421 S Moore St · Blue Earth, MN 56013

$85,000

4 bd · 1.5 ba · 1,208 sqft · SingleFamily public records · 9 Days on market

Built 1880 5,227 sqft lot Est $108k · 21% under

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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 +29.8/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 1% rule +7.7/10.0
• Livability +3.7/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Conveniently located near downtown and the local hospital, this well-maintained 3-bedroom home is ready for new owners! The main level features a spacious living room with a cozy gas fireplace, an eat-in kitchen with a gas stove, pantry, and dishwasher, plus a breakfast room, laundry area, and two bedrooms with a half bath. Upstairs, you’ll find a third bedroom, full bathroom, landing area perfect for an office or flex space, and a walk-in attic for extra storage. Enjoy the outdoors from both the front and back decks. Additional highlights include a 2018 asphalt roof on both the home and double garage, central air, 100-amp breakers, updated exterior storm doors, vinyl siding, and a mix of double-hung and crank-out double-pane windows.

Key facts

• Breakfast room
• Laundry area
• Gas fireplace

Tags

• GAS FIREPLACE
• EAT-IN KITCHEN
• BREAKFAST ROOM
• LAUNDRY AREA
• VERSATILE LANDING AREA
• WALK-IN ATTIC

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $313 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).

Location & tenants

• Location reads 73/100 on livability (#259 in MN) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment C-, amenities F, commute F.
• Blue Earth Area Public School (town): math 29% / reading 44% proficiency, ranked #245 of 301 in MN (top 81%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 36 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 $9k of equity ($588 loan paydown + $8k appreciation (10.0% 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 (10.0% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 7y 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 $73k; 16% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1880 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $85,000

Questions for the listing agent

1. Built in 1880 — 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. 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.
4. 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.
5. 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: 1.27% ✓
• Cap rate: 10.72%
• Cash-on-cash: 15.80%
• DSCR: 1.70
• GRM: 6.5

CMA / ARV

• ARV (on-the-fly): $107,512
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
314 W 7th St	0.34mi	3/1.0 (-1)	1,269 (+5%)	2mo	$113,500	$89	67
322 N Galbraith St St	0.46mi	3/1.0 (-1)	1,088 (-10%)	3mo	$85,000	$78	52
1010 E 5th Street St	0.67mi	3/2.0 (-1)	1,292 (+7%)	1mo	$205,000	$159	49
321 N Holland St	0.55mi	3/1.0 (-1)	1,352 (+12%)	3mo	$105,000	$78	45

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

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 36.0%
• Equity multiple: 3.78×
• Total profit: $66,235
• Equity at exit: $76,575

10-year hold

• IRR: 31.0%
• Equity multiple: 8.54×
• Total profit: $179,337
• Equity at exit: $165,136

Cash invested: $23,800 (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 56013

• Home prices YoY: 6.7%
• Active inventory: 36
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $1,083 medium
• Mortgage (P&I): −$446
• Tax from tax record: −$61 /mo · $736/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$227
• Net cashflow: $313

Break-even live

Break-even rent $687

Max offer price $85,000

Occupancy floor 66%

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2025-07-03
   status Pending
2. 2025-06-23
   listed $85,000 Active
3. 2025-06-10
   soldstatus $73,000
4. 2025-05-23
   soldstatus $73,000 Closed 750-char remark

   Show marketing remark (752 chars)

   Conveniently located near downtown and the local hospital, this well-maintained 3-bedroom home is ready for new owners! The main level features a spacious living room with a cozy gas fireplace, an eat-in kitchen with a gas stove, pantry, and dishwasher, plus a breakfast room, laundry area, and two bedrooms with a half bath. Upstairs, you’ll find a third bedroom, full bathroom, landing area perfect for an office or flex space, and a walk-in attic for extra storage. Enjoy the outdoors from both the front and back decks. Additional highlights include a 2018 asphalt roof on both the home and double garage, central air, 100-amp breakers, updated exterior storm doors, vinyl siding, and a mix of double-hung and crank-out double-pane windows.

5. 2025-05-23
   soldstatus $73,000 Sold 752-char remark

   Show marketing remark (752 chars)

   Conveniently located near downtown and the local hospital, this well-maintained 3-bedroom home is ready for new owners! The main level features a spacious living room with a cozy gas fireplace, an eat-in kitchen with a gas stove, pantry, and dishwasher, plus a breakfast room, laundry area, and two bedrooms with a half bath. Upstairs, you’ll find a third bedroom, full bathroom, landing area perfect for an office or flex space, and a walk-in attic for extra storage. Enjoy the outdoors from both the front and back decks. Additional highlights include a 2018 asphalt roof on both the home and double garage, central air, 100-amp breakers, updated exterior storm doors, vinyl siding, and a mix of double-hung and crank-out double-pane windows.

