211 Clinton St · Mapleview, MN 55912

$124,900

3 bd · 2.0 ba · 772 sqft · Other public records · 14 Days on market

Built 1948 6,272 sqft lot $162/sqft · 30% above area Est $142k · 12% 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).

• Cash flow +23.8/30.0
• ARV discount +13.0/15.0
• DSCR +7.7/10.0
• 1% rule +5.5/10.0
• Rent growth +5.0/5.0
• Livability +3.2/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Key facts

• 6,272 sq ft lot
• Garage
• Built 1948

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $125k.

Deal economics

• At list price, monthly cash flow is $240 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $125k).

Location & tenants

• Location reads 64/100 on livability (#610 in MN) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A; Watch: crime D, schools F, amenities F.
• Austin Public School District (town): math 24% / reading 34% proficiency, ranked #267 of 301 in MN (top 89%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: Rents rising fast (+11.6%/yr); 188 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 53 units permitted in Mower County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $864 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $35k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 3y 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 1948 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $124,900

Questions for the listing agent

1. Built in 1948 — 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 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?
4. 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?
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: 1.05% ✓
• Cap rate: 8.60%
• Cash-on-cash: 8.25%
• DSCR: 1.37
• GRM: 7.9

CMA / ARV

• ARV (median comp): $142,435
• List price: $124,900
• Delta: -12.31%
• Verdict: UNDERPRICED
• Comps: 4 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 1.4%
• Equity multiple: 1.06×
• Total profit: $2,011
• Equity at exit: $18,623

10-year hold

• IRR: 15.3%
• Equity multiple: 2.52×
• Total profit: $53,051
• Equity at exit: $10,799

Cash invested: $34,972 (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 55912

• Home prices YoY: -34.4%
• Rents YoY: 11.6%
• Active inventory: 188
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,316 high
• Mortgage (P&I): −$655
• Tax from tax record: −$92 /mo · $1,108/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$276
• Net cashflow: $240

Break-even live

Break-even rent $1,012

Max offer price $124,900

Occupancy floor 77%

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: $31,225
• Closing costs: $3,747
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1310 21st Ave NW Austin, MN	2.0	1.0	685	$1,467	$2.14	43d	5	0.57mi
202 11th Ave NW Unit 602 Austin, MN	2.0	1.0	1000	$950	$0.95	43d	1	0.89mi
704 1st Dr NW Austin, MN	3.0	1.0–2.0	981	$2,514	$2.56	43d	96	1.22mi
711 1st Dr NW Apt A Austin, MN	2.0	1.0	696	$1,100	$1.58	44d	1	1.23mi
900 14th St NW Austin, MN	2.0	1.0	518	$1,050	$2.03	43d	18	1.28mi
609 11th St NW Austin, MN	2.0	2.0	925	$1,300	$1.41	43d	1	1.35mi
600 14th St NW Apt 6 Austin, MN	2.0	1.0	700	$995	$1.42	43d	1	1.47mi

Listing history 15 events

1. 2026-05-05
   status Pending
2. 2026-04-21
   historical
3. 2026-04-20
   listed $124,900 Active
4. 2025-12-05
   price $129,900
5. 2025-11-11
   price $139,900
6. 2025-10-24
   listed $144,900 Active
7. 2023-11-24
   soldstatus $110,000 Sold
8. 2023-11-22
   soldstatus $110,000
9. 2023-10-24
   status Pending
10. 2023-10-17
    historical Contingent - Inspection
11. 2023-08-29
    price $119,900
12. 2023-08-09
    price $129,900
13. 2023-07-19
    price $139,900
14. 2023-07-14
    listed $149,000 Active
15. 2018-06-01
    soldstatus $55,000

ⓘ 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: $1,108 · $92/mo
• Projected year-2 tax: $1,253 · $104/mo
• Expected delta: +$145/yr (+$12/mo · 13.1%)

ⓘ 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 2/10 Low
• 🌡 Heat 1/10 Low 7 d/yr ≥98°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: $15,795
• − Mortgage interest: −$6,996
• − Property taxes: −$1,108
• − Insurance: −$624
• − Repairs & maintenance: −$1,264
• − Management: −$1,264
• − Depreciation: −$3,633
• Taxable income: $905
• Est. tax owed @ 24.0%: −$217
• After-tax cash flow: $2,668/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: Austin Public School District
• NCES district ID: 2703450
• Math proficiency: 24% ▼ -12.00%
• Reading proficiency: 34% ▼ -9.00%
• Median HH income: $43,818
• Composite: 24.75/100
• National rank: #7604
• State rank: #267 of 301 in MN

Livability — Mapleview

• Score: 64/100
• State rank: #610
• US rank: #14537

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Mapleview, MN
• County: Mower County · 29,632 people
• Metro: Austin, MN
• Population (ZIP): 29,632
• Household income: $70,177
• Rent vs Own: 26.0% rent · 74.0% own
• Severe rent burden: 759.0

Population outlook (Mower County) Hauer SSP2

• Today (2025): 39,967 people
• By 2030: 40,204 · +0.6%
• By 2040: 40,509 · +1.4%
• By 2050: 40,841 · +2.2%
• By 2075: 42,029 · +5.2%
• By 2100: 42,272 · +5.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (67%)
• Race & ethnicity: White 67% Hispanic / Latino 16% Asian 8% Two or more races 7% Black 5%
• Hispanic origin (detail): Mexican 12%
• Common ancestry: Portuguese 16% Lithuanian 2% Iranian 2%
• Foreign-born: 15% · Canada, Philippines, China
• Languages at home: 76% English-only · Spanish 14% Other Asian/Pacific 5% German/W. Germanic 1%

Political lean MEDSL · Mower

• 2024 margin: R (+10.5) · D 43.9% · R 54.4% · Other 1.7%
• 2008→2024 swing: -34.1pp toward R · 2008: 23.6pp · 2024: -10.5pp
• All cycles: 2024: R+10.5 2020: R+5.8 2016: R+7.8 2012: D+22.7 2008: D+23.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -142.60%
• Current HPI: 271.4199
• Rent YoY: ▲ 11.62%
• Metro: Austin, 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

+127.1% since first listed

15 events — show timeline

• 2026-05-05 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2026-04-21 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2026-04-20 Listed $124,900 NORTHSTARMLS as Distributed by MLS Grid
• 2025-12-05 Price Changed $129,900 NORTHSTARMLS as Distributed by MLS Grid
• 2025-11-11 Price Changed $139,900 NORTHSTARMLS as Distributed by MLS Grid
• 2025-10-24 Listed $144,900 NORTHSTARMLS as Distributed by MLS Grid
• 2023-11-24 Sold (MLS) $110,000 NORTHSTARMLS as Distributed by MLS Grid
• 2023-11-22 Sold (Public Records) $110,000 Public Records
• 2023-10-24 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2023-10-17 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2023-08-29 Price Changed $119,900 NORTHSTARMLS as Distributed by MLS Grid
• 2023-08-09 Price Changed $129,900 NORTHSTARMLS as Distributed by MLS Grid
• 2023-07-19 Price Changed $139,900 NORTHSTARMLS as Distributed by MLS Grid
• 2023-07-14 Listed $149,000 NORTHSTARMLS as Distributed by MLS Grid
• 2018-06-01 Sold (Public Records) $55,000 Public Records

Property tax history

+7.0%/yr

Latest (2025): $1,108 · +1.8% YoY. Source: county tax records.