300 Arnold St · West Concord, MN 55985

$129,000

3 bd · 1.0 ba · 1,608 sqft · SingleFamily public records · 58 Days on market

Built 1900 0.26 ac lot $80/sqft · 24% below area Est $191k · 33% under

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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).

• ARV discount +15.0/15.0
• Cash flow +13.6/30.0
• Appreciation +10.0/10.0
• 1% rule +4.7/10.0
• DSCR +4.1/10.0
• Livability +3.7/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Large 3-bedroom home featuring 1¾ baths, located on a large lot with a spacious yard perfect for outdoor enjoyment. Situated in a quiet neighborhood, this property offers small-town living while still being conveniently located just 30 miles from Rochester. The home also includes plenty of garage space, ideal for vehicles, storage, or a workshop. A great opportunity for comfortable living with room to spread out both inside and out.

Key facts

• 0.26 acre lot
• 3 garage spots
• Built 1900

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $129k.

Deal economics

• At list price, monthly cash flow is $7 ($81/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 $125k (3.1% below list).
• Recommended offer: $125k (3.1% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 74/100 on livability (#225 in MN, #4,807 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools F, amenities F, commute F.
• Triton School District (town): math 32% / reading 37% proficiency, ranked #247 of 301 in MN (top 82%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 12 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 108 units permitted in Dodge County in 2024 (58 in 5+ unit buildings).

Forward outlook

• In year one you build about $14k of equity ($892 loan paydown + $13k appreciation (10.0% local appreciation)).
• At projected returns (10.0% appreciation + 3.0% rent growth), your $36k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 58 days — a 3% lower offer ($125k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 26y ago; this cycle's ask has dropped $10k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $125,000 (3.1% below list)

Questions for the listing agent

1. It's been on market 58 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — 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 F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. 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.
6. 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.
7. 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: 0.97% ✗
• Cap rate: 6.36%
• Cash-on-cash: 0.22%
• DSCR: 1.01
• GRM: 8.6

CMA / ARV

• ARV (median comp): $191,257
• List price: $129,000
• Delta: -32.55%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 24.5%
• Equity multiple: 2.96×
• Total profit: $70,761
• Equity at exit: $116,213

10-year hold

• IRR: 21.7%
• Equity multiple: 6.76×
• Total profit: $208,188
• Equity at exit: $250,619

Cash invested: $36,120 (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 55985

• Home prices YoY: 23.5%
• Active inventory: 12
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $1,250 medium
• Mortgage (P&I): −$676
• Tax from tax record: −$250 /mo · $3,006/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$262
• Net cashflow: $7

Break-even live

Break-even rent $1,241

Max offer price $129,000

Occupancy floor 94%

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: $32,250
• Closing costs: $3,870
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
416 State St Unit 2 West Concord, MN	2.0	1.0	1350	$1,250	$0.93	43d	1	0.07mi

Listing history 43 events

1. 2026-06-01
   status $129,000 Pending 58 DOM
2. 2026-06-01
   days on market $129,000 Contingent - Inspection 58 DOM
3. 2026-05-31
   days on market $129,000 Contingent - Inspection 57 DOM
4. 2026-05-30
   days on market $129,000 Contingent - Inspection 56 DOM
5. 2026-05-15
   price $129,000 443-char remark

   Show marketing remark (443 chars)

   Large 3-bedroom home featuring 1¾ baths, located on a large lot with a spacious yard perfect for outdoor enjoyment. Situated in a quiet neighborhood, this property offers small-town living while still being conveniently located just 30 miles from Rochester. The home also includes plenty of garage space, ideal for vehicles, storage, or a workshop. A great opportunity for comfortable living with room to spread out both inside and out.

6. 2026-04-28
   status Active 443-char remark

   Show marketing remark (443 chars)

   Large 3-bedroom home featuring 1¾ baths, located on a large lot with a spacious yard perfect for outdoor enjoyment. Situated in a quiet neighborhood, this property offers small-town living while still being conveniently located just 30 miles from Rochester. The home also includes plenty of garage space, ideal for vehicles, storage, or a workshop. A great opportunity for comfortable living with room to spread out both inside and out.

