808 2nd Ave NW · Byron, MN 55920

$200,000

3 bd · 1.0 ba · 1,056 sqft · SingleFamily public records · 4 Days on market

Built 1963 0.25 ac lot

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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).

• Cash flow +11.8/30.0
• ARV discount +7.5/15.0
• Schools +5.5/10.0
• Livability +4.2/5.0
• DSCR +3.5/10.0
• 1% rule +3.4/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

3 bedrooms and 1 bath all on main floor. Updated windows and hardwood floors. Beautiful lot that features mature trees. One car attached garage, large deck, covered patio, and storage shed.

Key facts

• 0.25 acre lot
• Garage
• Built 1963

Property features AI

Finance

• Other: Property type: Residential; Other on-site structure(s) present

Exterior

• Parking: Attached garage (1 car)
• Utilities: City water (connected); City sewer (connected); Electric with fuses; Natural gas
• Home design: Residential one-level home; Main entry and all living spaces on one level
• Construction: Block foundation; Pitched asphalt roof (over 8 years old); Built with block foundation area of 1,056 and foundation dimensions approximately 44x24
• Exterior features: Vinyl exterior; Deck; Medium tree coverage; City street with curbs and paved roads

Interior

• Kitchen: Cooktop; Range; Wall oven; Microwave; Dishwasher; Refrigerator; Kitchen window
• Bedrooms: Three bedrooms, all on the main level (sizes: 11x11, 11x11, 10x10)
• Flooring: Hardwood floors
• Bathrooms: One full bathroom on the main floor (9x5); One quarter bathroom
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Main-floor primary bedroom; Natural woodwork; Kitchen window; Hardwood floors; Unfinished full basement with sump pump; 3 bedrooms on one level
• Laundry & utility: Washer and dryer; Laundry located in the basement; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $-54 ($-647/yr) — negative.
• To cash-flow at today's rent, offer at most $190k (4.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $167k (16.4% below list).
• Recommended offer: $167k (16.4% below list) — sets the bar for 1% rule.
• Cap rate 6.0% vs local median 2.5% in Byron — 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 83/100 on livability (#30 in MN, #956 nationally) — a professional / high-income tenant draw. Strengths: commute A+, employment A+, housing A+; Watch: amenities F, health & safety D-.
• Byron Public School District (town): math 60% / reading 63% proficiency, ranked #24 of 301 in MN (top 8%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 10% free/reduced lunch — higher-income household profile.
• Market conditions: 162 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 weeks tenant-placement turnaround); 1,267 units permitted in Olmsted County in 2024 (915 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• Olmsted County population projected at +16% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 16y 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.

Recommended offer $167,263 (16.4% 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. Built in 1963 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.84% ✗
• Cap rate: 5.97%
• Cash-on-cash: -1.16%
• DSCR: 0.95
• GRM: 10.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -18.2%
• Equity multiple: 0.36×
• Total profit: $-35,823
• Equity at exit: $29,821

10-year hold

• IRR: -10.4%
• Equity multiple: 0.37×
• Total profit: $-35,533
• Equity at exit: $17,292

Cash invested: $56,000 (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 55920

• Home prices YoY: -21.4%
• Active inventory: 162
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $1,673 medium
• Mortgage (P&I): −$1,049
• Tax from tax record: −$243 /mo · $2,918/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$351
• Net cashflow: $-54

Break-even live

Break-even rent $1,741

Max offer price $190,471

Occupancy floor 98%

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
739 Valley View Ct NE Byron, MN	2.0	1.5	880	$1,295	$1.47	13d	4	0.47mi
642 Shardlow Ln NE Byron, MN	2.0	2.0	1180	$1,795	$1.52	13d	1	0.96mi
620 Stone Haven Dr NE Byron, MN	3.0	1.0–2.5	1125	$2,420	$2.15	13d	17	1.25mi

Listing history 11 events

1. 2026-05-15
   historical $200,000 298-char remark
2. 2018-12-10
   historical 189-char remark

   Show marketing remark (189 chars)

   3 bedrooms and 1 bath all on main floor. Updated windows and hardwood floors. Beautiful lot that features mature trees. One car attached garage, large deck, covered patio, and storage shed.

3. 2018-12-10
   historical

   Show marketing remark (189 chars)

   3 bedrooms and 1 bath all on main floor. Updated windows and hardwood floors. Beautiful lot that features mature trees. One car attached garage, large deck, covered patio, and storage shed.

