117 W Van Dusen St · Springfield, MN 56087

$130,000

4 bd · 1.0 ba · 1,101 sqft · SingleFamily public records · 79 Days on market

Built 1940 5,009 sqft lot $118/sqft · 90% above area

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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 +14.1/30.0
• ARV discount +7.5/15.0
• Appreciation +7.4/10.0
• Schools +5.4/10.0
• DSCR +4.3/10.0
• Livability +3.9/5.0
• 1% rule +3.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Welcome to 117 W Van Dusen Street! Packed with potential, this 4-bedroom, 1.25-bath home sits right in the heart of Springfield and is ready for your personal touch. You’ll love the character throughout—from the cozy bay window that’s perfect for a reading nook to the beautiful wood floors on both the main level and upstairs, along with original door knobs that add a touch of vintage charm. The layout offers a main floor bedroom and updated bath, with three additional bedrooms upstairs, giving you plenty of space to grow. Outside, the fenced yard provides room to enjoy the outdoors, while the large basement adds even more possibilities for storage, hobbies, or additional living space. Recent updates include new furnace and A/C. A great opportunity to make this home your own - schedule a tour today!

Key facts

• New furnace
• Wood floors
• Fenced yard

Tags

• BAY WINDOW
• WOOD FLOORS
• ORIGINAL DOOR KNOBS
• FENCED YARD
• LARGE BASEMENT
• NEW FURNACE

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $18 ($217/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $110k (15.3% below list).
• Recommended offer: $110k (15.3% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 77/100 on livability (#144 in MN, #3,112 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F.
• Springfield Public School District (rural): math 65% / reading 62% proficiency, ranked #31 of 301 in MN (top 10%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Springfield Elementary (math 87% / reading 72%, grade A, #12 of 857 statewide, top 2%, 302 students, 55% FRL); Springfield Secondary (math 37% / reading 52%, grade F, #189 of 471 statewide, top 44%, 289 students, 53% FRL) — zoned schools average 54% FRL vs 29% district-wide (25 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 11 active listings in the ZIP; 41 units permitted in Brown County in 2024 (18 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($899 loan paydown + $6k appreciation (4.9% 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 (4.9% appreciation + 3.0% rent growth), your $36k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 79 days — a 6% lower offer ($122k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 4y 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 $55k; list at $130k implies a 136% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $110,099 (15.3% below list)

Questions for the listing agent

1. It's been on market 79 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
2. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 0.85% ✗
• Cap rate: 6.46%
• Cash-on-cash: 0.59%
• DSCR: 1.03
• GRM: 9.8

CMA / ARV

• ARV (median comp): $68,555
• List price: $130,000
• Delta: 89.63%
• Verdict: OVERPRICED
• Comps: 2 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
120 Paffrath Ave South Ave	0.47mi	3/2.0 (-1)	1,028 (-7%)	20mo	$105,000	$102	41

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

4.87% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 13.1%
• Equity multiple: 1.83×
• Total profit: $30,123
• Equity at exit: $72,630

10-year hold

• IRR: 14.0%
• Equity multiple: 3.49×
• Total profit: $90,541
• Equity at exit: $124,498

Cash invested: $36,400 (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 56087

• Home prices YoY: 2.0%
• Active inventory: 11
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $1,101 medium
• Mortgage (P&I): −$682
• Tax from tax record: −$116 /mo · $1,390/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$231
• Net cashflow: $18

Break-even live

Break-even rent $1,078

Max offer price $130,000

Occupancy floor 93%

Sensitivity live

Price	-10% $92	-5% $55	+0% $18	+5% $-19	+10% $-56
Rent	-10% $-69	-5% $-25	+0% $18	+5% $62	+10% $105
Rate	-1.0pp $84	-0.5pp $51	base $18	+0.5pp $-16	+1.0pp $-50

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Listing history 29 events

1. 2026-06-21
   days on market $130,000 Active 79 DOM
2. 2026-06-21
   days on market $130,000 Active 78 DOM
3. 2026-06-18
   days on market $130,000 Active 76 DOM
4. 2026-06-17
   days on market $130,000 Active 75 DOM
5. 2026-06-16
   days on market $130,000 Active 74 DOM
6. 2026-06-15
   days on market $130,000 Active 73 DOM
7. 2026-06-13
   days on market $130,000 Active 71 DOM
8. 2026-06-12
   days on market $130,000 Active 70 DOM
9. 2026-06-09
   days on market $130,000 Active 67 DOM
10. 2026-06-08
    days on market $130,000 Active 66 DOM
11. 2026-06-07
    days on market $130,000 Active 65 DOM
12. 2026-06-05
    days on market $130,000 Active 63 DOM
13. 2026-06-04
    days on market $130,000 Active 61 DOM
14. 2026-06-02
    days on market $130,000 Active 60 DOM
15. 2026-06-01
    days on market $130,000 Active 59 DOM
16. 2026-05-31
    days on market $130,000 Active 58 DOM
17. 2026-05-31
    days on market $130,000 Active 57 DOM
18. 2026-05-08
    status Active 831-char remark

