400 Dewey St · Walnut Grove, MN 56180

$75,000

3 bd · 2.0 ba · 1,280 sqft · SingleFamily · 18 Days on market

Built 1999 0.48 ac lot

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +7.6/10.0
• ARV discount +7.5/15.0
• Livability +4.0/5.0
• Schools +3.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

3-bedroom, 2-bath trailer home. Over 1,200 sq ft of living space in this 80x16 single-wide. Situated on a spacious lot on the edge of town, offering field views from the back deck. Built and placed on site in 1999. Come see this one for yourself!

Key facts

• Spacious lot
• Field views
• Back deck

Tags

• SPACIOUS LOT
• FIELD VIEWS
• BACK DECK

Property features AI

Finance

• Other: Lot approximately 0.482 acres (about 200 x 140)
• Financial info: $68 annual tax (2025)

Exterior

• Parking: Gravel parking; 1-car garage (12 x 22)
• Utilities: City water connected; City sewer connected; Natural gas
• Home design: Residential property; One story; Entry on main level
• Construction: Pillar/post/pier foundation; Foundation dimensions approximately 80 x 16; Roof older than 8 years
• Exterior features: Vinyl exterior

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 1 full bath; 1 half bath
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: One-level living; No basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $402 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Recommended offer: $74k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 80/100 on livability (#66 in MN, #1,651 nationally) — a professional / high-income tenant draw. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F.
• Westbrook-Walnut Grove Schools (rural): math 42% / reading 42% proficiency, ranked #213 of 301 in MN (top 71%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Walnut Grove Elementary (math 52% / reading 42%, grade D-, #492 of 857 statewide, top 61%, 297 students, 61% FRL); Westbrook-Walnut Grove Secondary (math 27% / reading 37%, grade F, #335 of 471 statewide, top 73%, 183 students, 54% FRL).
• Market conditions: 11 active listings in the ZIP; 25 units permitted in Redwood County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($519 loan paydown + $4k appreciation (5.2% local appreciation)).
• Redwood County population projected at -16% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (5.2% appreciation + 3.0% rent growth), your $21k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 18 days — a 2% lower offer ($74k) is reasonable based on typical stale-listing flexibility.

Recommended offer $73,875 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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.
3. 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.
4. 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: 1.55% ✓
• Cap rate: 12.72%
• Cash-on-cash: 22.95%
• DSCR: 2.02
• GRM: 5.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

5.23% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 33.3%
• Equity multiple: 3.09×
• Total profit: $43,871
• Equity at exit: $43,552

10-year hold

• IRR: 31.6%
• Equity multiple: 6.24×
• Total profit: $110,105
• Equity at exit: $76,047

Cash invested: $21,000 (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 56180

• Home prices YoY: 2.5%
• Active inventory: 11
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $1,164 medium
• Mortgage (P&I): −$393
• Tax est. 1.5%: −$94 /mo · $1,125/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$245
• Net cashflow: $402

Break-even live

Break-even rent $656

Max offer price $75,000

Occupancy floor 61%

Sensitivity live

Price	-10% $453	-5% $428	+0% $402	+5% $376	+10% $350
Rent	-10% $310	-5% $356	+0% $402	+5% $448	+10% $494
Rate	-1.0pp $439	-0.5pp $421	base $402	+0.5pp $382	+1.0pp $362

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-06-21
   days on market $75,000 Active 18 DOM
2. 2026-06-21
   days on market $75,000 Active 17 DOM
3. 2026-06-18
   days on market $75,000 Active 15 DOM
4. 2026-06-17
   days on market $75,000 Active 14 DOM
5. 2026-06-16
   days on market $75,000 Active 13 DOM
6. 2026-06-15
   days on market $75,000 Active 12 DOM
7. 2026-06-13
   days on market $75,000 Active 10 DOM
8. 2026-06-12
   days on market $75,000 Active 9 DOM
9. 2026-06-09
   days on market $75,000 Active 6 DOM
10. 2026-06-08
    days on market $75,000 Active 5 DOM
11. 2026-06-07
    days on market $75,000 Active 4 DOM
12. 2026-06-07
    days on market $75,000 Active 3 DOM
13. 2026-06-04
    remarks 246-char remark
14. 2026-06-04
    listed $75,000 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 ≥98°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,974
• − Mortgage interest: −$4,201
• − Property taxes: −$1,125
• − Insurance: −$375
• − Repairs & maintenance: −$1,118
• − Management: −$1,118
• − Depreciation: −$2,182
• Taxable income: $3,855
• Est. tax owed @ 24.0%: −$925
• After-tax cash flow: $3,894/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: Westbrook-Walnut Grove Schools
• NCES district ID: 2700183
• Math proficiency: 42% ▼ -13.00%
• Reading proficiency: 42% ▼ -8.00%
• Median HH income: $43,672
• Composite: 35.55/100
• National rank: #4906
• State rank: #213 of 301 in MN

Livability — Walnut Grove

• Score: 80/100
• State rank: #66
• US rank: #1651

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: Walnut Grove, MN
• Population (ZIP): 1,203

Population outlook (Redwood County) Hauer SSP2

• Today (2025): 14,504 people
• By 2030: 13,983 · -3.6%
• By 2040: 13,056 · -10.0%
• By 2050: 12,225 · -15.7%
• By 2075: 11,051 · -23.8%
• By 2100: 9,786 · -32.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: White 59% Asian 29% Two or more races 9% Hispanic / Latino 4% Native American 3%
• Common ancestry: Portuguese 14% English 4% Scottish 2%
• Foreign-born: 17% · Philippines, Canada
• Languages at home: 74% English-only · Other Asian/Pacific 22% Spanish 3%

Political lean MEDSL · Redwood

• 2024 margin: Solid R (+43.3) · D 27.7% · R 71.0% · Other 1.2%
• 2008→2024 swing: -29.8pp toward R · 2008: -13.6pp · 2024: -43.3pp
• All cycles: 2024: R+43.3 2020: R+41.2 2016: R+43.0 2012: R+20.1 2008: R+13.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.23%
• Current HPI: 210.5411
• 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

1 event — show timeline

• 2026-06-03 Listed $75,000 NORTHSTARMLS as Distributed by MLS Grid

Property tax history

-12.6%/yr

Latest (2025): $68 · +0.0% YoY. Source: county tax records.