6. 2025-05-08
   status Pending 752-char remark

   Show marketing remark (752 chars)

   Conveniently located near downtown and the local hospital, this well-maintained 3-bedroom home is ready for new owners! The main level features a spacious living room with a cozy gas fireplace, an eat-in kitchen with a gas stove, pantry, and dishwasher, plus a breakfast room, laundry area, and two bedrooms with a half bath. Upstairs, you’ll find a third bedroom, full bathroom, landing area perfect for an office or flex space, and a walk-in attic for extra storage. Enjoy the outdoors from both the front and back decks. Additional highlights include a 2018 asphalt roof on both the home and double garage, central air, 100-amp breakers, updated exterior storm doors, vinyl siding, and a mix of double-hung and crank-out double-pane windows.

7. 2025-05-05
   status Pending 750-char remark

   Show marketing remark (750 chars)

   Conveniently located near downtown and the local hospital, this well-maintained 3-bedroom home is ready for new owners! The main level features a spacious living room with a cozy gas fireplace, an eat-in kitchen with a gas stove, pantry, and dishwasher, plus a breakfast room, laundry area, and two bedrooms with a half bath. Upstairs, you’ll find a third bedroom, full bathroom, landing area perfect for an office or flex space, and a walk-in attic for extra storage. Enjoy the outdoors from both the front and back decks. Additional highlights include a 2018 asphalt roof on both the home and double garage, central air, 100-amp breakers, updated exterior storm doors, vinyl siding, and a mix of double-hung and crank-out double-pane windows.

8. 2025-04-23
   status Active 752-char remark

   Show marketing remark (750 chars)

   Conveniently located near downtown and the local hospital, this well-maintained 3-bedroom home is ready for new owners! The main level features a spacious living room with a cozy gas fireplace, an eat-in kitchen with a gas stove, pantry, and dishwasher, plus a breakfast room, laundry area, and two bedrooms with a half bath. Upstairs, you’ll find a third bedroom, full bathroom, landing area perfect for an office or flex space, and a walk-in attic for extra storage. Enjoy the outdoors from both the front and back decks. Additional highlights include a 2018 asphalt roof on both the home and double garage, central air, 100-amp breakers, updated exterior storm doors, vinyl siding, and a mix of double-hung and crank-out double-pane windows.

9. 2025-04-23
   status Active 750-char remark

   Show marketing remark (750 chars)

   Conveniently located near downtown and the local hospital, this well-maintained 3-bedroom home is ready for new owners! The main level features a spacious living room with a cozy gas fireplace, an eat-in kitchen with a gas stove, pantry, and dishwasher, plus a breakfast room, laundry area, and two bedrooms with a half bath. Upstairs, you’ll find a third bedroom, full bathroom, landing area perfect for an office or flex space, and a walk-in attic for extra storage. Enjoy the outdoors from both the front and back decks. Additional highlights include a 2018 asphalt roof on both the home and double garage, central air, 100-amp breakers, updated exterior storm doors, vinyl siding, and a mix of double-hung and crank-out double-pane windows.

10. 2025-04-14
    historical Active Under Contract 750-char remark

    Show marketing remark (752 chars)

    Conveniently located near downtown and the local hospital, this well-maintained 3-bedroom home is ready for new owners! The main level features a spacious living room with a cozy gas fireplace, an eat-in kitchen with a gas stove, pantry, and dishwasher, plus a breakfast room, laundry area, and two bedrooms with a half bath. Upstairs, you’ll find a third bedroom, full bathroom, landing area perfect for an office or flex space, and a walk-in attic for extra storage. Enjoy the outdoors from both the front and back decks. Additional highlights include a 2018 asphalt roof on both the home and double garage, central air, 100-amp breakers, updated exterior storm doors, vinyl siding, and a mix of double-hung and crank-out double-pane windows.

11. 2025-04-14
    historical Contingent - Inspection 752-char remark

    Show marketing remark (752 chars)

    Conveniently located near downtown and the local hospital, this well-maintained 3-bedroom home is ready for new owners! The main level features a spacious living room with a cozy gas fireplace, an eat-in kitchen with a gas stove, pantry, and dishwasher, plus a breakfast room, laundry area, and two bedrooms with a half bath. Upstairs, you’ll find a third bedroom, full bathroom, landing area perfect for an office or flex space, and a walk-in attic for extra storage. Enjoy the outdoors from both the front and back decks. Additional highlights include a 2018 asphalt roof on both the home and double garage, central air, 100-amp breakers, updated exterior storm doors, vinyl siding, and a mix of double-hung and crank-out double-pane windows.

