801 S 6th St · Brainerd, MN 56401

$193,900

4 bd · 5.0 ba · 1,272 sqft · SingleFamily public records · 240 Days on market

Built 1898 8,276 sqft lot $152/sqft · 14% above area Est $170k · 14% over

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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 +18.1/30.0
• DSCR +5.7/10.0
• Schools +4.6/10.0
• 1% rule +3.6/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +1.2/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Don't miss this well cared for four bedroom, two bath home right in Brainerd! You will enjoy renovations made just a few years ago, amble living space, and a great location near the school. Enjoy the fenced in back yard without worry of kids or pets running off offering flexibility and safety. You won't want to miss this gem, Schedule Your Showing Today!

Key facts

• 8,276 sq ft lot
• Built 1898
• Listed 239 days

What this means for you Summary

Snapshot

• This is a 4-bed/5.0-bath single-family listed at $194k.

Deal economics

• At list price, monthly cash flow is $169 ($2k/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 $166k (14.5% below list).
• Recommended offer: $166k (14.5% below list) — sets the bar for 1% rule.
• Cap rate 7.3% vs local median 3.1% in Brainerd — 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 72/100 on livability (#272 in MN) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime D, amenities F, commute F.
• Brainerd Public School District (town): math 49% / reading 58% proficiency, ranked #85 of 301 in MN (top 28%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 401 active listings in the ZIP; 420 units permitted in Crow Wing County in 2024 (17 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.
• Crow Wing County population projected to shrink 8% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 240 days — a 12% lower offer ($171k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y 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.

Risks & watch-outs

• Watch-outs: built in 1898 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $165,878 (14.5% below list)

Questions for the listing agent

1. It's been on market 240 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
2. Built in 1898 — 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 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?
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. 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?
8. 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.
9. 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.
10. 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: 0.86% ✗
• Cap rate: 7.34%
• Cash-on-cash: 3.73%
• DSCR: 1.17
• GRM: 9.7

CMA / ARV

• ARV (median comp): $170,243
• List price: $193,900
• Delta: 13.90%
• Verdict: OVERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -10.5%
• Equity multiple: 0.62×
• Total profit: $-20,765
• Equity at exit: $28,911

10-year hold

• IRR: -1.2%
• Equity multiple: 0.91×
• Total profit: $-4,631
• Equity at exit: $16,765

Cash invested: $54,292 (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 56401

• Active inventory: 401
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $1,659 medium
• Mortgage (P&I): −$1,017
• Tax from tax record: −$44 /mo · $528/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$348
• Net cashflow: $169

Break-even live

Break-even rent $1,445

Max offer price $193,900

Occupancy floor 85%

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: $48,475
• Closing costs: $5,817
• Reserves months: —
• Total cash needed: —

Listing history 26 events

1. 2026-06-19
   days on market $193,900 Active 240 DOM
2. 2026-06-18
   days on market $193,900 Active 239 DOM
3. 2026-06-17
   days on market $193,900 Active 238 DOM
4. 2026-06-16
   days on market $193,900 Active 237 DOM
5. 2026-06-15
   days on market $193,900 Active 236 DOM
6. 2026-06-14
   days on market $193,900 Active 234 DOM
7. 2026-06-12
   days on market $193,900 Active 233 DOM
8. 2026-06-09
   days on market $193,900 Active 230 DOM
9. 2026-06-08
   days on market $193,900 Active 229 DOM
10. 2026-06-07
    days on market $193,900 Active 228 DOM
11. 2026-06-05
    days on market $193,900 Active 225 DOM
12. 2026-06-02
    days on market $193,900 Active 223 DOM
13. 2026-06-01
    days on market $193,900 Active 222 DOM
14. 2026-05-31
    days on market $193,900 Active 221 DOM
15. 2026-05-30
    days on market $193,900 Active 220 DOM
16. 2026-04-21
    price $193,900 357-char remark

    Show marketing remark (357 chars)

    Don't miss this well cared for four bedroom, two bath home right in Brainerd! You will enjoy renovations made just a few years ago, amble living space, and a great location near the school. Enjoy the fenced in back yard without worry of kids or pets running off offering flexibility and safety. You won't want to miss this gem, Schedule Your Showing Today!

17. 2026-03-17
    status Active 357-char remark

    Show marketing remark (357 chars)

    Don't miss this well cared for four bedroom, two bath home right in Brainerd! You will enjoy renovations made just a few years ago, amble living space, and a great location near the school. Enjoy the fenced in back yard without worry of kids or pets running off offering flexibility and safety. You won't want to miss this gem, Schedule Your Showing Today!

18. 2025-09-18
    price $194,900 357-char remark

    Show marketing remark (357 chars)

    Don't miss this well cared for four bedroom, two bath home right in Brainerd! You will enjoy renovations made just a few years ago, amble living space, and a great location near the school. Enjoy the fenced in back yard without worry of kids or pets running off offering flexibility and safety. You won't want to miss this gem, Schedule Your Showing Today!

19. 2025-09-04
    listed $199,900 Active 357-char remark

    Show marketing remark (357 chars)

    Don't miss this well cared for four bedroom, two bath home right in Brainerd! You will enjoy renovations made just a few years ago, amble living space, and a great location near the school. Enjoy the fenced in back yard without worry of kids or pets running off offering flexibility and safety. You won't want to miss this gem, Schedule Your Showing Today!