7. 2026-04-13
   status Pending 443-char remark

   Show marketing remark (443 chars)

   Large 3-bedroom home featuring 1¾ baths, located on a large lot with a spacious yard perfect for outdoor enjoyment. Situated in a quiet neighborhood, this property offers small-town living while still being conveniently located just 30 miles from Rochester. The home also includes plenty of garage space, ideal for vehicles, storage, or a workshop. A great opportunity for comfortable living with room to spread out both inside and out.

8. 2026-03-30
   status Active 443-char remark

   Show marketing remark (443 chars)

   Large 3-bedroom home featuring 1¾ baths, located on a large lot with a spacious yard perfect for outdoor enjoyment. Situated in a quiet neighborhood, this property offers small-town living while still being conveniently located just 30 miles from Rochester. The home also includes plenty of garage space, ideal for vehicles, storage, or a workshop. A great opportunity for comfortable living with room to spread out both inside and out.

9. 2026-03-20
   status Pending 443-char remark

   Show marketing remark (443 chars)

   Large 3-bedroom home featuring 1¾ baths, located on a large lot with a spacious yard perfect for outdoor enjoyment. Situated in a quiet neighborhood, this property offers small-town living while still being conveniently located just 30 miles from Rochester. The home also includes plenty of garage space, ideal for vehicles, storage, or a workshop. A great opportunity for comfortable living with room to spread out both inside and out.

10. 2026-03-10
    listed $139,000 Active 443-char remark

    Show marketing remark (443 chars)

    Large 3-bedroom home featuring 1¾ baths, located on a large lot with a spacious yard perfect for outdoor enjoyment. Situated in a quiet neighborhood, this property offers small-town living while still being conveniently located just 30 miles from Rochester. The home also includes plenty of garage space, ideal for vehicles, storage, or a workshop. A great opportunity for comfortable living with room to spread out both inside and out.

11. 2024-04-01
    soldstatus $221,500
12. 2024-03-28
    soldstatus $221,500 Sold 796-char remark

    Show marketing remark (796 chars)

    Only 30 miles to Rochester enjoy small town living in this renovated 4 bed/2 bath home which sits on a large corner lot. Home features main level laundry and a primary suite. Upstairs you'll enjoy ana dditional 3 bedrooms and an office. The spacious kitchen has a tiled backsplash and pantry. Enjoy newlight fixtures throughout and other luxury materials like hickory, bamboo and oak floors. New carpet,upstairs windows and A/C all just professionally installed. Furnace, water heater and oven new in 2019. Washer/ Dryer new 2023. Outside you'll enjoy the large lot and 30x26 shop with 2x6 construction, electric and blacktop drive to alley. Additional 16x14 garage has electric and water. Professional concrete and tastefully landscaped with many perennials for you to enjoy throughout the yard.

13. 2024-03-05
    status Pending 796-char remark

    Show marketing remark (796 chars)

    Only 30 miles to Rochester enjoy small town living in this renovated 4 bed/2 bath home which sits on a large corner lot. Home features main level laundry and a primary suite. Upstairs you'll enjoy ana dditional 3 bedrooms and an office. The spacious kitchen has a tiled backsplash and pantry. Enjoy newlight fixtures throughout and other luxury materials like hickory, bamboo and oak floors. New carpet,upstairs windows and A/C all just professionally installed. Furnace, water heater and oven new in 2019. Washer/ Dryer new 2023. Outside you'll enjoy the large lot and 30x26 shop with 2x6 construction, electric and blacktop drive to alley. Additional 16x14 garage has electric and water. Professional concrete and tastefully landscaped with many perennials for you to enjoy throughout the yard.

