102 E Lyon St · Minneota, MN 56264

$69,000

2 bd · 1.0 ba · 936 sqft · SingleFamily · 26 Days on market

Built 1898 7,274 sqft 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 +28.2/30.0
• DSCR +10.0/10.0
• 1% rule +7.8/10.0
• ARV discount +7.5/15.0
• Schools +5.3/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome home to this cozy and well-maintained main-level living opportunity in Minneota. Offering comfort, functionality, and affordable living, this charming home features a low-maintenance exterior with vinyl siding, asphalt shingles, and updated windows. Forced air heat and central air conditioning help keep the home comfortable year-round. Inside, you’ll find a dedicated front entry that welcomes you into a nicely sized living room filled with natural light. The main floor also features two bedrooms, a full bathroom, a functional kitchen with great workspace and cabinet storage, plus a dedicated back entry with main-floor laundry for added convenience. The partial basement provide

Key facts

• Updated windows
• Forced air heat
• Asphalt shingles

Tags

• MAIN-LEVEL LIVING
• LOW-MAINTENANCE EXTERIOR
• VINYL SIDING
• ASPHALT SHINGLES
• UPDATED WINDOWS
• FORCED AIR HEAT

Property features AI

Exterior

• Parking: 1-car garage with garage door opener (12' x 24')
• Utilities: City water (connected); City sewer (connected); Propane fuel; Electric with circuit breakers
• Home design: Residential single-story home (one level); Main entry level: main floor
• Construction: Frame construction; Asphalt roof; Block and brick/mortar foundation; Built area above grade 936 sq ft
• Exterior features: Vinyl exterior; 50 x 150 lot with city street frontage, curbs, paved streets and sidewalks; Public maintained road

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: 2 bedrooms (both on main level)
• Bathrooms: 1 full bathroom on main level
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Ceiling fan(s); Kitchen window; Main floor primary bedroom; Main floor bedroom; Main floor laundry; Partial crawl space basement
• Laundry & utility: Main level laundry; Washer/dryer hookup; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $69k.

Deal economics

• At list price, monthly cash flow is $219 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($880 rent vs $69k).
• Recommended offer: $68k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 75/100 on livability (#190 in MN, #4,109 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F.
• Minneota Public School District (rural): math 62% / reading 62% proficiency, ranked #33 of 301 in MN (top 11%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Minneota Elementary (math 72% / reading 62%, grade B+, #102 of 857 statewide, top 13%, 238 students, 35% FRL); Minneota Secondary (math 52% / reading 62%, grade C, #64 of 471 statewide, top 16%, 280 students, 30% FRL).
• Market conditions: 6 active listings in the ZIP; 91 units permitted in Lyon County in 2024 (72 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $477 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Lyon County population projected at -12% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $19k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 26 days — a 2% lower offer ($68k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 18y ago; this cycle's ask has dropped $6k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1898 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $67,965 (1.5% below list)

Questions for the listing agent

1. Built in 1898 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are A-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?
4. 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.
5. 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.
6. 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: 1.28% ✓
• Cap rate: 10.11%
• Cash-on-cash: 13.63%
• DSCR: 1.61
• 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: 3.8%
• Equity multiple: 1.15×
• Total profit: $2,808
• Equity at exit: $10,288

10-year hold

• IRR: 13.3%
• Equity multiple: 2.06×
• Total profit: $20,494
• Equity at exit: $5,966

Cash invested: $19,320 (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 56264

• Home prices YoY: -24.8%
• Active inventory: 6
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $880 medium
• Mortgage (P&I): −$362
• Tax from tax record: −$85 /mo · $1,020/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$185
• Net cashflow: $219

Break-even live

Break-even rent $602

Max offer price $69,000

Occupancy floor 70%

Sensitivity live

Price	-10% $259	-5% $239	+0% $219	+5% $200	+10% $180
Rent	-10% $150	-5% $185	+0% $219	+5% $254	+10% $289
Rate	-1.0pp $254	-0.5pp $237	base $219	+0.5pp $202	+1.0pp $183

