320 Augusta Ave · Willmar, MN 56201

$140,000

4 bd · 2.0 ba · 1,156 sqft · Other public records · 45 Days on market

Built 1890 0.26 ac lot

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Why this score? — see what drove the C- 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 +19.2/30.0
• ARV discount +7.5/15.0
• DSCR +6.1/10.0
• 1% rule +5.7/10.0
• Livability +3.7/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Income potential! 2 unit property. Upper unit tenant is on a month to month lease. Lower unit is vacant and ready for you to update.

Key facts

• Large yard
• Functional layout
• Separate entrances

Tags

• WELL MAINTAINED DUPLEX
• FUNCTIONAL LAYOUT
• IN UNIT WASHER AND DRYERS
• RECENTLY REMODELED BATHROOM
• SEPARATE ENTRANCES
• LARGE YARD

Property features AI

Finance

• Other: Above-grade finished area: 2,314 square feet total (each unit approx. 1,156); Below-ground area: 100; Building area total: 2,414; Lot dimensions: 75 x 150 (0.257 acres)
• Financial info: Standard rental license in place; Tenants pay all utilities; 2 total units; Gross income: $23,822; Net operating income: $14,627; Insurance expense: $1,548; Maintenance expense: $500; Manager expense: $3,621; Other expense: $500

Exterior

• Parking: Detached 2-car garage
• Utilities: City water connected; City sewer connected; Electric service with circuit breakers; Electric fuel; Power provided by Willmar Utilities
• Home design: Duplex (up and down); Two levels; Residential income property
• Construction: Frame construction; Brick/mortar foundation; Roof older than 8 years
• Exterior features: Vinyl exterior; Rear porch; Light tree coverage on lot; Paved city street frontage (public maintained road)

Interior

• Kitchen: Range; Refrigerator; Exhaust fan/hood
• Bedrooms: 4 bedrooms total
• Bathrooms: Two 1-full-bath units (each unit has 1 full bathroom)
• Heating & cooling: Baseboard heating; Window cooling in each unit
• Interior features: Partial, unfinished basement; Baseboard heating
• Laundry & utility: Washer and dryer in unit

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath other listed at $140k.

Deal economics

• At list price, monthly cash flow is $151 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Recommended offer: $136k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.6% vs local median 3.2% in Willmar — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 73/100 on livability (#233 in MN, #4,984 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment C-, schools D+, crime D+.
• Willmar Public School District (town): math 34% / reading 38% proficiency, ranked #246 of 301 in MN (top 82%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 161 active listings in the ZIP; 196 units permitted in Kandiyohi County in 2024 (118 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $968 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 45 days — a 3% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 7y ago; this cycle's ask has dropped $9k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $50k; list at $140k implies a 180% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1890 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $135,800 (3.0% below list)

Questions for the listing agent

1. It's been on market 45 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 1890 — 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: 1.07% ✓
• Cap rate: 7.59%
• Cash-on-cash: 4.63%
• DSCR: 1.21
• GRM: 7.8

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: -9.0%
• Equity multiple: 0.67×
• Total profit: $-12,989
• Equity at exit: $20,874

10-year hold

• IRR: 0.5%
• Equity multiple: 1.03×
• Total profit: $1,353
• Equity at exit: $12,105

Cash invested: $39,200 (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 56201

• Active inventory: 161
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,501 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$242 /mo · $2,906/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$315
• Net cashflow: $151

Break-even live

Break-even rent $1,310

Max offer price $140,000

Occupancy floor 85%

Sensitivity live

Price	-10% $230	-5% $191	+0% $151	+5% $112	+10% $72
Rent	-10% $33	-5% $92	+0% $151	+5% $211	+10% $270
Rate	-1.0pp $222	-0.5pp $187	base $151	+0.5pp $115	+1.0pp $78

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Listing history 33 events

1. 2026-06-18
   days on market $140,000 Active 45 DOM
2. 2026-06-17
   days on market $140,000 Active 44 DOM
3. 2026-06-16
   days on market $140,000 Active 43 DOM
4. 2026-06-15
   days on market $140,000 Active 42 DOM
5. 2026-06-13
   days on market $140,000 Active 40 DOM
6. 2026-06-12
   days on market $140,000 Active 39 DOM
7. 2026-06-09
   days on market $140,000 Active 36 DOM
8. 2026-06-08
   days on market $140,000 Active 35 DOM
9. 2026-06-07
   days on market $140,000 Active 34 DOM
10. 2026-06-07
    days on market $140,000 Active 33 DOM
11. 2026-06-04
    days on market $140,000 Active 30 DOM
12. 2026-06-02
    days on market $140,000 Active 29 DOM
13. 2026-06-01
    days on market $140,000 Active 28 DOM
14. 2026-05-31
    days on market $140,000 Active 27 DOM
15. 2026-05-31
    days on market $140,000 Active 26 DOM
16. 2026-05-04
    listed $149,000 Active 1185-char remark
17. 2024-11-11
    historical
18. 2024-10-02
    status Active
19. 2024-10-01
    historical
20. 2024-09-16
    status Active
21. 2024-08-15
    status Pending
22. 2024-08-12
    historical Contingent - Inspection
23. 2024-07-19
    price $155,000
24. 2024-06-04
    price $175,000
25. 2024-04-12
    price $195,000
26. 2024-03-20
    price $200,000
27. 2024-02-14
    listed $225,000 Active
28. 2019-07-31
    soldstatus $50,000
29. 2019-07-23
    soldstatus $50,000 Sold

    Show marketing remark (132 chars)

    Income potential! 2 unit property. Upper unit tenant is on a month to month lease. Lower unit is vacant and ready for you to update.

