202 10th St N · Sartell, MN 56377

$269,900

3 bd · 2.0 ba · 900 sqft · SingleFamily public records · 38 Days on market

Built 1989 10,454 sqft lot $300/sqft · 64% above area Est $313k · 14% under

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Why this score? — see what drove the D- 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).

• ARV discount +13.7/15.0
• Cash flow +6.4/30.0
• Schools +5.7/10.0
• Livability +4.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.1/10.0
• DSCR +0.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home to this charming 3-bedroom, 2-bath single-family residence nestled in the heart of Sartell! This 1,700 sq ft home built in 1989 has been thoughtfully refreshed and is truly move-in ready. Fresh paint throughout gives every room a bright, clean feel, while brand-new light fixtures and stainless steel appliances add a modern touch that elevates the entire space. The finished basement provides a valuable bonus living area — perfect for a family room, home office, playroom, or guest space — giving you room to spread out and make it your own. When it's time to head outside, enjoy your own private backyard retreat featuring a large deck ideal for entertaining and a fully fenced yard that's perfect for kids and pets alike. Parking and storage are a breeze with the attached two-car garage, offering plenty of space for vehicles, tools, and all of your Minnesota winter gear. Situated in a well-established neighborhood in the highly regarded Sartell school district, this home offers the perfect blend of comfort and convenience — just minutes from parks, shopping, dining, and easy access to St. Cloud. Whether you're a first-time buyer or looking to downsize without sacrificing space, this home checks all the boxes. Don't miss this opportunity to own a freshly updated home in one of Central Minnesota's most desirable communities.

Key facts

• Large deck
• Finished basement
• Fully fenced yard

Tags

• FINISHED BASEMENT
• PRIVATE BACKYARD RETREAT
• LARGE DECK
• FULLY FENCED YARD
• ATTACHED TWO-CAR GARAGE
• WELL-ESTABLISHED NEIGHBORHOOD

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $270k.

Deal economics

• At list price, monthly cash flow is $-471 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $187k (30.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $165k (38.9% below list).
• Recommended offer: $165k (38.9% below list) — sets the bar for 1% rule.
• Cap rate 4.2% vs local median 2.9% in Sartell — 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 86/100 on livability (#11 in MN, #386 nationally) — a professional / high-income tenant draw. Strengths: schools A+, crime A+, commute A+; Watch: amenities F.
• Sartell-St. Stephen School District (suburban): math 62% / reading 65% proficiency, ranked #18 of 301 in MN (top 6%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 10% free/reduced lunch — higher-income household profile.
• Market conditions: 193 active listings in the ZIP; solid renter incomes; 661 units permitted in Stearns County in 2024 (291 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.
• Stearns County population projected at +9% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($262k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 22y ago; this cycle's ask has dropped $15k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $164,777 (38.9% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 39% concession, seller financing, or rate buy-down credit?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are A-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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.61% ✗
• Cap rate: 4.20%
• Cash-on-cash: -7.47%
• DSCR: 0.67
• GRM: 13.6

CMA / ARV

• ARV (median comp): $312,724
• List price: $269,900
• Delta: -13.69%
• 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: -29.4%
• Equity multiple: 0.02×
• Total profit: $-73,741
• Equity at exit: $40,243

10-year hold

• IRR: -30.0%
• Equity multiple: -0.36×
• Total profit: $-102,938
• Equity at exit: $23,336

Cash invested: $75,572 (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 56377

• Home prices YoY: -34.6%
• Active inventory: 193
• Price-to-rent: 13.6×

Monthly cashflow live

• Estimated rent: $1,648 medium
• Mortgage (P&I): −$1,415
• Tax from tax record: −$244 /mo · $2,934/yr
• Insurance: −$112
• HOA: −$0
• Vacancy / Maint / Mgmt: −$346
• Net cashflow: $-471

Break-even live

Break-even rent $2,243

Max offer price $186,766

Occupancy floor —

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: $67,475
• Closing costs: $8,097
• Reserves months: —
• Total cash needed: —

Listing history 29 events

1. 2026-05-11
   status Pending 1369-char remark

   Show marketing remark (1369 chars)

