1139 US Highway 12 · Ortonville, MN 56278

$60,000

3 bd · 1.0 ba · 1,144 sqft · SingleFamily public records · 34 Days on market

Built 1979 0.40 ac lot $52/sqft · 36% below area Est $93k · 36% under

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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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

This 3-bedroom, 1-bath home offers a great opportunity for budget-conscious buyers looking for a comfortable and affordable place to call home. Situated in a convenient location, the property features a spacious living room and the layout offers everyday ease. While there are some repairs that are necessary, the home has solid potential to give it your own personal touch over time. Exterior is finished with low-maintenance vinyl siding. Whether you're looking to build equity in your rental portfolio or simply find an affordable home in a competitive market, this property is worth a look. Schedule your showing today!

Key facts

• Spacious living room
• 0.4 acre lot
• Built 1979

Tags

• SPACIOUS LIVING ROOM
• LOW MAINTENANCE VINYL SIDING

Property features AI

Finance

• Financial info: Annual taxes listed (see broker) — tax details provided

Exterior

• Parking: Gravel parking; No carport
• Utilities: City water connected; City sewer connected; Electric fuel
• Home design: Residential property; One level
• Construction: Frame construction; Wood foundation; Foundation dimensions approximately 44 x 26; Built area above grade 1,144; below grade 1,144 (total building area 2,288)
• Exterior features: Vinyl exterior; Lot approximately 0.404 acres (150 x 120)

Interior

• Kitchen: Range, Refrigerator, Dishwasher not listed
• Bedrooms: 3 bedrooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Dryer, Washer, Range, Refrigerator; Unfinished basement; Forced air heating; Central air conditioning
• Laundry & utility: Washer and Dryer included

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $324 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($932 rent vs $60k).
• Recommended offer: $58k (3.0% 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; 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($58k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $58,200 (3.0% below list)

Questions for the listing agent

1. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.55% ✓
• Cap rate: 12.78%
• Cash-on-cash: 23.16%
• DSCR: 2.03
• GRM: 5.4

CMA / ARV

• ARV (median comp): $93,139
• List price: $60,000
• Delta: -35.58%
• 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: 16.2%
• Equity multiple: 1.65×
• Total profit: $10,938
• Equity at exit: $8,946

10-year hold

• IRR: 24.8%
• Equity multiple: 3.15×
• Total profit: $36,162
• 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: 5.4×

Monthly cashflow live

• Estimated rent: $932 medium
• Mortgage (P&I): −$315
• Tax from tax record: −$72 /mo · $868/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$196
• Net cashflow: $324

Break-even live

Break-even rent $521

Max offer price $60,000

Occupancy floor 60%

Sensitivity live

Price	-10% $358	-5% $341	+0% $324	+5% $307	+10% $290
Rent	-10% $251	-5% $287	+0% $324	+5% $361	+10% $398
Rate	-1.0pp $354	-0.5pp $339	base $324	+0.5pp $309	+1.0pp $293

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: —

Listing history 10 events

1. 2026-06-09
   statusdays on market $60,000 Pending 34 DOM
2. 2026-06-08
   days on market $60,000 Contingent - Inspection 33 DOM
3. 2026-06-07
   days on market $60,000 Contingent - Inspection 32 DOM
4. 2026-06-05
   days on market $60,000 Contingent - Inspection 30 DOM
5. 2026-06-04
   days on market $60,000 Contingent - Inspection 28 DOM
6. 2026-06-02
   days on market $60,000 Contingent - Inspection 27 DOM
7. 2026-06-01
   days on market $60,000 Contingent - Inspection 26 DOM
8. 2026-05-31
   days on market $60,000 Contingent - Inspection 25 DOM
9. 2026-05-31
   days on market $60,000 Contingent - Inspection 24 DOM
10. 2026-05-04
    listed $60,000 Active 623-char remark

ⓘ 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: $868 · $72/mo
• Projected year-2 tax: $868 · $72/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 ≥98°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: $11,182
• − Mortgage interest: −$3,361
• − Property taxes: −$868
• − Insurance: −$300
• − Repairs & maintenance: −$895
• − Management: −$895
• − Depreciation: −$1,745
• Taxable income: $3,119
• Est. tax owed @ 24.0%: −$749
• After-tax cash flow: $3,142/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

3 events — show timeline

• 2026-06-09 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2026-05-26 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2026-05-04 Listed $60,000 NORTHSTARMLS as Distributed by MLS Grid

Property tax history

-0.2%/yr

Latest (2026): $868 · +0.5% YoY. Source: county tax records.