12. 2025-04-04
    listed $85,000 Active 750-char remark

    Show marketing remark (752 chars)

    Conveniently located near downtown and the local hospital, this well-maintained 3-bedroom home is ready for new owners! The main level features a spacious living room with a cozy gas fireplace, an eat-in kitchen with a gas stove, pantry, and dishwasher, plus a breakfast room, laundry area, and two bedrooms with a half bath. Upstairs, you’ll find a third bedroom, full bathroom, landing area perfect for an office or flex space, and a walk-in attic for extra storage. Enjoy the outdoors from both the front and back decks. Additional highlights include a 2018 asphalt roof on both the home and double garage, central air, 100-amp breakers, updated exterior storm doors, vinyl siding, and a mix of double-hung and crank-out double-pane windows.

13. 2025-04-04
    listed $85,000 Active 752-char remark

    Show marketing remark (752 chars)

    Conveniently located near downtown and the local hospital, this well-maintained 3-bedroom home is ready for new owners! The main level features a spacious living room with a cozy gas fireplace, an eat-in kitchen with a gas stove, pantry, and dishwasher, plus a breakfast room, laundry area, and two bedrooms with a half bath. Upstairs, you’ll find a third bedroom, full bathroom, landing area perfect for an office or flex space, and a walk-in attic for extra storage. Enjoy the outdoors from both the front and back decks. Additional highlights include a 2018 asphalt roof on both the home and double garage, central air, 100-amp breakers, updated exterior storm doors, vinyl siding, and a mix of double-hung and crank-out double-pane windows.

14. 2020-06-08
    soldstatus $56,252
15. 2020-06-05
    soldstatus $56,250
16. 2019-04-22
    listed $59,500

ⓘ 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: $736 · $61/mo
• Projected year-2 tax: $844 · $70/mo
• Expected delta: +$108/yr (+$9/mo · 14.7%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥99°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: $12,999
• − Mortgage interest: −$4,761
• − Property taxes: −$736
• − Insurance: −$425
• − Repairs & maintenance: −$1,040
• − Management: −$1,040
• − Depreciation: −$2,473
• Taxable income: $2,524
• Est. tax owed @ 24.0%: −$606
• After-tax cash flow: $3,154/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: Blue Earth Area Public School
• NCES district ID: 2700130
• Math proficiency: 29% ▼ -19.00%
• Reading proficiency: 44% ▼ -10.00%
• Median HH income: $44,434
• Composite: 31.0/100
• National rank: #6095
• State rank: #245 of 301 in MN

Livability — Blue Earth

• Score: 73/100
• State rank: #259
• US rank: #5617

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Blue Earth, MN
• Population (ZIP): 4,534

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 (86%)
• Race & ethnicity: White 86% Hispanic / Latino 10% Two or more races 7% Asian 1%
• Hispanic origin (detail): Mexican 10%
• Common ancestry: Portuguese 23% Scottish 5% Iranian 3%
• Foreign-born: 3% · Canada
• Languages at home: 92% English-only · Spanish 6% Other Asian/Pacific 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: ▲ 15.36%
• Current HPI: 244.2912
• 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

+42.9% since first listed

16 events — show timeline

• 2025-07-03 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2025-06-23 Listed $85,000 NORTHSTARMLS as Distributed by MLS Grid
• 2025-06-10 Sold (Public Records) $73,000 Public Records
• 2025-05-23 Sold (MLS) $73,000 NORTHSTARMLS as Distributed by MLS Grid
• 2025-05-23 Sold (MLS) $73,000 RASM
• 2025-05-08 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2025-05-05 Pending — RASM
• 2025-04-23 Relisted — NORTHSTARMLS as Distributed by MLS Grid
• 2025-04-23 Relisted — RASM
• 2025-04-14 Contingent — RASM
• 2025-04-14 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2025-04-04 Listed $85,000 RASM
• 2025-04-04 Listed $85,000 NORTHSTARMLS as Distributed by MLS Grid
• 2020-06-08 Sold (Public Records) $56,252 Public Records
• 2020-06-05 Sold (MLS) $56,250 RASM
• 2019-04-22 Listed $59,500 RASM

Property tax history

+6.5%/yr

Latest (2025): $736 · -1.3% YoY. Source: county tax records.