    Show marketing remark (831 chars)

    Welcome to 117 W Van Dusen Street! Packed with potential, this 4-bedroom, 1.25-bath home sits right in the heart of Springfield and is ready for your personal touch. You’ll love the character throughout—from the cozy bay window that’s perfect for a reading nook to the beautiful wood floors on both the main level and upstairs, along with original door knobs that add a touch of vintage charm. The layout offers a main floor bedroom and updated bath, with three additional bedrooms upstairs, giving you plenty of space to grow. Outside, the fenced yard provides room to enjoy the outdoors, while the large basement adds even more possibilities for storage, hobbies, or additional living space. Recent updates include new furnace and A/C. A great opportunity to make this home your own - schedule a tour today!

19. 2026-05-05
    historical 831-char remark

    Show marketing remark (831 chars)

    Welcome to 117 W Van Dusen Street! Packed with potential, this 4-bedroom, 1.25-bath home sits right in the heart of Springfield and is ready for your personal touch. You’ll love the character throughout—from the cozy bay window that’s perfect for a reading nook to the beautiful wood floors on both the main level and upstairs, along with original door knobs that add a touch of vintage charm. The layout offers a main floor bedroom and updated bath, with three additional bedrooms upstairs, giving you plenty of space to grow. Outside, the fenced yard provides room to enjoy the outdoors, while the large basement adds even more possibilities for storage, hobbies, or additional living space. Recent updates include new furnace and A/C. A great opportunity to make this home your own - schedule a tour today!

20. 2026-03-31
    listed $130,000 Active 831-char remark

    Show marketing remark (831 chars)

    Welcome to 117 W Van Dusen Street! Packed with potential, this 4-bedroom, 1.25-bath home sits right in the heart of Springfield and is ready for your personal touch. You’ll love the character throughout—from the cozy bay window that’s perfect for a reading nook to the beautiful wood floors on both the main level and upstairs, along with original door knobs that add a touch of vintage charm. The layout offers a main floor bedroom and updated bath, with three additional bedrooms upstairs, giving you plenty of space to grow. Outside, the fenced yard provides room to enjoy the outdoors, while the large basement adds even more possibilities for storage, hobbies, or additional living space. Recent updates include new furnace and A/C. A great opportunity to make this home your own - schedule a tour today!

21. 2022-07-12
    soldstatus $55,000
22. 2022-06-24
    soldstatus $55,000 Sold 537-char remark

    Show marketing remark (537 chars)

    FULL OF POTENTIAL! Adorable 4 bedroom, 1.25 bath house located in the heart of Springfield. This house is full of charm, from the front bay window for a perfect reading area, to the beautiful wood floors on the main level and upstairs, to the original door knobs throughout the home. Main level bedroom and bath with 3 bedrooms upstairs makes the perfect home with room to grow. Fenced in yard and large basement give even more options for living, playing or relaxing. This home is ready for your special touch! Call today for a showing!

23. 2022-06-05
    status Pending 537-char remark

    Show marketing remark (537 chars)

    FULL OF POTENTIAL! Adorable 4 bedroom, 1.25 bath house located in the heart of Springfield. This house is full of charm, from the front bay window for a perfect reading area, to the beautiful wood floors on the main level and upstairs, to the original door knobs throughout the home. Main level bedroom and bath with 3 bedrooms upstairs makes the perfect home with room to grow. Fenced in yard and large basement give even more options for living, playing or relaxing. This home is ready for your special touch! Call today for a showing!

24. 2022-05-26
    historical Contingent - Inspection 537-char remark

    Show marketing remark (537 chars)

    FULL OF POTENTIAL! Adorable 4 bedroom, 1.25 bath house located in the heart of Springfield. This house is full of charm, from the front bay window for a perfect reading area, to the beautiful wood floors on the main level and upstairs, to the original door knobs throughout the home. Main level bedroom and bath with 3 bedrooms upstairs makes the perfect home with room to grow. Fenced in yard and large basement give even more options for living, playing or relaxing. This home is ready for your special touch! Call today for a showing!

