241 N Hunt St · Lake Crystal, MN 56055

$69,900

3 bd · 1.0 ba · 1,400 sqft · SingleFamily public records · 2 Days on market

Built 1900 0.31 ac lot ↓ 11% since listing

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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
• ARV discount +7.5/15.0
• Schools +4.9/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Spacious two story has potential. Features original wood trim, built in storage and staircase. Newer siding and windows. Shingled in 2004. Spacious back yard with mature trees and natural gas grill,

Key facts

• Prime spot
• Fenced back yard
• Original woodwork

Tags

• ORIGINAL WOODWORK
• FENCED BACK YARD
• MINUTES FROM THE LAKE
• PRIME SPOT

Property features AI

Exterior

• Parking: 1-car garage
• Utilities: Public water; Public sewer
• Home design: Single family residence; Residential property
• Construction: Metal siding
• Exterior features: Asphalt roof; Publicly maintained road

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heating; Natural gas available
• Interior features: Electric water heater; Water softener; Partial basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $694 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $70k).

Location & tenants

• Location reads 74/100 on livability (#227 in MN, #4,821 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F.
• Lake Crystal-Wellcome Memorial (rural): math 57% / reading 55% proficiency, ranked #60 of 301 in MN (top 20%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 19 active listings in the ZIP; 269 units permitted in Blue Earth County in 2024 (154 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $483 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Blue Earth County population projected at +18% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $20k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 19y 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 $54k; 31% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

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

Recommended offer $69,900

Questions for the listing agent

1. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 2.19% ✓
• Cap rate: 18.21%
• Cash-on-cash: 42.56%
• DSCR: 2.89
• GRM: 3.8

CMA / ARV

• ARV (on-the-fly): $200,200
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
431 W Humphrey St	0.20mi	3/2.0	1,260 (-10%)	3mo	$169,000	$134	67
401 E Humphrey St	0.39mi	3/1.5	1,419 (+1%)	21mo	$163,400	$115	60
532 E Blue Earth St	0.57mi	2/1.0 (-1)	1,274 (-9%)	1mo	$182,500	$143	53
132 S Crystal St	0.36mi	3/1.5	1,596 (+14%)	7mo	$155,000	$97	52
521 E Humphrey St	0.50mi	3/1.0	1,287 (-8%)	23mo	$205,000	$159	44
600 W Nathan St	0.68mi	4/2.0 (+1)	1,598 (+14%)	3mo	$264,000	$165	33

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

Projected returns pro-forma

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

5-year hold

• IRR: 39.3%
• Equity multiple: 2.68×
• Total profit: $32,926
• Equity at exit: $10,422

10-year hold

• IRR: 45.7%
• Equity multiple: 5.38×
• Total profit: $85,777
• Equity at exit: $6,044

Cash invested: $19,572 (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 56055

• Home prices YoY: -24.0%
• Active inventory: 19
• Price-to-rent: 3.8×

Monthly cashflow live

• Estimated rent: $1,534 medium
• Mortgage (P&I): −$367
• Tax from tax record: −$122 /mo · $1,464/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$322
• Net cashflow: $694

Break-even live

Break-even rent $655

Max offer price $69,900

Occupancy floor 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: $17,475
• Closing costs: $2,097
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-06-17
   status $69,900 Pending 2 DOM
2. 2026-06-17
   days on market $69,900 Active 2 DOM
3. 2026-06-15
   remarks 313-char remark
4. 2026-06-15
   listed $69,900 Active 1 DOM

ⓘ 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: $1,464 · $122/mo
• Projected year-2 tax: $1,464 · $122/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 · 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 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,407
• − Mortgage interest: −$3,915
• − Property taxes: −$1,464
• − Insurance: −$350
• − Repairs & maintenance: −$1,473
• − Management: −$1,473
• − Depreciation: −$2,033
• Taxable income: $7,699
• Est. tax owed @ 24.0%: −$1,848
• After-tax cash flow: $6,481/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: Lake Crystal-Wellcome Memorial
• NCES district ID: 2791445
• Math proficiency: 57% ▲ 3.00%
• Reading proficiency: 55% ▼ -8.00%
• Median HH income: $62,593
• Composite: 48.98/100
• National rank: #2071
• State rank: #60 of 301 in MN

Livability — Lake Crystal

• Score: 74/100
• State rank: #227
• US rank: #4821

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lake Crystal, MN
• Population (ZIP): 3,868

Population outlook (Blue Earth County) Hauer SSP2

• Today (2025): 70,208 people
• By 2030: 72,708 · +3.6%
• By 2040: 77,481 · +10.4%
• By 2050: 82,842 · +18.0%
• By 2075: 99,990 · +42.4%
• By 2100: 116,795 · +66.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Hispanic / Latino 3% Two or more races 2%
• Common ancestry: Portuguese 16% Italian 4% Lithuanian 2%
• Foreign-born: 1% · Canada
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Blue Earth

• 2024 margin: Toss-up / Even · D 48.3% · R 49.5% · Other 2.1%
• 2008→2024 swing: -14.2pp toward R · 2008: 12.9pp · 2024: -1.2pp
• All cycles: 2024: R+1.2 2020: D+4.4 2016: R+3.7 2012: D+9.5 2008: D+12.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -66.73%
• Current HPI: 210.8357
• 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

-11.4% since first listed

4 events — show timeline

• 2026-06-15 Listed $69,900 RASM
• 2007-10-10 Sold (Public Records) $53,544 Public Records
• 2007-10-05 Sold (MLS) $55,000 NORTHSTARMLS as Distributed by MLS Grid
• 2007-06-01 Listed $78,900 NORTHSTARMLS as Distributed by MLS Grid

Property tax history

+4.2%/yr

Latest (2025): $1,464 · -5.5% YoY. Source: county tax records.