214 Garfield St S · Beardsley, MN 56211

$85,000

2 bd · 1.0 ba · 1,196 sqft · SingleFamily public records · 64 Days on market

Built 1917 0.40 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 +26.1/30.0
• DSCR +8.8/10.0
• Appreciation +8.3/10.0
• ARV discount +7.5/15.0
• 1% rule +7.1/10.0
• Schools +5.5/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Enjoy small town living with room to spread out! This 2 Bedroom/2 bathroom home offers over 2400 square feet of living space, with the option to add a 3rd bedroom in the unfinished 2nd story. Located on a large lot near the park, you'll love the peaceful setting and outdoor space. Inside you'll find spacious living areas and a flexible layout that can adapt to your lifestyle - whether you need a home office, guest space or additional bedroom. The two car attached garage is insulated and heated as well. This is the perfect get away home if you're a hunter or enjoy fishing the border lakes! If you're looking for an affordable home with room to grow in a quiet community, this is one you won't

Key facts

• 0.4 acre lot
• 2 garage spots
• Built 1917

Property features AI

Exterior

• Parking: Attached garage with gravel access; 2-car garage (approx. 26 x 26)
• Utilities: City water connected; City sewer connected; Electric service with circuit breakers and fuses; Propane fuel
• Home design: Residential property; One and one-half levels; Entry level: Main
• Construction: Asphalt roof; Brick/mortar foundation; Foundation dimensions about 46 x 26; Built area above grade and below grade (total building area listed)
• Exterior features: Stucco exterior; Lot approximately 0.404 acres; Lot dimensions about 110 x 160

Interior

• Kitchen: Kitchen on main level
• Bedrooms: 3 bedrooms (all on main level)
• Bathrooms: 1 full bath on main level; 1 three-quarter bath in basement
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Finished basement; Separate/formal dining room; Office; Porch (main level)
• Laundry & utility: Main level laundry room (9 x 7)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $214 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $80k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 64/100 on livability (#573 in MN) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment C-, health & safety C-, crime D.
• Clinton-Graceville-Beardsley (rural): math 50% / reading 75% proficiency, ranked #116 of 467 in MN (top 25%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Pre-K - 5Th Grade Building (math 54% / reading 54%, grade C, #320 of 857 statewide, top 41%, 131 students, 39% FRL); 6-12Th Grade Building (math 27% / reading 57%, grade F, #222 of 471 statewide, top 50%, 127 students, 30% FRL) — zoned schools at 34% FRL track the district average.
• Zoned-school proficiency averages 48% at this address vs 62% district-wide (-14 pts) — the specific schools serving this property underperform the Clinton-Graceville-Beardsley average; the district grade overstates school quality for this exact location.
• Market conditions: 3 active listings in the ZIP; 3 units permitted in Big Stone County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($588 loan paydown + $6k appreciation (6.6% local appreciation)).
• Big Stone County population projected at -23% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (6.6% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 6, 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 64 days — a 6% lower offer ($80k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $55k; list at $85k implies a 55% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1917 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $79,900 (6.0% below list)

Questions for the listing agent

1. It's been on market 64 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1917 — 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 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.21% ✓
• Cap rate: 9.32%
• Cash-on-cash: 10.81%
• DSCR: 1.48
• GRM: 6.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

6.57% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 25.5%
• Equity multiple: 2.73×
• Total profit: $41,107
• Equity at exit: $56,508

10-year hold

• IRR: 23.7%
• Equity multiple: 5.61×
• Total profit: $109,607
• Equity at exit: $105,239

Cash invested: $23,800 (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 56211

• Home prices YoY: 6.0%
• Active inventory: 3
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $1,031 medium
• Mortgage (P&I): −$446
• Tax from tax record: −$119 /mo · $1,426/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$216
• Net cashflow: $214

Break-even live

Break-even rent $759

Max offer price $85,000

Occupancy floor 74%

Sensitivity live

Price	-10% $262	-5% $238	+0% $214	+5% $190	+10% $166
Rent	-10% $133	-5% $174	+0% $214	+5% $255	+10% $296
Rate	-1.0pp $257	-0.5pp $236	base $214	+0.5pp $192	+1.0pp $170

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-05-14
   historical Contingent - Inspection
2. 2026-03-24
   listed $85,000 Active
3. 2026-03-20
   historical $85,000
4. 2023-09-12
   soldstatus $55,000
5. 2020-09-16
   soldstatus $25,000
6. 2019-09-18
   soldstatus $19,000
7. 2006-07-06
   soldstatus $37,700
8. 2006-07-01
   soldstatus $37,700

ⓘ 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: $1,426 · $119/mo
• Projected year-2 tax: $1,426 · $119/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 4/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥99°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: $12,370
• − Mortgage interest: −$4,761
• − Property taxes: −$1,426
• − Insurance: −$425
• − Repairs & maintenance: −$990
• − Management: −$990
• − Depreciation: −$2,473
• Taxable income: $1,306
• Est. tax owed @ 24.0%: −$313
• After-tax cash flow: $2,259/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: Clinton-Graceville-Beardsley
• NCES district ID: 2700150
• Math proficiency: 50% ▲ 10.00%
• Reading proficiency: 75% ▲ 10.00%
• Median HH income: $48,940
• Composite: 54.51/100
• National rank: #2891
• State rank: #116 of 467 in MN

Livability — Beardsley

• Score: 64/100
• State rank: #573
• US rank: #13859

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Beardsley, MN
• Population (ZIP): 511

Population outlook (Big Stone County) Hauer SSP2

• Today (2025): 4,608 people
• By 2030: 4,380 · -4.9%
• By 2040: 3,941 · -14.5%
• By 2050: 3,551 · -22.9%
• By 2075: 2,917 · -36.7%
• By 2100: 2,284 · -50.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Hispanic / Latino 8% Two or more races 3%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Portuguese 19% Romanian 2% Italian 1%
• Foreign-born: 4% · Canada
• Languages at home: 94% English-only · Spanish 3% Other Indo-European 1%

Political lean MEDSL · Big Stone

• 2024 margin: Strong R (+29.6) · D 34.2% · R 63.8% · Other 2.0%
• 2008→2024 swing: -35.9pp toward R · 2008: 6.4pp · 2024: -29.6pp
• All cycles: 2024: R+29.6 2020: R+27.2 2016: R+25.1 2012: R+1.4 2008: D+6.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 6.57%
• Current HPI: 115.3086
• 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

+125.5% since first listed

8 events — show timeline

• 2026-05-14 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2026-03-24 Listed $85,000 NORTHSTARMLS as Distributed by MLS Grid
• 2026-03-20 Coming Soon $85,000 NORTHSTARMLS as Distributed by MLS Grid
• 2023-09-12 Sold (Public Records) $55,000 Public Records
• 2020-09-16 Sold (Public Records) $25,000 Public Records
• 2019-09-18 Sold (Public Records) $19,000 Public Records
• 2006-07-06 Sold (Public Records) $37,700 Public Records
• 2006-07-01 Sold (Public Records) $37,700 Public Records

Property tax history

+13.3%/yr

Latest (2026): $1,426 · +75.2% YoY. Source: county tax records.