25. 2022-04-29
    status Active 537-char remark

    Show marketing remark (537 chars)

    FULL OF POTENTIAL! Adorable 4 bedroom, 1.25 bath house located in the heart of Springfield. This house is full of charm, from the front bay window for a perfect reading area, to the beautiful wood floors on the main level and upstairs, to the original door knobs throughout the home. Main level bedroom and bath with 3 bedrooms upstairs makes the perfect home with room to grow. Fenced in yard and large basement give even more options for living, playing or relaxing. This home is ready for your special touch! Call today for a showing!

26. 2022-04-29
    price $67,000 537-char remark

    Show marketing remark (537 chars)

    FULL OF POTENTIAL! Adorable 4 bedroom, 1.25 bath house located in the heart of Springfield. This house is full of charm, from the front bay window for a perfect reading area, to the beautiful wood floors on the main level and upstairs, to the original door knobs throughout the home. Main level bedroom and bath with 3 bedrooms upstairs makes the perfect home with room to grow. Fenced in yard and large basement give even more options for living, playing or relaxing. This home is ready for your special touch! Call today for a showing!

27. 2022-03-08
    historical Contingent - Inspection 537-char remark

    Show marketing remark (537 chars)

    FULL OF POTENTIAL! Adorable 4 bedroom, 1.25 bath house located in the heart of Springfield. This house is full of charm, from the front bay window for a perfect reading area, to the beautiful wood floors on the main level and upstairs, to the original door knobs throughout the home. Main level bedroom and bath with 3 bedrooms upstairs makes the perfect home with room to grow. Fenced in yard and large basement give even more options for living, playing or relaxing. This home is ready for your special touch! Call today for a showing!

28. 2022-03-06
    listed $69,900 Active 537-char remark

    Show marketing remark (537 chars)

    FULL OF POTENTIAL! Adorable 4 bedroom, 1.25 bath house located in the heart of Springfield. This house is full of charm, from the front bay window for a perfect reading area, to the beautiful wood floors on the main level and upstairs, to the original door knobs throughout the home. Main level bedroom and bath with 3 bedrooms upstairs makes the perfect home with room to grow. Fenced in yard and large basement give even more options for living, playing or relaxing. This home is ready for your special touch! Call today for a showing!

29. 2018-07-16
    soldstatus $52,000

ⓘ 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: $1,390 · $116/mo
• Projected year-2 tax: $1,423 · $119/mo
• Expected delta: +$33/yr (+$3/mo · 2.4%)

ⓘ 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: $13,212
• − Mortgage interest: −$7,282
• − Property taxes: −$1,390
• − Insurance: −$650
• − Repairs & maintenance: −$1,057
• − Management: −$1,057
• − Depreciation: −$3,782
• Taxable loss: −$2,006
• Est. tax savings @ 24.0%: +$481
• After-tax cash flow: $698/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: Springfield Public School District
• NCES district ID: 2733390
• Math proficiency: 65% ▼ -10.00%
• Reading proficiency: 62% ▼ -7.00%
• Median HH income: $47,894
• Composite: 53.8/100
• National rank: #1416
• State rank: #31 of 301 in MN

Livability — Springfield

• Score: 77/100
• State rank: #144
• US rank: #3112

Category grades

Amenities F 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: Springfield, MN
• City population: 3,240
• Population (ZIP): 3,240

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 (92%)
• Race & ethnicity: White 92% Black 4% Hispanic / Latino 3% Two or more races 2%
• Common ancestry: Portuguese 10% Lithuanian 2% Romanian 1%
• Foreign-born: 2% · Canada
• Languages at home: 98% English-only · Spanish 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: ▲ 4.87%
• Current HPI: 248.6156
• 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

+150.0% since first listed

12 events — show timeline

• 2026-05-08 Relisted — NORTHSTARMLS as Distributed by MLS Grid
• 2026-05-05 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2026-03-31 Listed $130,000 NORTHSTARMLS as Distributed by MLS Grid
• 2022-07-12 Sold (Public Records) $55,000 Public Records
• 2022-06-24 Sold (MLS) $55,000 NORTHSTARMLS as Distributed by MLS Grid
• 2022-06-05 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2022-05-26 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2022-04-29 Relisted — NORTHSTARMLS as Distributed by MLS Grid
• 2022-04-29 Price Changed $67,000 NORTHSTARMLS as Distributed by MLS Grid
• 2022-03-08 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2022-03-06 Listed $69,900 NORTHSTARMLS as Distributed by MLS Grid
• 2018-07-16 Sold (Public Records) $52,000 Public Records

Property tax history

+16.7%/yr

Latest (2025): $1,390 · +10.0% YoY. Source: county tax records.