   Welcome home to this charming 3-bedroom, 2-bath single-family residence nestled in the heart of Sartell! This 1,700 sq ft home built in 1989 has been thoughtfully refreshed and is truly move-in ready. Fresh paint throughout gives every room a bright, clean feel, while brand-new light fixtures and stainless steel appliances add a modern touch that elevates the entire space. The finished basement provides a valuable bonus living area — perfect for a family room, home office, playroom, or guest space — giving you room to spread out and make it your own. When it's time to head outside, enjoy your own private backyard retreat featuring a large deck ideal for entertaining and a fully fenced yard that's perfect for kids and pets alike. Parking and storage are a breeze with the attached two-car garage, offering plenty of space for vehicles, tools, and all of your Minnesota winter gear. Situated in a well-established neighborhood in the highly regarded Sartell school district, this home offers the perfect blend of comfort and convenience — just minutes from parks, shopping, dining, and easy access to St. Cloud. Whether you're a first-time buyer or looking to downsize without sacrificing space, this home checks all the boxes. Don't miss this opportunity to own a freshly updated home in one of Central Minnesota's most desirable communities.

2. 2026-04-24
   price $269,900 1369-char remark

   Show marketing remark (1369 chars)

   Welcome home to this charming 3-bedroom, 2-bath single-family residence nestled in the heart of Sartell! This 1,700 sq ft home built in 1989 has been thoughtfully refreshed and is truly move-in ready. Fresh paint throughout gives every room a bright, clean feel, while brand-new light fixtures and stainless steel appliances add a modern touch that elevates the entire space. The finished basement provides a valuable bonus living area — perfect for a family room, home office, playroom, or guest space — giving you room to spread out and make it your own. When it's time to head outside, enjoy your own private backyard retreat featuring a large deck ideal for entertaining and a fully fenced yard that's perfect for kids and pets alike. Parking and storage are a breeze with the attached two-car garage, offering plenty of space for vehicles, tools, and all of your Minnesota winter gear. Situated in a well-established neighborhood in the highly regarded Sartell school district, this home offers the perfect blend of comfort and convenience — just minutes from parks, shopping, dining, and easy access to St. Cloud. Whether you're a first-time buyer or looking to downsize without sacrificing space, this home checks all the boxes. Don't miss this opportunity to own a freshly updated home in one of Central Minnesota's most desirable communities.

3. 2026-04-03
   listed $284,900 Active 1369-char remark

   Show marketing remark (1369 chars)

   Welcome home to this charming 3-bedroom, 2-bath single-family residence nestled in the heart of Sartell! This 1,700 sq ft home built in 1989 has been thoughtfully refreshed and is truly move-in ready. Fresh paint throughout gives every room a bright, clean feel, while brand-new light fixtures and stainless steel appliances add a modern touch that elevates the entire space. The finished basement provides a valuable bonus living area — perfect for a family room, home office, playroom, or guest space — giving you room to spread out and make it your own. When it's time to head outside, enjoy your own private backyard retreat featuring a large deck ideal for entertaining and a fully fenced yard that's perfect for kids and pets alike. Parking and storage are a breeze with the attached two-car garage, offering plenty of space for vehicles, tools, and all of your Minnesota winter gear. Situated in a well-established neighborhood in the highly regarded Sartell school district, this home offers the perfect blend of comfort and convenience — just minutes from parks, shopping, dining, and easy access to St. Cloud. Whether you're a first-time buyer or looking to downsize without sacrificing space, this home checks all the boxes. Don't miss this opportunity to own a freshly updated home in one of Central Minnesota's most desirable communities.

4. 2022-05-16
   soldstatus $239,000
5. 2022-05-06
   soldstatus $239,000 Sold 416-char remark

   Show marketing remark (416 chars)

   Come check out this cute bi-level Sartell in mature Sartell neighborhood. This home has tons of natural light, new stainless steel appliances, new water heater, granite countertops, look out windows, deck overlooking newly installed fenced back yard, freshly painted deck and interior, with multiple young fruit trees (cherry, peach, apple, pear and young elderberry bushes), large family room lower level and more!

6. 2022-04-12
   status Pending 416-char remark

   Show marketing remark (416 chars)

   Come check out this cute bi-level Sartell in mature Sartell neighborhood. This home has tons of natural light, new stainless steel appliances, new water heater, granite countertops, look out windows, deck overlooking newly installed fenced back yard, freshly painted deck and interior, with multiple young fruit trees (cherry, peach, apple, pear and young elderberry bushes), large family room lower level and more!

7. 2022-04-08
   soldstatus $239,000 Sold 416-char remark

   Show marketing remark (416 chars)

   Come check out this cute bi-level Sartell in mature Sartell neighborhood. This home has tons of natural light, new stainless steel appliances, new water heater, granite countertops, look out windows, deck overlooking newly installed fenced back yard, freshly painted deck and interior, with multiple young fruit trees (cherry, peach, apple, pear and young elderberry bushes), large family room lower level and more!