14. 2024-03-01
    listed $199,999 Active 796-char remark

    Show marketing remark (796 chars)

    Only 30 miles to Rochester enjoy small town living in this renovated 4 bed/2 bath home which sits on a large corner lot. Home features main level laundry and a primary suite. Upstairs you'll enjoy ana dditional 3 bedrooms and an office. The spacious kitchen has a tiled backsplash and pantry. Enjoy newlight fixtures throughout and other luxury materials like hickory, bamboo and oak floors. New carpet,upstairs windows and A/C all just professionally installed. Furnace, water heater and oven new in 2019. Washer/ Dryer new 2023. Outside you'll enjoy the large lot and 30x26 shop with 2x6 construction, electric and blacktop drive to alley. Additional 16x14 garage has electric and water. Professional concrete and tastefully landscaped with many perennials for you to enjoy throughout the yard.

15. 2024-02-15
    historical $199,999 796-char remark

    Show marketing remark (796 chars)

    Only 30 miles to Rochester enjoy small town living in this renovated 4 bed/2 bath home which sits on a large corner lot. Home features main level laundry and a primary suite. Upstairs you'll enjoy ana dditional 3 bedrooms and an office. The spacious kitchen has a tiled backsplash and pantry. Enjoy newlight fixtures throughout and other luxury materials like hickory, bamboo and oak floors. New carpet,upstairs windows and A/C all just professionally installed. Furnace, water heater and oven new in 2019. Washer/ Dryer new 2023. Outside you'll enjoy the large lot and 30x26 shop with 2x6 construction, electric and blacktop drive to alley. Additional 16x14 garage has electric and water. Professional concrete and tastefully landscaped with many perennials for you to enjoy throughout the yard.

16. 2023-11-28
    historical
17. 2023-11-22
    price $199,999
18. 2023-10-16
    price $210,000
19. 2023-09-25
    price $220,000
20. 2023-09-22
    status Active
21. 2023-08-24
    status Pending
22. 2023-08-17
    historical Contingent - Inspection
23. 2023-08-17
    price $240,000
24. 2023-07-25
    status Active
25. 2023-07-25
    price $220,000
26. 2023-07-21
    historical Contingent - Inspection
27. 2023-07-21
    price $240,000
28. 2023-07-05
    price $220,000
29. 2023-06-19
    price $239,000
30. 2023-06-14
    listed $250,000 Active
31. 2023-06-06
    historical
32. 2021-09-10
    soldstatus $50,000
33. 2021-08-06
    soldstatus $50,000 Sold
34. 2021-07-27
    status Pending
35. 2021-07-12
    status Active
36. 2021-07-12
    price $70,000
37. 2021-07-02
    historical Contingent - Inspection
38. 2021-06-11
    listed $75,000 Active
39. 2021-06-08
    historical $75,000
40. 2006-01-04
    historical
41. 2005-08-23
    listed $67,000
42. 2001-06-06
    historical
43. 2000-06-24
    listed $84,900

ⓘ 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: $3,006 · $250/mo
• Projected year-2 tax: $3,006 · $250/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 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: $15,000
• − Mortgage interest: −$7,226
• − Property taxes: −$3,006
• − Insurance: −$645
• − Repairs & maintenance: −$1,200
• − Management: −$1,200
• − Depreciation: −$3,753
• Taxable loss: −$2,030
• Est. tax savings @ 24.0%: +$487
• After-tax cash flow: $568/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: Triton School District
• NCES district ID: 2740665
• Math proficiency: 32% ▼ -18.00%
• Reading proficiency: 37% ▼ -13.00%
• Median HH income: $59,143
• Composite: 30.79/100
• National rank: #6149
• State rank: #247 of 301 in MN

Livability — West Concord

• Score: 74/100
• State rank: #225
• US rank: #4807

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: West Concord, MN
• City population: 1,644
• Population (ZIP): 1,644