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: $17,250
• Closing costs: $2,070
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-21
   days on market $69,000 Active 26 DOM
2. 2026-06-19
   days on market $69,000 Active 24 DOM
3. 2026-06-18
   days on market $69,000 Active 23 DOM
4. 2026-06-17
   days on market $69,000 Active 22 DOM
5. 2026-06-16
   days on market $69,000 Active 21 DOM
6. 2026-06-15
   days on market $69,000 Active 20 DOM
7. 2026-06-14
   days on market $69,000 Active 18 DOM
8. 2026-06-12
   pricedays on market $69,000 Active 17 DOM
9. 2026-06-09
   days on market $75,000 Active 14 DOM
10. 2026-06-08
    days on market $75,000 Active 13 DOM
11. 2026-06-07
    days on market $75,000 Active 12 DOM
12. 2026-06-05
    days on market $75,000 Active 10 DOM
13. 2026-06-02
    days on market $75,000 Active 7 DOM
14. 2026-06-01
    days on market $75,000 Active 6 DOM
15. 2026-05-31
    days on market $75,000 Active 5 DOM
16. 2026-05-31
    days on market $75,000 Active 4 DOM
17. 2026-05-26
    listed $75,000 Active
18. 2019-02-02
    historical
19. 2008-06-02
    listed $54,900
20. 2008-06-02
    listed $54,900

ⓘ 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: $1,020 · $85/mo
• Projected year-2 tax: $1,020 · $85/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 ≥98°F today · 14 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,558
• − Mortgage interest: −$3,865
• − Property taxes: −$1,020
• − Insurance: −$345
• − Repairs & maintenance: −$845
• − Management: −$845
• − Depreciation: −$2,007
• Taxable income: $1,631
• Est. tax owed @ 24.0%: −$391
• After-tax cash flow: $2,242/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: Minneota Public School District
• NCES district ID: 2721270
• Math proficiency: 62% ▼ -9.00%
• Reading proficiency: 62% ▼ -12.00%
• Median HH income: $55,847
• Composite: 53.3/100
• National rank: #1481
• State rank: #33 of 301 in MN

Livability — Minneota

• Score: 75/100
• State rank: #190
• US rank: #4109

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Minneota, MN
• Population (ZIP): 2,185

Population outlook (Lyon County) Hauer SSP2

• Today (2025): 25,369 people
• By 2030: 24,890 · -1.9%
• By 2040: 23,599 · -7.0%
• By 2050: 22,383 · -11.8%
• By 2075: 20,076 · -20.9%
• By 2100: 18,901 · -25.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (85%)
• Race & ethnicity: White 85% Hispanic / Latino 12% Two or more races 9%
• Hispanic origin (detail): Mexican 12%
• Common ancestry: Portuguese 24% English 15% Romanian 4%
• Foreign-born: 4% · Canada
• Languages at home: 92% English-only · Spanish 7%

Political lean MEDSL · Lyon

• 2024 margin: Solid R (+31.8) · D 33.1% · R 64.9% · Other 2.0%
• 2008→2024 swing: -30.2pp toward R · 2008: -1.6pp · 2024: -31.8pp
• All cycles: 2024: R+31.8 2020: R+25.9 2016: R+28.3 2012: R+9.2 2008: R+1.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -50.69%
• Current HPI: 153.4077
• 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

+36.6% since first listed

4 events — show timeline

• 2026-05-26 Listed $75,000 NORTHSTARMLS as Distributed by MLS Grid
• 2019-02-02 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2008-06-02 Listed $54,900 NORTHSTARMLS as Distributed by MLS Grid
• 2008-06-02 Listed $54,900 NORTHSTARMLS as Distributed by MLS Grid

Property tax history

+5.1%/yr

Latest (2026): $1,020 · +8.5% YoY. Source: county tax records.