loan paydown + $3k appreciation (2.1% local appreciation)).
• Faribault County population projected at -11% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (2.1% appreciation + 3.0% rent growth), your $45k cash investment doubles in ~7 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 67 days — a 6% lower offer ($150k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 17y ago; this cycle's ask has dropped $13k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $34k; list at $160k implies a 370% 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 $140,243 (12.3% below list)

Questions for the listing agent

1. It's been on market 67 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. 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. 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?
8. 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.
9. 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.
10. 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: 0.88% ✗
• Cap rate: 6.72%
• Cash-on-cash: 1.52%
• DSCR: 1.07
• GRM: 9.5

CMA / ARV

• ARV (median comp): $85,267
• List price: $159,900
• Delta: 87.53%
• Verdict: OVERPRICED
• Comps: 3 within 1.0 mi

Projected returns pro-forma

2.13% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 6.4%
• Equity multiple: 1.35×
• Total profit: $15,659
• Equity at exit: $64,243

10-year hold

• IRR: 9.8%
• Equity multiple: 2.34×
• Total profit: $59,980
• Equity at exit: $93,422

Cash invested: $44,772 (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 56051

• Home prices YoY: 0.9%
• Active inventory: 9
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $1,402 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$146 /mo · $1,754/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$295
• Net cashflow: $57

Break-even live

Break-even rent $1,331

Max offer price $159,900

Occupancy floor 91%

Sensitivity live

Price	-10% $147	-5% $102	+0% $57	+5% $11	+10% $-34
Rent	-10% $-54	-5% $1	+0% $57	+5% $112	+10% $167
Rate	-1.0pp $137	-0.5pp $97	base $57	+0.5pp $15	+1.0pp $-27

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-09
   statusdays on market $159,900 Pending 67 DOM
2. 2026-06-08
   days on market $159,900 Active 66 DOM
3. 2026-06-07
   days on market $159,900 Active 65 DOM
4. 2026-06-07
   days on market $159,900 Active 64 DOM
5. 2026-06-04
   days on market $159,900 Active 61 DOM
6. 2026-06-02
   days on market $159,900 Active 60 DOM
7. 2026-06-01
   days on market $159,900 Active 59 DOM
8. 2026-05-31
   days on market $159,900 Active 58 DOM
9. 2026-05-31
   days on market $159,900 Active 57 DOM
10. 2026-04-29
    price $159,900 635-char remark

    Show marketing remark (635 chars)

    Welcome to Kiester. Where the city is thriving! Are you looking to get out of the big city and enjoy small town living with all your basic services. Here is a property with the "Original, 1920 ,1 room School House" of Kiester that you can even have your parents, friends, rental, crafting, hobbies or a "she Shed" on the same property with some renovations and a vision. Main home is a 2-Story that features main floor bedroom with 3/4 bath, eat-in kitchen with laundry, newer furnace, A/C and water heater. 2 stall detached garage with attached shed. Driveway has RV parking and a 2nd shed. Set up a showing today!

11. 2026-04-02
    listed $172,700 Active 635-char remark

    Show marketing remark (635 chars)

    Welcome to Kiester. Where the city is thriving! Are you looking to get out of the big city and enjoy small town living with all your basic services. Here is a property with the "Original, 1920 ,1 room School House" of Kiester that you can even have your parents, friends, rental, crafting, hobbies or a "she Shed" on the same property with some renovations and a vision. Main home is a 2-Story that features main floor bedroom with 3/4 bath, eat-in kitchen with laundry, newer furnace, A/C and water heater. 2 stall detached garage with attached shed. Driveway has RV parking and a 2nd shed. Set up a showing today!

12. 2018-12-09
    historical
13. 2012-05-21
    listed $48,000
14. 2012-05-21
    listed $48,000
15. 2009-11-09
    soldstatus $34,000
16. 2009-11-06
    soldstatus $34,000
17. 2009-11-06
    soldstatus $34,000
18. 2009-09-30
    historical
19. 2009-08-06
    listed $37,900
20. 2009-08-05
    listed $37,900

ⓘ 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: $1,754 · $146/mo
• Projected year-2 tax: $1,772 · $148/mo
• Expected delta: +$18/yr (+$2/mo · 1.1%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥99°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: $16,829
• − Mortgage interest: −$8,957
• − Property taxes: −$1,754
• − Insurance: −$800
• − Repairs & maintenance: −$1,346
• − Management: −$1,346
• − Depreciation: −$4,652
• Taxable loss: −$2,026
• Est. tax savings @ 24.0%: +$486
• After-tax cash flow: $1,165/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: United South Central School District
• NCES district ID: 2700005
• Math proficiency: 46% ▼ -10.00%
• Reading proficiency: 53% ▼ -8.00%
• Median HH income: $46,722
• Composite: 42.03/100
• National rank: #3330
• State rank: #130 of 301 in MN

Livability — Kiester

• Score: 62/100
• State rank: #710
• US rank: #17133

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Kiester, MN
• City population: 648
• Population (ZIP): 648

Population outlook (Faribault County) Hauer SSP2

• Today (2025): 13,474 people
• By 2030: 13,112 · -2.7%
• By 2040: 12,454 · -7.6%
• By 2050: 11,973 · -11.1%
• By 2075: 11,565 · -14.2%
• By 2100: 10,844 · -19.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Hispanic / Latino 6% Two or more races 5%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Portuguese 29% Serbian 6% Scottish 5%
• Foreign-born: 0% · Canada
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Faribault

• 2024 margin: Solid R (+37.4) · D 30.4% · R 67.8% · Other 1.8%
• 2008→2024 swing: -31.8pp toward R · 2008: -5.6pp · 2024: -37.4pp
• All cycles: 2024: R+37.4 2020: R+33.6 2016: R+34.1 2012: R+9.1 2008: R+5.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.13%
• Current HPI: 231.8589
• 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

+321.9% since first listed

11 events — show timeline

• 2026-04-29 Price Changed $159,900 NORTHSTARMLS as Distributed by MLS Grid
• 2026-04-02 Listed $172,700 NORTHSTARMLS as Distributed by MLS Grid
• 2018-12-09 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2012-05-21 Listed $48,000 NORTHSTARMLS as Distributed by MLS Grid
• 2012-05-21 Listed $48,000 NORTHSTARMLS as Distributed by MLS Grid
• 2009-11-09 Sold (Public Records) $34,000 Public Records
• 2009-11-06 Sold (MLS) $34,000 NORTHSTARMLS as Distributed by MLS Grid
• 2009-11-06 Sold (MLS) $34,000 NORTHSTARMLS as Distributed by MLS Grid
• 2009-09-30 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2009-08-06 Listed $37,900 NORTHSTARMLS as Distributed by MLS Grid
• 2009-08-05 Listed $37,900 NORTHSTARMLS as Distributed by MLS Grid

Property tax history

+3.2%/yr

Latest (2025): $1,754 · +33.9% YoY. Source: county tax records.