20. 2025-08-29
    historical $199,900 357-char remark

    Show marketing remark (357 chars)

    Don't miss this well cared for four bedroom, two bath home right in Brainerd! You will enjoy renovations made just a few years ago, amble living space, and a great location near the school. Enjoy the fenced in back yard without worry of kids or pets running off offering flexibility and safety. You won't want to miss this gem, Schedule Your Showing Today!

21. 2024-10-03
    soldstatus $175,000
22. 2024-09-20
    soldstatus $175,000 Sold 279-char remark

    Show marketing remark (279 chars)

    Welcome to your new home in Brainerd! This spacious property has 4 bedrooms, 2 bathrooms, and has been recently updated throughout, ensuring modern comfort and convenience. Enjoy the charm of this home with both front and back porches, main floor laundry and convenient location!

23. 2024-07-31
    status Pending 279-char remark

    Show marketing remark (279 chars)

    Welcome to your new home in Brainerd! This spacious property has 4 bedrooms, 2 bathrooms, and has been recently updated throughout, ensuring modern comfort and convenience. Enjoy the charm of this home with both front and back porches, main floor laundry and convenient location!

24. 2024-07-23
    historical Contingent - Inspection 279-char remark

    Show marketing remark (279 chars)

    Welcome to your new home in Brainerd! This spacious property has 4 bedrooms, 2 bathrooms, and has been recently updated throughout, ensuring modern comfort and convenience. Enjoy the charm of this home with both front and back porches, main floor laundry and convenient location!

25. 2024-06-27
    price $175,000 279-char remark

    Show marketing remark (279 chars)

    Welcome to your new home in Brainerd! This spacious property has 4 bedrooms, 2 bathrooms, and has been recently updated throughout, ensuring modern comfort and convenience. Enjoy the charm of this home with both front and back porches, main floor laundry and convenient location!

26. 2024-06-06
    listed $180,000 Active 279-char remark

    Show marketing remark (279 chars)

    Welcome to your new home in Brainerd! This spacious property has 4 bedrooms, 2 bathrooms, and has been recently updated throughout, ensuring modern comfort and convenience. Enjoy the charm of this home with both front and back porches, main floor laundry and convenient location!

ⓘ 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: $528 · $44/mo
• Projected year-2 tax: $1,350 · $112/mo
• Expected delta: +$822/yr (+$68/mo · 155.7%)

ⓘ 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 5/10 Major
• 🌡 Heat 1/10 Low 7 d/yr ≥94°F today · 13 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,905
• − Mortgage interest: −$10,861
• − Property taxes: −$528
• − Insurance: −$970
• − Repairs & maintenance: −$1,592
• − Management: −$1,592
• − Depreciation: −$5,641
• Taxable loss: −$1,279
• Est. tax savings @ 24.0%: +$307
• After-tax cash flow: $2,333/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: Brainerd Public School District
• NCES district ID: 2706090
• Math proficiency: 49% ▼ -13.00%
• Reading proficiency: 58% ▼ -9.00%
• Median HH income: $49,059
• Composite: 45.57/100
• National rank: #2596
• State rank: #85 of 301 in MN

Livability — Brainerd

• Score: 72/100
• State rank: #272
• US rank: #5889

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Brainerd, MN
• County: Crow Wing County · 40,773 people
• City population: 31,841
• Metro: Brainerd, MN
• Population (ZIP): 31,841
• Household income: $73,128
• Rent vs Own: 26.4% rent · 73.6% own
• Severe rent burden: 454.0

Population outlook (Crow Wing County) Hauer SSP2

• Today (2025): 64,187 people
• By 2030: 64,057 · -0.2%
• By 2040: 62,470 · -2.7%
• By 2050: 59,064 · -8.0%
• By 2075: 48,738 · -24.1%
• By 2100: 36,112 · -43.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 2% Hispanic / Latino 2% Native American 1%
• Common ancestry: Portuguese 12% Romanian 6% Lithuanian 5%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Crow Wing

• 2024 margin: Solid R (+31.4) · D 33.6% · R 65.0% · Other 1.5%
• 2008→2024 swing: -23.7pp toward R · 2008: -7.7pp · 2024: -31.4pp
• All cycles: 2024: R+31.4 2020: R+29.7 2016: R+31.8 2012: R+13.4 2008: R+7.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -226.09%
• Current HPI: 220.3299
• Rent YoY: —
• Metro: Brainerd, 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

+7.7% since first listed

11 events — show timeline

• 2026-04-21 Price Changed $193,900 NORTHSTARMLS as Distributed by MLS Grid
• 2026-03-17 Relisted — NORTHSTARMLS as Distributed by MLS Grid
• 2025-09-18 Price Changed $194,900 NORTHSTARMLS as Distributed by MLS Grid
• 2025-09-04 Listed $199,900 NORTHSTARMLS as Distributed by MLS Grid
• 2025-08-29 Coming Soon $199,900 NORTHSTARMLS as Distributed by MLS Grid
• 2024-10-03 Sold (Public Records) $175,000 Public Records
• 2024-09-20 Sold (MLS) $175,000 NORTHSTARMLS as Distributed by MLS Grid
• 2024-07-31 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2024-07-23 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2024-06-27 Price Changed $175,000 NORTHSTARMLS as Distributed by MLS Grid
• 2024-06-06 Listed $180,000 NORTHSTARMLS as Distributed by MLS Grid

Property tax history

-0.8%/yr

Latest (2025): $528 · -33.0% YoY. Source: county tax records.