825 Maple St SW · Sleepy Eye, MN 56085

$95,000

1 bd · 1.0 ba · 848 sqft · SingleFamily public records · 15 Days on market

Built 1930

---

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 +25.1/30.0
• Appreciation +10.0/10.0
• DSCR +8.2/10.0
• ARV discount +7.5/15.0
• 1% rule +5.5/10.0
• Schools +4.8/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Cute as can be. 1 bed, 1 bath home with vinyl siding, central air, breaker panel, double pane windows, and a 14x 24 garage. Call now to check it out!

Key facts

• Gravel drive
• New flooring
• New paint

Tags

• UPDATED FEATURES
• NEWER WINDOWS
• NEW FLOORING
• NEW PAINT
• GRAVEL DRIVE
• HOT WATER HEATER

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $210 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Recommended offer: $94k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 79/100 on livability (#91 in MN, #2,057 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities D-, commute F.
• Sleepy Eye Public School District (town): math 51% / reading 58% proficiency, ranked #232 of 467 in MN (top 50%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 17 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 41 units permitted in Brown County in 2024 (18 in 5+ unit buildings).

Forward outlook

• In year one you build about $10k of equity ($657 loan paydown + $10k appreciation (10.0% local appreciation)).
• Brown County population projected at -14% 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 $27k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($94k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 8y 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 $58k; list at $95k implies a 64% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $93,575 (1.5% below list)

Questions for the listing agent

1. Built in 1930 — 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. 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?
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: 1.05% ✓
• Cap rate: 8.95%
• Cash-on-cash: 9.48%
• DSCR: 1.42
• GRM: 7.9

CMA / ARV

• ARV (on-the-fly): $57,664
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
825 Maple Street St SW	0.00mi	1/1.0	848 (0%)	21mo	$57,900	$68	83

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: 31.2%
• Equity multiple: 3.45×
• Total profit: $65,097
• Equity at exit: $85,584

10-year hold

• IRR: 27.0%
• Equity multiple: 7.81×
• Total profit: $181,106
• Equity at exit: $184,564

Cash invested: $26,600 (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 56085

• Home prices YoY: 30.3%
• Active inventory: 17
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,000 medium
• Mortgage (P&I): −$498
• Tax from tax record: −$42 /mo · $504/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$210
• Net cashflow: $210

Break-even live

Break-even rent $734

Max offer price $95,000

Occupancy floor 74%

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
422 1st Ave N Sleepy Eye, MN	2.0	1.0	1060	$1,000	$0.94	44d	1	0.69mi

Listing history 12 events

1. 2026-06-18
   days on market $95,000 Active 15 DOM
2. 2026-06-17
   days on market $95,000 Active 14 DOM
3. 2026-06-16
   days on market $95,000 Active 13 DOM
4. 2026-06-15
   days on market $95,000 Active 12 DOM
5. 2026-06-13
   days on market $95,000 Active 10 DOM
6. 2026-06-12
   days on market $95,000 Active 9 DOM
7. 2026-06-09
   days on market $95,000 Active 6 DOM
8. 2026-06-08
   days on market $95,000 Active 5 DOM
9. 2026-06-07
   days on market $95,000 Active 4 DOM
10. 2026-06-07
    days on market $95,000 Active 3 DOM
11. 2026-06-04
    remarks 452-char remark
12. 2026-06-04
    listed $95,000 Active 1 DOM

ⓘ 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: $504 · $42/mo
• Projected year-2 tax: $784 · $65/mo
• Expected delta: +$280/yr (+$23/mo · 55.6%)

ⓘ 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 ≥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: $12,000
• − Mortgage interest: −$5,321
• − Property taxes: −$504
• − Insurance: −$475
• − Repairs & maintenance: −$960
• − Management: −$960
• − Depreciation: −$2,764
• Taxable income: $1,016
• Est. tax owed @ 24.0%: −$244
• After-tax cash flow: $2,279/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: Sleepy Eye Public School District
• NCES district ID: 2733210
• Math proficiency: 51% ▼ -5.00%
• Reading proficiency: 58% ▬ 0.00%
• Median HH income: $51,329
• Composite: 48.46/100
• National rank: #4643
• State rank: #232 of 467 in MN

Livability — Sleepy Eye

• Score: 79/100
• State rank: #91
• US rank: #2057

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Sleepy Eye, MN
• City population: 5,013
• Population (ZIP): 5,013

Population outlook (Brown County) Hauer SSP2

• Today (2025): 24,403 people
• By 2030: 23,790 · -2.5%
• By 2040: 22,309 · -8.6%
• By 2050: 20,948 · -14.2%
• By 2075: 19,038 · -22.0%
• By 2100: 16,658 · -31.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Hispanic / Latino 10% Two or more races 6%
• Hispanic origin (detail): Mexican 9%
• Common ancestry: Portuguese 10% Italian 2% Lithuanian 1%
• Foreign-born: 6% · Canada
• Languages at home: 90% English-only · Spanish 8% German/W. Germanic 1% Other Indo-European 1%

Political lean MEDSL · Brown

• 2024 margin: Solid R (+35.2) · D 31.5% · R 66.7% · Other 1.8%
• 2008→2024 swing: -23.1pp toward R · 2008: -12.1pp · 2024: -35.2pp
• All cycles: 2024: R+35.2 2020: R+32.8 2016: R+36.2 2012: R+16.6 2008: R+12.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 56.76%
• Current HPI: 244.1
• 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

+126.2% since first listed

11 events — show timeline

• 2026-06-04 Listed $95,000 FSBO.com
• 2024-11-05 Sold (Public Records) $57,900 Public Records
• 2024-09-26 Sold (MLS) $57,900 RASM
• 2024-08-07 Pending — RASM
• 2024-07-30 Listed $59,900 RASM
• 2024-07-24 Coming Soon $59,900 RASM
• 2021-01-04 Sold (MLS) $45,000 RASM
• 2020-12-08 Listed $47,500 RASM
• 2019-05-06 Sold (Public Records) $41,000 Public Records
• 2019-05-03 Sold (MLS) $41,000 RASM
• 2018-09-28 Listed $42,000 RASM

Property tax history

-2.1%/yr

Latest (2025): $504 · +13.0% YoY. Source: county tax records.