315 Morrison Ave · Jackson, MN 56143

$93,000

2 bd · 2.0 ba · 2,448 sqft · SingleFamily public records · 46 Days on market

Built 1902 0.28 ac lot $38/sqft · 62% below area Est $83k · 12% over

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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
• DSCR +10.0/10.0
• 1% rule +8.8/10.0
• Appreciation +6.3/10.0
• Schools +4.0/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +2.3/15.0

Listing remarks MLS

Cozy 2 Bedroom home in Jackson. Property is move in ready and could be a perfect starter home, investment, or downsize. Close to all local amenities. Property is a Fannie Mae HomePath property - purchase for as little as 3% down - qualifies for HomePath Renovation Mortgage Financing - go to HomePath.com for further details.

Key facts

• 0.28 acre lot
• Garage
• Built 1902

Property features AI

Finance

• Other: Lot about 80 x 154 feet (12,320 square feet)
• Financial info: Other annual assessment: $54; Annual tax amount: $756 (2025)

Exterior

• Parking: Detached or attached garage not specified, 1-car garage (26 x 10)
• Utilities: City water connected; City sewer connected; Natural gas
• Home design: Residential property; One story
• Construction: Asphalt roof; Built on a block foundation; Foundation dimensions approximately 36 x 20; Building totals include 824 sq ft above grade and 824 sq ft below grade
• Exterior features: Wood exterior; Patio

Interior

• Kitchen: No specific kitchen appliance details provided
• Bedrooms: 1 bedroom
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Unfinished basement; Block foundation
• Laundry & utility: No specific laundry or utility room details provided

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $93k.

Deal economics

• At list price, monthly cash flow is $423 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $93k).
• Recommended offer: $90k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 79/100 on livability (#97 in MN, #2,166 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F.
• Jackson County Central School District (town): math 46% / reading 48% proficiency, ranked #160 of 301 in MN (top 53%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 23 active listings in the ZIP; 4 units permitted in Jackson County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($643 loan paydown + $2k appreciation (2.6% local appreciation)).
• Jackson County population projected at -11% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (2.6% appreciation + 3.0% rent growth), your $26k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 46 days — a 3% lower offer ($90k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 15y ago; this cycle's ask has dropped $7k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $63k; 48% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1902 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $90,210 (3.0% below list)

Questions for the listing agent

1. It's been on market 46 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 1902 — 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. 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: 1.38% ✓
• Cap rate: 11.76%
• Cash-on-cash: 19.51%
• DSCR: 1.87
• GRM: 6.0

CMA / ARV

• ARV (median comp): $83,351
• List price: $93,000
• Delta: 11.58%
• Verdict: OVERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

2.62% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 25.1%
• Equity multiple: 2.39×
• Total profit: $36,315
• Equity at exit: $39,852

10-year hold

• IRR: 26.2%
• Equity multiple: 4.60×
• Total profit: $93,813
• Equity at exit: $59,931

Cash invested: $26,040 (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 56143

• Home prices YoY: 1.1%
• Active inventory: 23
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $1,288 medium
• Mortgage (P&I): −$488
• Tax from tax record: −$68 /mo · $810/yr
• Insurance: −$39
• HOA: −$0
• Vacancy / Maint / Mgmt: −$270
• Net cashflow: $423

Break-even live

Break-even rent $752

Max offer price $93,000

Occupancy floor 62%

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: $23,250
• Closing costs: $2,790
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-18
   days on market $93,000 Active 46 DOM
2. 2026-06-17
   days on market $93,000 Active 45 DOM
3. 2026-06-16
   days on market $93,000 Active 44 DOM
4. 2026-06-15
   days on market $93,000 Active 43 DOM
5. 2026-06-13
   days on market $93,000 Active 41 DOM
6. 2026-06-12
   days on market $93,000 Active 40 DOM
7. 2026-06-09
   days on market $93,000 Active 37 DOM
8. 2026-06-08
   days on market $93,000 Active 36 DOM
9. 2026-06-07
   days on market $93,000 Active 35 DOM
10. 2026-06-07
    pricedays on market $93,000 Active 34 DOM
11. 2026-06-04
    days on market $99,900 Active 31 DOM
12. 2026-06-02
    days on market $99,900 Active 30 DOM
13. 2026-06-01
    days on market $99,900 Active 29 DOM
14. 2026-05-31
    days on market $99,900 Active 28 DOM
15. 2026-05-31
    days on market $99,900 Active 27 DOM
16. 2026-05-04
    listed $99,900 Active 624-char remark
17. 2026-04-27
    historical $99,900 624-char remark
18. 2023-10-06
    soldstatus $63,000
19. 2019-02-02
    historical 325-char remark

    Show marketing remark (325 chars)

    Cozy 2 Bedroom home in Jackson. Property is move in ready and could be a perfect starter home, investment, or downsize. Close to all local amenities. Property is a Fannie Mae HomePath property - purchase for as little as 3% down - qualifies for HomePath Renovation Mortgage Financing - go to HomePath.com for further details.

