920 Elm St · Alexandria, MN 56308

$189,900

3 bd · 2.0 ba · 1,077 sqft · SingleFamily public records · 44 Days on market

Built 1915 9,147 sqft lot $176/sqft · 11% above area Est $255k · 25% under

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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).

• ARV discount +15.0/15.0
• Cash flow +10.9/30.0
• Schools +4.8/10.0
• Livability +3.9/5.0
• DSCR +3.2/10.0
• 1% rule +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Bring your tool belt, this one needs someone that wants to build some sweat equity. Lots of potential here. Nice large garage with entry from the alley, fenced yard for the pets. Location close to downtown and parks.

Key facts

• Close to parks
• Large garage
• Fenced yard

Tags

• LARGE GARAGE
• FENCED YARD
• CLOSE TO DOWNTOWN
• CLOSE TO PARKS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $-82 ($-983/yr) — negative.
• To cash-flow at today's rent, offer at most $175k (7.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $144k (23.9% below list).
• Recommended offer: $144k (23.9% below list) — sets the bar for 1% rule.
• Cap rate 5.8% vs local median 2.5% in Alexandria — 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 78/100 on livability (#105 in MN, #2,409 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities D, commute F.
• Alexandria Public School District (town): math 55% / reading 57% proficiency, ranked #64 of 301 in MN (top 21%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 402 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 285 units permitted in Douglas County in 2024 (88 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• Douglas County population projected at +5% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 44 days — a 3% lower offer ($184k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 17y 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 $100k; list at $190k implies a 90% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1915 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $144,440 (23.9% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 44 days. Have you received any prior offers? Is the seller open to a 24% concession, seller financing, or rate buy-down credit?
3. Built in 1915 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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: 0.76% ✗
• Cap rate: 5.78%
• Cash-on-cash: -1.85%
• DSCR: 0.92
• GRM: 11.0

CMA / ARV

• ARV (median comp): $254,645
• List price: $189,900
• Delta: -25.43%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -19.4%
• Equity multiple: 0.32×
• Total profit: $-36,022
• Equity at exit: $28,315

10-year hold

• IRR: -12.1%
• Equity multiple: 0.28×
• Total profit: $-38,219
• Equity at exit: $16,419

Cash invested: $53,172 (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 56308

• Active inventory: 402
• Price-to-rent: 11.0×

Monthly cashflow live

• Estimated rent: $1,444 medium
• Mortgage (P&I): −$996
• Tax from tax record: −$148 /mo · $1,776/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$303
• Net cashflow: $-82

Break-even live

Break-even rent $1,548

Max offer price $175,431

Occupancy floor —

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: $47,475
• Closing costs: $5,697
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1605 6th Ave E Unit 214 Alexandria, MN	2.0	1.0	950	$1,100	$1.16	43d	1	1.31mi
1607 6th Ave E Unit 202 Alexandria, MN	2.0	1.0	950	$1,100	$1.16	43d	1	1.32mi

Listing history 15 events

1. 2026-05-14
   historical Contingent - Inspection 216-char remark

   Show marketing remark (216 chars)

   Bring your tool belt, this one needs someone that wants to build some sweat equity. Lots of potential here. Nice large garage with entry from the alley, fenced yard for the pets. Location close to downtown and parks.

2. 2026-04-23
   status Active 216-char remark

   Show marketing remark (216 chars)

   Bring your tool belt, this one needs someone that wants to build some sweat equity. Lots of potential here. Nice large garage with entry from the alley, fenced yard for the pets. Location close to downtown and parks.

3. 2026-04-22
   historical Contingent - Other 216-char remark

   Show marketing remark (216 chars)

   Bring your tool belt, this one needs someone that wants to build some sweat equity. Lots of potential here. Nice large garage with entry from the alley, fenced yard for the pets. Location close to downtown and parks.

4. 2026-04-13
   status Pending 216-char remark

   Show marketing remark (216 chars)

   Bring your tool belt, this one needs someone that wants to build some sweat equity. Lots of potential here. Nice large garage with entry from the alley, fenced yard for the pets. Location close to downtown and parks.

5. 2026-04-02
   historical Contingent - Inspection 216-char remark

   Show marketing remark (216 chars)

   Bring your tool belt, this one needs someone that wants to build some sweat equity. Lots of potential here. Nice large garage with entry from the alley, fenced yard for the pets. Location close to downtown and parks.

