6947 Highland Cir NW · Ida, MN 56308

$130,000

3 bd · 1.0 ba · 1,344 sqft · SingleFamily public records · 43 Days on market

Built 1975 1.84 ac lot ↓ 10% 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
• DSCR +10.0/10.0
• 1% rule +7.9/10.0
• ARV discount +7.5/15.0
• Schools +4.8/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Build Your Wooded Escape! Escape to nearly 4 acres of privacy nestled in the Highlands 1st Addition. This unique offering includes two parcels (to be sold together) totaling approximately 3.68 acres of medium-wooded land. Skip the high costs of initial site prep—city sewer, well, and power are already onsite at 6947 Highland Cir NW. The existing structure is a teardown, offering a clean slate for your custom floor plan. Enjoy the peace of a quiet cul-de-sac location while staying minutes away from the Central Lakes Trail and Alexandria’s famous Chain of Lakes. Seller is having the mobile home removed.

Key facts

• Two parcels
• Well
• Power onsite

Tags

• NEARLY 4 ACRES
• TWO PARCELS
• MEDIUM-WOODED LAND
• CITY SEWER
• WELL
• POWER ONSITE

Property features AI

Exterior

• Parking: Driveway with non-standard surface; Attached or detached 1-car garage (240 sq ft)
• Utilities: Well water; City sewer (connected); Propane fuel
• Home design: Residential single-story home; Main entry and all living space on one level
• Construction: Built on a foundation with dimensions 24x56; Roof older than 8 years
• Exterior features: Metal exterior; Storage shed on the property; Light tree coverage; Additional land available

Interior

• Kitchen: Dishwasher; Range; Refrigerator
• Bedrooms: Three bedrooms (all on main level) — 12x12, 10x11, and 8x8
• Bathrooms: One full bathroom on the main floor
• Heating & cooling: Forced air heating; Window air conditioning units
• Interior features: Living/Dining room combination; Wood burning stove in the living room; No basement
• Laundry & utility: Laundry on the main level

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $519 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $126k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Alexandria Public School District (town): math 55% / reading 57% proficiency, ranked #64 of 301 in MN (top 21%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Voyager Elementary (math 59% / reading 45%, grade C-, #368 of 857 statewide, top 47%, 425 students, 36% FRL); Discovery Middle School (math 51% / reading 57%, grade B-, #48 of 258 statewide, top 19%, 913 students, 34% FRL); Alexandria Area High School (math 39% / reading 62%, grade D+, #131 of 471 statewide, top 28%, 1,302 students, 26% FRL).
• Market conditions: 412 active listings in the ZIP; solid renter incomes; 285 units permitted in Douglas County in 2024 (88 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $899 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Douglas County population projected at +5% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $36k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 43 days — a 3% lower offer ($126k) is reasonable based on typical stale-listing flexibility.

Recommended offer $126,100 (3.0% below list)

Questions for the listing agent

1. It's been on market 43 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 1975 — 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. 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: 1.29% ✓
• Cap rate: 11.08%
• Cash-on-cash: 17.11%
• DSCR: 1.76
• GRM: 6.5

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: 8.4%
• Equity multiple: 1.33×
• Total profit: $11,961
• Equity at exit: $19,383

10-year hold

• IRR: 17.6%
• Equity multiple: 2.45×
• Total profit: $52,846
• Equity at exit: $11,240

Cash invested: $36,400 (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 56308

• Active inventory: 412
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $1,671 medium
• Mortgage (P&I): −$682
• Tax from tax record: −$65 /mo · $780/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$351
• Net cashflow: $519

Break-even live

Break-even rent $1,014

Max offer price $130,000

Occupancy floor 64%

Sensitivity live

Price	-10% $593	-5% $556	+0% $519	+5% $482	+10% $446
Rent	-10% $387	-5% $453	+0% $519	+5% $585	+10% $651
Rate	-1.0pp $585	-0.5pp $552	base $519	+0.5pp $485	+1.0pp $451