8. 2022-04-05
   status Pending 416-char remark

   Show marketing remark (416 chars)

   Come check out this cute bi-level Sartell in mature Sartell neighborhood. This home has tons of natural light, new stainless steel appliances, new water heater, granite countertops, look out windows, deck overlooking newly installed fenced back yard, freshly painted deck and interior, with multiple young fruit trees (cherry, peach, apple, pear and young elderberry bushes), large family room lower level and more!

9. 2022-03-31
   historical Contingent - Inspection 416-char remark

   Show marketing remark (416 chars)

   Come check out this cute bi-level Sartell in mature Sartell neighborhood. This home has tons of natural light, new stainless steel appliances, new water heater, granite countertops, look out windows, deck overlooking newly installed fenced back yard, freshly painted deck and interior, with multiple young fruit trees (cherry, peach, apple, pear and young elderberry bushes), large family room lower level and more!

10. 2022-03-28
    price $239,000 416-char remark

    Show marketing remark (416 chars)

    Come check out this cute bi-level Sartell in mature Sartell neighborhood. This home has tons of natural light, new stainless steel appliances, new water heater, granite countertops, look out windows, deck overlooking newly installed fenced back yard, freshly painted deck and interior, with multiple young fruit trees (cherry, peach, apple, pear and young elderberry bushes), large family room lower level and more!

11. 2022-03-28
    price $23,900 416-char remark

    Show marketing remark (416 chars)

    Come check out this cute bi-level Sartell in mature Sartell neighborhood. This home has tons of natural light, new stainless steel appliances, new water heater, granite countertops, look out windows, deck overlooking newly installed fenced back yard, freshly painted deck and interior, with multiple young fruit trees (cherry, peach, apple, pear and young elderberry bushes), large family room lower level and more!

12. 2022-03-28
    status Active 416-char remark

    Show marketing remark (416 chars)

    Come check out this cute bi-level Sartell in mature Sartell neighborhood. This home has tons of natural light, new stainless steel appliances, new water heater, granite countertops, look out windows, deck overlooking newly installed fenced back yard, freshly painted deck and interior, with multiple young fruit trees (cherry, peach, apple, pear and young elderberry bushes), large family room lower level and more!

13. 2022-03-18
    price $244,000 416-char remark

    Show marketing remark (416 chars)

    Come check out this cute bi-level Sartell in mature Sartell neighborhood. This home has tons of natural light, new stainless steel appliances, new water heater, granite countertops, look out windows, deck overlooking newly installed fenced back yard, freshly painted deck and interior, with multiple young fruit trees (cherry, peach, apple, pear and young elderberry bushes), large family room lower level and more!

14. 2022-03-11
    listed $249,000 Active 416-char remark

    Show marketing remark (416 chars)

    Come check out this cute bi-level Sartell in mature Sartell neighborhood. This home has tons of natural light, new stainless steel appliances, new water heater, granite countertops, look out windows, deck overlooking newly installed fenced back yard, freshly painted deck and interior, with multiple young fruit trees (cherry, peach, apple, pear and young elderberry bushes), large family room lower level and more!

15. 2022-03-01
    historical $249,000 416-char remark

    Show marketing remark (416 chars)

    Come check out this cute bi-level Sartell in mature Sartell neighborhood. This home has tons of natural light, new stainless steel appliances, new water heater, granite countertops, look out windows, deck overlooking newly installed fenced back yard, freshly painted deck and interior, with multiple young fruit trees (cherry, peach, apple, pear and young elderberry bushes), large family room lower level and more!

16. 2020-01-27
    soldstatus $184,848
17. 2020-01-24
    soldstatus $185,000 Sold
18. 2019-12-19
    status Pending
19. 2019-12-03
    listed $185,000 Active
20. 2013-04-19
    soldstatus $123,497
21. 2013-03-25
    historical
22. 2012-11-10
    listed $119,900
23. 2012-11-09
    historical
24. 2012-07-27
    listed $124,900
25. 2004-12-07
    soldstatus $156,900
26. 2004-10-22
    soldstatus $156,900
27. 2004-08-25
    historical
28. 2004-06-22
    listed $152,900
29. 1992-03-12
    soldstatus $73,665

ⓘ 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: $2,934 · $244/mo
• Projected year-2 tax: $2,978 · $248/mo
• Expected delta: +$44/yr (+$4/mo · 1.5%)