20. 2011-08-15
    soldstatus $25,900 325-char remark

    Show marketing remark (255 chars)

    Cozy 2 Bedroom home in Jackson. Property is move in ready and could be a perfect starter home, investment, or downsize. Close to all local amenities. Property is a Fannie Mae HomePath property - purchase for as little as 3% down - qualifies for HomePath R

21. 2011-08-15
    soldstatus $25,900

    Show marketing remark (255 chars)

    Cozy 2 Bedroom home in Jackson. Property is move in ready and could be a perfect starter home, investment, or downsize. Close to all local amenities. Property is a Fannie Mae HomePath property - purchase for as little as 3% down - qualifies for HomePath R

22. 2011-07-20
    listed $25,900 325-char remark

    Show marketing remark (255 chars)

    Cozy 2 Bedroom home in Jackson. Property is move in ready and could be a perfect starter home, investment, or downsize. Close to all local amenities. Property is a Fannie Mae HomePath property - purchase for as little as 3% down - qualifies for HomePath R

23. 2011-07-20
    listed $25,900

    Show marketing remark (255 chars)

    Cozy 2 Bedroom home in Jackson. Property is move in ready and could be a perfect starter home, investment, or downsize. Close to all local amenities. Property is a Fannie Mae HomePath property - purchase for as little as 3% down - qualifies for HomePath R

24. 2007-09-07
    soldstatus $48,410
25. 2006-02-22
    soldstatus $39,000

ⓘ 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: $810 · $68/mo
• Projected year-2 tax: $926 · $77/mo
• Expected delta: +$116/yr (+$10/mo · 14.3%)

ⓘ 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 3/10 Moderate
• 🌡 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: $15,454
• − Mortgage interest: −$5,209
• − Property taxes: −$810
• − Insurance: −$465
• − Repairs & maintenance: −$1,236
• − Management: −$1,236
• − Depreciation: −$2,705
• Taxable income: $3,792
• Est. tax owed @ 24.0%: −$910
• After-tax cash flow: $4,171/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: Jackson County Central School District
• NCES district ID: 2700231
• Math proficiency: 46% ▼ -9.00%
• Reading proficiency: 48% ▼ -7.00%
• Median HH income: $48,654
• Composite: 40.17/100
• National rank: #3790
• State rank: #160 of 301 in MN

Livability — Jackson

• Score: 79/100
• State rank: #97
• US rank: #2166

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Jackson, MN
• City population: 4,529
• Population (ZIP): 4,529

Population outlook (Jackson County) Hauer SSP2

• Today (2025): 9,757 people
• By 2030: 9,560 · -2.0%
• By 2040: 9,130 · -6.4%
• By 2050: 8,699 · -10.8%
• By 2075: 8,113 · -16.8%
• By 2100: 7,471 · -23.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Two or more races 4% Hispanic / Latino 4% Asian 2% Black 1%
• Common ancestry: Portuguese 15% Iranian 4% Swiss 3%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 1% German/W. Germanic 1%

Political lean MEDSL · Jackson

• 2024 margin: Solid R (+42.1) · D 28.1% · R 70.2% · Other 1.7%
• 2008→2024 swing: -37.8pp toward R · 2008: -4.3pp · 2024: -42.1pp
• All cycles: 2024: R+42.1 2020: R+37.9 2016: R+38.8 2012: R+14.3 2008: R+4.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.62%
• Current HPI: 240.1057
• 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

+138.5% since first listed

11 events — show timeline

• 2026-06-05 Price Changed $93,000 NORTHSTARMLS as Distributed by MLS Grid
• 2026-05-04 Listed $99,900 NORTHSTARMLS as Distributed by MLS Grid
• 2026-04-27 Coming Soon $99,900 NORTHSTARMLS as Distributed by MLS Grid
• 2023-10-06 Sold (Public Records) $63,000 Public Records
• 2019-02-02 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2011-08-15 Sold (MLS) $25,900 NORTHSTARMLS as Distributed by MLS Grid
• 2011-08-15 Sold (MLS) $25,900 NORTHSTARMLS as Distributed by MLS Grid
• 2011-07-20 Listed $25,900 NORTHSTARMLS as Distributed by MLS Grid
• 2011-07-20 Listed $25,900 NORTHSTARMLS as Distributed by MLS Grid
• 2007-09-07 Sold (Public Records) $48,410 Public Records
• 2006-02-22 Sold (Public Records) $39,000 Public Records

Property tax history

+7.9%/yr

Latest (2025): $810 · +42.6% YoY. Source: county tax records.