6. 2026-03-28
   listed $189,900 Active 216-char remark

   Show marketing remark (216 chars)

   Bring your tool belt, this one needs someone that wants to build some sweat equity. Lots of potential here. Nice large garage with entry from the alley, fenced yard for the pets. Location close to downtown and parks.

7. 2014-09-12
   historical
8. 2014-09-12
   historical
9. 2014-06-30
   price $114,900
10. 2014-02-26
    listed $119,900 Active
11. 2013-09-11
    listed $114,900
12. 2009-11-02
    soldstatus $100,000
13. 2009-11-02
    soldstatus $100,000
14. 2009-07-01
    listed $110,000
15. 2009-07-01
    listed $110,000

ⓘ 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: $1,776 · $148/mo
• Projected year-2 tax: $1,951 · $163/mo
• Expected delta: +$175/yr (+$15/mo · 9.9%)

ⓘ 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 ≥95°F today · 13 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: $17,333
• − Mortgage interest: −$10,637
• − Property taxes: −$1,776
• − Insurance: −$950
• − Repairs & maintenance: −$1,387
• − Management: −$1,387
• − Depreciation: −$5,524
• Taxable loss: −$4,328
• Est. tax savings @ 24.0%: +$1,039
• After-tax cash flow: $56/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: Alexandria Public School District
• NCES district ID: 2703060
• Math proficiency: 55% ▼ -10.00%
• Reading proficiency: 57% ▼ -9.00%
• Median HH income: $52,476
• Composite: 48.0/100
• National rank: #2197
• State rank: #64 of 301 in MN

Livability — Alexandria

• Score: 78/100
• State rank: #105
• US rank: #2409

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Alexandria, MN
• County: Douglas County · 27,008 people
• City population: 27,008
• Metro: Alexandria, MN
• Population (ZIP): 27,008
• Household income: $78,177
• Rent vs Own: 27.4% rent · 72.6% own
• Severe rent burden: 550.0

Population outlook (Douglas County) Hauer SSP2

• Today (2025): 38,913 people
• By 2030: 39,636 · +1.9%
• By 2040: 40,564 · +4.2%
• By 2050: 40,819 · +4.9%
• By 2075: 40,824 · +4.9%
• By 2100: 38,379 · -1.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Hispanic / Latino 3% Two or more races 2%
• Common ancestry: Portuguese 22% Lithuanian 3% Romanian 3%
• Foreign-born: 2% · Vietnam, Canada
• Languages at home: 97% English-only · Spanish 2%

Political lean MEDSL · Douglas

• 2024 margin: Solid R (+35.1) · D 31.7% · R 66.8% · Other 1.4%
• 2008→2024 swing: -25.6pp toward R · 2008: -9.5pp · 2024: -35.1pp
• All cycles: 2024: R+35.1 2020: R+32.8 2016: R+35.8 2012: R+15.5 2008: R+9.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -215.15%
• Current HPI: 189.1595
• Rent YoY: —
• Metro: Alexandria, 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

+72.6% since first listed

15 events — show timeline

• 2026-05-14 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2026-04-23 Relisted — NORTHSTARMLS as Distributed by MLS Grid
• 2026-04-22 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2026-04-13 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2026-04-02 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2026-03-28 Listed $189,900 NORTHSTARMLS as Distributed by MLS Grid
• 2014-09-12 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2014-09-12 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2014-06-30 Price Changed $114,900 NORTHSTARMLS as Distributed by MLS Grid
• 2014-02-26 Listed $119,900 NORTHSTARMLS as Distributed by MLS Grid
• 2013-09-11 Listed $114,900 NORTHSTARMLS as Distributed by MLS Grid
• 2009-11-02 Sold (MLS) $100,000 NORTHSTARMLS as Distributed by MLS Grid
• 2009-11-02 Sold (MLS) $100,000 NORTHSTARMLS as Distributed by MLS Grid
• 2009-07-01 Listed $110,000 NORTHSTARMLS as Distributed by MLS Grid
• 2009-07-01 Listed $110,000 NORTHSTARMLS as Distributed by MLS Grid

Property tax history

+1.7%/yr

Latest (2026): $1,776 · -13.2% YoY. Source: county tax records.