ⓘ 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 ≥97°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: $19,773
• − Mortgage interest: −$15,119
• − Property taxes: −$2,934
• − Insurance: −$1,350
• − Repairs & maintenance: −$1,582
• − Management: −$1,582
• − Depreciation: −$7,852
• Taxable loss: −$10,644
• Est. tax savings @ 24.0%: +$2,555
• After-tax cash flow: $-3,093/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: Sartell-St. Stephen School District
• NCES district ID: 2732820
• Math proficiency: 62% ▼ -13.00%
• Reading proficiency: 65% ▼ -7.00%
• Median HH income: $79,930
• Composite: 56.84/100
• National rank: #1118
• State rank: #18 of 301 in MN

Livability — Sartell

• Score: 86/100
• State rank: #11
• US rank: #386

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Sartell, MN
• County: Stearns County · 90,226 people
• City population: 21,063
• Metro: St. Cloud, MN
• Population (ZIP): 21,063
• Household income: $87,172
• Rent vs Own: 34.6% rent · 65.4% own
• Severe rent burden: 930.0

Population outlook (Stearns County) Hauer SSP2

• Today (2025): 162,629 people
• By 2030: 166,495 · +2.4%
• By 2040: 172,661 · +6.2%
• By 2050: 177,480 · +9.1%
• By 2075: 192,907 · +18.6%
• By 2100: 206,274 · +26.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Two or more races 6% Hispanic / Latino 2% Black 2% Asian 1%
• Common ancestry: Portuguese 11% Romanian 6% Lithuanian 3%
• Foreign-born: 3% · China
• Languages at home: 95% English-only · Arabic 2% Chinese 1% Spanish 1%

Political lean MEDSL · Stearns

• 2024 margin: Strong R (+26.8) · D 35.7% · R 62.5% · Other 1.9%
• 2008→2024 swing: -19.8pp toward R · 2008: -7.0pp · 2024: -26.8pp
• All cycles: 2024: R+26.8 2020: R+22.5 2016: R+27.9 2012: R+12.1 2008: R+7.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -90.66%
• Current HPI: 171.0276
• Rent YoY: —
• Metro: St. Cloud, MN
• 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

+266.4% since first listed

29 events — show timeline

• 2026-05-11 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2026-04-24 Price Changed $269,900 NORTHSTARMLS as Distributed by MLS Grid
• 2026-04-03 Listed $284,900 NORTHSTARMLS as Distributed by MLS Grid
• 2022-05-16 Sold (Public Records) $239,000 Public Records
• 2022-05-06 Sold (MLS) $239,000 NORTHSTARMLS as Distributed by MLS Grid
• 2022-04-12 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2022-04-08 Sold (MLS) $239,000 NORTHSTARMLS as Distributed by MLS Grid
• 2022-04-05 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2022-03-31 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2022-03-28 Price Changed $239,000 NORTHSTARMLS as Distributed by MLS Grid
• 2022-03-28 Price Changed $23,900 NORTHSTARMLS as Distributed by MLS Grid
• 2022-03-28 Relisted — NORTHSTARMLS as Distributed by MLS Grid
• 2022-03-18 Price Changed $244,000 NORTHSTARMLS as Distributed by MLS Grid
• 2022-03-11 Listed $249,000 NORTHSTARMLS as Distributed by MLS Grid
• 2022-03-01 Coming Soon $249,000 NORTHSTARMLS as Distributed by MLS Grid
• 2020-01-27 Sold (Public Records) $184,848 Public Records
• 2020-01-24 Sold (MLS) $185,000 NORTHSTARMLS as Distributed by MLS Grid
• 2019-12-19 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2019-12-03 Listed $185,000 NORTHSTARMLS as Distributed by MLS Grid
• 2013-04-19 Sold (MLS) $123,497 NORTHSTARMLS as Distributed by MLS Grid
• 2013-03-25 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2012-11-10 Listed $119,900 NORTHSTARMLS as Distributed by MLS Grid
• 2012-11-09 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2012-07-27 Listed $124,900 NORTHSTARMLS as Distributed by MLS Grid
• 2004-12-07 Sold (Public Records) $156,900 Public Records
• 2004-10-22 Sold (MLS) $156,900 NORTHSTARMLS as Distributed by MLS Grid
• 2004-08-25 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2004-06-22 Listed $152,900 NORTHSTARMLS as Distributed by MLS Grid
• 1992-03-12 Sold (Public Records) $73,665 Public Records

Property tax history

+2.4%/yr

Latest (2025): $2,934 · +0.8% YoY. Source: county tax records.