30. 2019-07-15
    status Pending

    Show marketing remark (132 chars)

    Income potential! 2 unit property. Upper unit tenant is on a month to month lease. Lower unit is vacant and ready for you to update.

31. 2019-07-03
    price $64,500

    Show marketing remark (132 chars)

    Income potential! 2 unit property. Upper unit tenant is on a month to month lease. Lower unit is vacant and ready for you to update.

32. 2019-06-19
    listed $75,000 Active

    Show marketing remark (132 chars)

    Income potential! 2 unit property. Upper unit tenant is on a month to month lease. Lower unit is vacant and ready for you to update.

33. 2005-02-11
    soldstatus $51,000

ⓘ 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: $2,906 · $242/mo
• Projected year-2 tax: $2,906 · $242/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 3/10 Moderate
• 🌡 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 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,014
• − Mortgage interest: −$7,842
• − Property taxes: −$2,906
• − Insurance: −$700
• − Repairs & maintenance: −$1,441
• − Management: −$1,441
• − Depreciation: −$4,073
• Taxable loss: −$389
• Est. tax savings @ 24.0%: +$93
• After-tax cash flow: $1,908/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: Willmar Public School District
• NCES district ID: 2742720
• Math proficiency: 34% ▼ -14.00%
• Reading proficiency: 38% ▼ -8.00%
• Median HH income: $46,727
• Composite: 30.85/100
• National rank: #6128
• State rank: #246 of 301 in MN

Livability — Willmar

• Score: 73/100
• State rank: #233
• US rank: #4984

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Willmar, MN
• City population: 24,860
• Population (ZIP): 24,860

Population outlook (Kandiyohi County) Hauer SSP2

• Today (2025): 42,956 people
• By 2030: 42,825 · -0.3%
• By 2040: 42,343 · -1.4%
• By 2050: 42,124 · -1.9%
• By 2075: 43,726 · +1.8%
• By 2100: 45,974 · +7.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (64%)
• Race & ethnicity: White 64% Hispanic / Latino 22% Black 10% Two or more races 6% Asian 2%
• Hispanic origin (detail): Mexican 15%
• Common ancestry: Portuguese 15% Iranian 3% Scottish 2%
• Foreign-born: 15% · Canada, Philippines
• Languages at home: 78% English-only · Spanish 14% Other Asian/Pacific 2%

Political lean MEDSL · Kandiyohi

• 2024 margin: Solid R (+31.0) · D 33.7% · R 64.7% · Other 1.7%
• 2008→2024 swing: -25.6pp toward R · 2008: -5.5pp · 2024: -31.0pp
• All cycles: 2024: R+31.0 2020: R+25.7 2016: R+25.5 2012: R+6.7 2008: R+5.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -151.48%
• Current HPI: 161.1663
• 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

+174.5% since first listed

19 events — show timeline

• 2026-05-26 Price Changed $140,000 NORTHSTARMLS as Distributed by MLS Grid
• 2026-05-04 Listed $149,000 NORTHSTARMLS as Distributed by MLS Grid
• 2024-11-11 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2024-10-02 Relisted — NORTHSTARMLS as Distributed by MLS Grid
• 2024-10-01 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2024-09-16 Relisted — NORTHSTARMLS as Distributed by MLS Grid
• 2024-08-15 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2024-08-12 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2024-07-19 Price Changed $155,000 NORTHSTARMLS as Distributed by MLS Grid
• 2024-06-04 Price Changed $175,000 NORTHSTARMLS as Distributed by MLS Grid
• 2024-04-12 Price Changed $195,000 NORTHSTARMLS as Distributed by MLS Grid
• 2024-03-20 Price Changed $200,000 NORTHSTARMLS as Distributed by MLS Grid
• 2024-02-14 Listed $225,000 NORTHSTARMLS as Distributed by MLS Grid
• 2019-07-31 Sold (Public Records) $50,000 Public Records
• 2019-07-23 Sold (MLS) $50,000 NORTHSTARMLS as Distributed by MLS Grid
• 2019-07-15 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2019-07-03 Price Changed $64,500 NORTHSTARMLS as Distributed by MLS Grid
• 2019-06-19 Listed $75,000 NORTHSTARMLS as Distributed by MLS Grid
• 2005-02-11 Sold (MLS) $51,000 NORTHSTARMLS as Distributed by MLS Grid

Property tax history

+8.5%/yr

Latest (2025): $2,906 · +12.0% YoY. Source: county tax records.