Population outlook (Dodge County) Hauer SSP2

• Today (2025): 21,008 people
• By 2030: 21,168 · +0.8%
• By 2040: 21,152 · +0.7%
• By 2050: 20,490 · -2.5%
• By 2075: 17,874 · -14.9%
• By 2100: 13,747 · -34.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Hispanic / Latino 5% Two or more races 3% Black 1%
• Common ancestry: Portuguese 22% Romanian 2% Italian 1%
• Foreign-born: 3% · Canada, South Korea
• Languages at home: 96% English-only · Spanish 4%

Political lean MEDSL · Dodge

• 2024 margin: Solid R (+32.0) · D 33.0% · R 65.0% · Other 2.0%
• 2008→2024 swing: -22.2pp toward R · 2008: -9.8pp · 2024: -32.0pp
• All cycles: 2024: R+32.0 2020: R+30.4 2016: R+32.4 2012: R+10.1 2008: R+9.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 55.82%
• Current HPI: 293.3624
• 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

+51.9% since first listed

39 events — show timeline

• 2026-05-15 Price Changed $129,000 NORTHSTARMLS as Distributed by MLS Grid
• 2026-04-28 Relisted — NORTHSTARMLS as Distributed by MLS Grid
• 2026-04-13 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2026-03-30 Relisted — NORTHSTARMLS as Distributed by MLS Grid
• 2026-03-20 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2026-03-10 Listed $139,000 NORTHSTARMLS as Distributed by MLS Grid
• 2024-04-01 Sold (Public Records) $221,500 Public Records
• 2024-03-28 Sold (MLS) $221,500 NORTHSTARMLS as Distributed by MLS Grid
• 2024-03-05 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2024-03-01 Listed $199,999 NORTHSTARMLS as Distributed by MLS Grid
• 2024-02-15 Coming Soon $199,999 NORTHSTARMLS as Distributed by MLS Grid
• 2023-11-28 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2023-11-22 Price Changed $199,999 NORTHSTARMLS as Distributed by MLS Grid
• 2023-10-16 Price Changed $210,000 NORTHSTARMLS as Distributed by MLS Grid
• 2023-09-25 Price Changed $220,000 NORTHSTARMLS as Distributed by MLS Grid
• 2023-09-22 Relisted — NORTHSTARMLS as Distributed by MLS Grid
• 2023-08-24 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2023-08-17 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2023-08-17 Price Changed $240,000 NORTHSTARMLS as Distributed by MLS Grid
• 2023-07-25 Relisted — NORTHSTARMLS as Distributed by MLS Grid
• 2023-07-25 Price Changed $220,000 NORTHSTARMLS as Distributed by MLS Grid
• 2023-07-21 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2023-07-21 Price Changed $240,000 NORTHSTARMLS as Distributed by MLS Grid
• 2023-07-05 Price Changed $220,000 NORTHSTARMLS as Distributed by MLS Grid
• 2023-06-19 Price Changed $239,000 NORTHSTARMLS as Distributed by MLS Grid
• 2023-06-14 Listed $250,000 NORTHSTARMLS as Distributed by MLS Grid
• 2023-06-06 Coming Soon — NORTHSTARMLS as Distributed by MLS Grid
• 2021-09-10 Sold (Public Records) $50,000 Public Records
• 2021-08-06 Sold (MLS) $50,000 NORTHSTARMLS as Distributed by MLS Grid
• 2021-07-27 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2021-07-12 Relisted — NORTHSTARMLS as Distributed by MLS Grid
• 2021-07-12 Price Changed $70,000 NORTHSTARMLS as Distributed by MLS Grid
• 2021-07-02 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2021-06-11 Listed $75,000 NORTHSTARMLS as Distributed by MLS Grid
• 2021-06-08 Coming Soon $75,000 NORTHSTARMLS as Distributed by MLS Grid
• 2006-01-04 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2005-08-23 Listed $67,000 NORTHSTARMLS as Distributed by MLS Grid
• 2001-06-06 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2000-06-24 Listed $84,900 NORTHSTARMLS as Distributed by MLS Grid

Property tax history

+10.1%/yr

Latest (2025): $3,006 · +120.1% YoY. Source: county tax records.