4. 2013-12-11
   soldstatus $110,000 189-char remark

   Show marketing remark (189 chars)

   3 bedrooms and 1 bath all on main floor. Updated windows and hardwood floors. Beautiful lot that features mature trees. One car attached garage, large deck, covered patio, and storage shed.

5. 2013-12-11
   soldstatus $110,000

   Show marketing remark (189 chars)

   3 bedrooms and 1 bath all on main floor. Updated windows and hardwood floors. Beautiful lot that features mature trees. One car attached garage, large deck, covered patio, and storage shed.

6. 2013-10-10
   listed $114,900 189-char remark

   Show marketing remark (189 chars)

   3 bedrooms and 1 bath all on main floor. Updated windows and hardwood floors. Beautiful lot that features mature trees. One car attached garage, large deck, covered patio, and storage shed.

7. 2013-10-10
   listed $114,900

   Show marketing remark (189 chars)

   3 bedrooms and 1 bath all on main floor. Updated windows and hardwood floors. Beautiful lot that features mature trees. One car attached garage, large deck, covered patio, and storage shed.

8. 2010-01-18
   listed $117,000
9. 2010-01-18
   listed $117,000
10. 2003-12-16
    soldstatus $122,000
11. 1999-09-28
    soldstatus $97,000

ⓘ 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: $2,918 · $243/mo
• Projected year-2 tax: $2,918 · $243/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥100°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: $20,072
• − Mortgage interest: −$11,203
• − Property taxes: −$2,918
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,606
• − Management: −$1,606
• − Depreciation: −$5,818
• Taxable loss: −$4,079
• Est. tax savings @ 24.0%: +$979
• After-tax cash flow: $332/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: Byron Public School District
• NCES district ID: 2707350
• Math proficiency: 60% ▼ -14.00%
• Reading proficiency: 63% ▼ -13.00%
• Median HH income: $78,267
• Composite: 55.01/100
• National rank: #1296
• State rank: #24 of 301 in MN

Livability — Byron

• Score: 83/100
• State rank: #30
• US rank: #956

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Byron, MN
• Population (ZIP): 8,747

Population outlook (Olmsted County) Hauer SSP2

• Today (2025): 165,999 people
• By 2030: 172,425 · +3.9%
• By 2040: 183,785 · +10.7%
• By 2050: 192,981 · +16.3%
• By 2075: 215,284 · +29.7%
• By 2100: 224,887 · +35.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Hispanic / Latino 3% Two or more races 3% Asian 2% Black 1%
• Common ancestry: Portuguese 16% Romanian 7% Italian 2%
• Foreign-born: 2% · Canada
• Languages at home: 98% English-only · Other Asian/Pacific 1%

Political lean MEDSL · Olmsted

• 2024 margin: D (+10.7) · D 54.3% · R 43.6% · Other 2.1%
• 2008→2024 swing: +7.4pp toward D · 2008: 3.3pp · 2024: 10.7pp
• All cycles: 2024: D+10.7 2020: D+10.7 2016: D+0.8 2012: D+3.2 2008: D+3.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -70.79%
• Current HPI: 260.7113
• 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

+132.0% since first listed

14 events — show timeline

• 2026-06-15 Sold (MLS) $225,000 NORTHSTARMLS as Distributed by MLS Grid
• 2026-05-22 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2026-05-19 Listed $200,000 NORTHSTARMLS as Distributed by MLS Grid
• 2026-05-15 Coming Soon $200,000 NORTHSTARMLS as Distributed by MLS Grid
• 2018-12-10 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2018-12-10 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2013-12-11 Sold (MLS) $110,000 NORTHSTARMLS as Distributed by MLS Grid
• 2013-12-11 Sold (MLS) $110,000 NORTHSTARMLS as Distributed by MLS Grid
• 2013-10-10 Listed $114,900 NORTHSTARMLS as Distributed by MLS Grid
• 2013-10-10 Listed $114,900 NORTHSTARMLS as Distributed by MLS Grid
• 2010-01-18 Listed $117,000 NORTHSTARMLS as Distributed by MLS Grid
• 2010-01-18 Listed $117,000 NORTHSTARMLS as Distributed by MLS Grid
• 2003-12-16 Sold (Public Records) $122,000 Public Records
• 1999-09-28 Sold (Public Records) $97,000 Public Records

Property tax history

+4.7%/yr

Latest (2025): $2,918 · +0.0% YoY. Source: county tax records.