241 Sorenson St · Storden, MN 56174

$84,900

2 bd · 1.0 ba · 717 sqft · SingleFamily public records · 33 Days on market

Built 1920

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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 +25.5/30.0
• DSCR +8.5/10.0
• ARV discount +7.5/15.0
• Schools +5.7/10.0
• 1% rule +5.4/10.0
• Appreciation +5.0/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Completely renovated 650 sq ft home located in a quiet small town! This home may be small, but everything is brand new and move-in ready. The house was taken down to the frame and rebuilt with major updates including: & acirc; & euro; & cent; New siding, shingles, and deck & acirc; & euro; & cent; New plumbing and electrical throughout & acirc; & euro; & cent; New furnace and central air & acirc; & euro; & cent; Reframed with new insulation and drywall & acirc; & euro; & cent; Fresh paint and new flooring & acirc; & euro; & cent; Completely updated bathroom and kitchen & acirc; & euro; & cent; New app

Key facts

• New furnace
• New plumbing
• New siding

Tags

• NEW SIDING
• NEW SHINGLES
• NEW DECK
• NEW PLUMBING
• NEW ELECTRICAL
• NEW FURNACE

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $199 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($886 rent vs $85k).
• Recommended offer: $82k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 64/100 on livability (#597 in MN) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: health & safety D+, crime D, schools D-.
• Red Rock Central School District (rural): math 63% / reading 69% proficiency, ranked #86 of 467 in MN (top 18%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 2 active listings in the ZIP; 29 units permitted in Cottonwood County in 2024 (15 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($587 loan paydown + $3k appreciation (3.0% local appreciation)).
• Cottonwood County population projected to shrink 9% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 33 days — a 3% lower offer ($82k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $6k; list at $85k implies a 1315% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $82,353 (3.0% below list)

Questions for the listing agent

1. It's been on market 33 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 1920 — 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 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?
5. 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?
6. 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.
7. 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.
8. 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: 1.04% ✓
• Cap rate: 9.11%
• Cash-on-cash: 10.05%
• DSCR: 1.45
• GRM: 8.0

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: 16.9%
• Equity multiple: 1.96×
• Total profit: $22,866
• Equity at exit: $38,175

10-year hold

• IRR: 18.4%
• Equity multiple: 3.68×
• Total profit: $63,592
• Equity at exit: $58,832

Cash invested: $23,772 (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 56174

• Active inventory: 2
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $886 medium
• Mortgage (P&I): −$445
• Tax from tax record: −$20 /mo · $246/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$186
• Net cashflow: $199

Break-even live

Break-even rent $634

Max offer price $84,900

Occupancy floor 73%

Sensitivity live

Price	-10% $247	-5% $223	+0% $199	+5% $175	+10% $151
Rent	-10% $129	-5% $164	+0% $199	+5% $234	+10% $269
Rate	-1.0pp $242	-0.5pp $221	base $199	+0.5pp $177	+1.0pp $155

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: $21,225
• Closing costs: $2,547
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-21
   days on market $84,900 Active 33 DOM
2. 2026-06-18
   days on market $84,900 Active 31 DOM
3. 2026-06-17
   days on market $84,900 Active 30 DOM
4. 2026-06-17
   price $84,900 Active 29 DOM
5. 2026-06-16
   days on market $98,500 Active 29 DOM
6. 2026-06-15
   days on market $98,500 Active 28 DOM
7. 2026-06-13
   days on market $98,500 Active 26 DOM
8. 2026-06-12
   days on market $98,500 Active 25 DOM
9. 2026-06-09
   days on market $98,500 Active 22 DOM
10. 2026-06-08
    days on market $98,500 Active 21 DOM
11. 2026-06-07
    days on market $98,500 Active 20 DOM
12. 2026-06-07
    days on market $98,500 Active 19 DOM
13. 2026-06-04
    days on market $98,500 Active 16 DOM
14. 2026-06-02
    days on market $98,500 Active 15 DOM
15. 2026-06-01
    days on market $98,500 Active 14 DOM
16. 2026-05-31
    days on market $98,500 Active 13 DOM
17. 2026-05-31
    days on market $98,500 Active 12 DOM
18. 2026-05-19
    listed $98,500 Active
19. 1995-04-24
    soldstatus $6,000

ⓘ 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: $246 · $20/mo
• Projected year-2 tax: $598 · $50/mo
• Expected delta: +$352/yr (+$29/mo · 143.3%)

ⓘ 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 · 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: $10,635
• − Mortgage interest: −$4,756
• − Property taxes: −$246
• − Insurance: −$424
• − Repairs & maintenance: −$851
• − Management: −$851
• − Depreciation: −$2,470
• Taxable income: $1,037
• Est. tax owed @ 24.0%: −$249
• After-tax cash flow: $2,140/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: Red Rock Central School District
• NCES district ID: 2700132
• Math proficiency: 63% ▼ -6.00%
• Reading proficiency: 69% ▼ -1.00%
• Median HH income: $48,743
• Composite: 57.29/100
• National rank: #2301
• State rank: #86 of 467 in MN

Livability — Storden

• Score: 64/100
• State rank: #597
• US rank: #14299

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Storden, MN
• Population (ZIP): 420

Population outlook (Cottonwood County) Hauer SSP2

• Today (2025): 11,130 people
• By 2030: 10,916 · -1.9%
• By 2040: 10,467 · -6.0%
• By 2050: 10,136 · -8.9%
• By 2075: 10,080 · -9.4%
• By 2100: 10,091 · -9.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Two or more races 4% Hispanic / Latino 2%
• Common ancestry: Portuguese 23% Lithuanian 9% Romanian 3%

Political lean MEDSL · Cottonwood

• 2024 margin: Solid R (+41.1) · D 28.6% · R 69.7% · Other 1.7%
• 2008→2024 swing: -34.5pp toward R · 2008: -6.6pp · 2024: -41.1pp
• All cycles: 2024: R+41.1 2020: R+38.2 2016: R+35.1 2012: R+15.1 2008: R+6.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

+1541.7% since first listed

2 events — show timeline

• 2026-05-19 Listed $98,500 FSBO.com
• 1995-04-24 Sold (Public Records) $6,000 Public Records

Property tax history

-2.7%/yr

Latest (2025): $246 · +23.0% YoY. Source: county tax records.