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-21
   days on market $130,000 Active 43 DOM
2. 2026-06-19
   days on market $130,000 Active 41 DOM
3. 2026-06-18
   days on market $130,000 Active 40 DOM
4. 2026-06-17
   days on market $130,000 Active 39 DOM
5. 2026-06-17
   price $130,000 Active 38 DOM
6. 2026-06-16
   days on market $145,000 Active 38 DOM
7. 2026-06-15
   days on market $145,000 Active 37 DOM
8. 2026-06-14
   days on market $145,000 Active 35 DOM
9. 2026-06-12
   days on market $145,000 Active 34 DOM
10. 2026-06-09
    days on market $145,000 Active 31 DOM
11. 2026-06-08
    days on market $145,000 Active 30 DOM
12. 2026-06-07
    days on market $145,000 Active 29 DOM
13. 2026-06-03
    days on market $145,000 Active 25 DOM
14. 2026-06-02
    days on market $145,000 Active 24 DOM
15. 2026-06-01
    days on market $145,000 Active 23 DOM
16. 2026-05-31
    days on market $145,000 Active 22 DOM
17. 2026-05-30
    days on market $145,000 Active 21 DOM
18. 2026-05-08
    listed $145,000 Active 620-char remark

ⓘ 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: $780 · $65/mo
• Projected year-2 tax: $1,118 · $93/mo
• Expected delta: +$338/yr (+$28/mo · 43.3%)

ⓘ 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 1/10 Low 7 d/yr ≥95°F today · 13 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: $20,051
• − Mortgage interest: −$7,282
• − Property taxes: −$780
• − Insurance: −$650
• − Repairs & maintenance: −$1,604
• − Management: −$1,604
• − Depreciation: −$3,782
• Taxable income: $4,349
• Est. tax owed @ 24.0%: −$1,044
• After-tax cash flow: $5,185/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: Alexandria Public School District
• NCES district ID: 2703060
• Math proficiency: 55% ▼ -10.00%
• Reading proficiency: 57% ▼ -9.00%
• Median HH income: $52,476
• Composite: 48.0/100
• National rank: #2197
• State rank: #64 of 301 in MN

Livability — Ida

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• County: Douglas County · 27,008 people
• Metro: Alexandria, MN
• Population (ZIP): 27,008
• Household income: $78,177
• Rent vs Own: 27.4% rent · 72.6% own
• Severe rent burden: 550.0

Population outlook (Douglas County) Hauer SSP2

• Today (2025): 38,913 people
• By 2030: 39,636 · +1.9%
• By 2040: 40,564 · +4.2%
• By 2050: 40,819 · +4.9%
• By 2075: 40,824 · +4.9%
• By 2100: 38,379 · -1.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Hispanic / Latino 3% Two or more races 2%
• Common ancestry: Portuguese 22% Lithuanian 3% Romanian 3%
• Foreign-born: 2% · Vietnam, Canada
• Languages at home: 97% English-only · Spanish 2%

Political lean MEDSL · Douglas

• 2024 margin: Solid R (+35.1) · D 31.7% · R 66.8% · Other 1.4%
• 2008→2024 swing: -25.6pp toward R · 2008: -9.5pp · 2024: -35.1pp
• All cycles: 2024: R+35.1 2020: R+32.8 2016: R+35.8 2012: R+15.5 2008: R+9.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -215.15%
• Current HPI: 189.1595
• Rent YoY: —
• Metro: Alexandria, MN
• 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

-10.3% since first listed

2 events — show timeline

• 2026-06-16 Price Changed $130,000 NORTHSTARMLS as Distributed by MLS Grid
• 2026-05-08 Listed $145,000 NORTHSTARMLS as Distributed by MLS Grid

Property tax history

-0.7%/yr

Latest (2026): $780 · -2.7% YoY. Source: county tax records.