238 Meeker Ave W · Eden Valley, MN 55329

$105,000

2 bd · 2.0 ba · 825 sqft · SingleFamily · 17 Days on market

Built 1905 5,227 sqft lot

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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 +13.7/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.6/10.0
• DSCR +4.1/10.0
• Livability +4.0/5.0
• 1% rule +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Very cute home with many updates inside including a gorgeous kitchen and bathroom@ Newer appliances, granite counter tops, vinyl flooring, and main floor laundry. Big fenced in yard perfect form entertaining. Basement has kitchenette and potential for more bedrooms and a bigger family room.

Key facts

• Main floor laundry
• Updated kitchen
• Fenced-in backyard

Tags

• UPDATED KITCHEN
• FENCED-IN BACKYARD
• MAIN FLOOR LAUNDRY

Property features AI

Exterior

• Parking: Attached 2-car garage (approx. 21x24, 7' tall door, 9' wide door) with gravel and concrete surfaces
• Utilities: City water connected; City sewer connected; Electric service: circuit breakers and fuses, 100 amp service; Electric fuel for heating/hot water
• Home design: Residential property; One story; Main entry level is the main floor
• Construction: Frame construction; Asphalt pitched roof; Block foundation
• Exterior features: Vinyl exterior; Chain link and partial fencing; Irregular lot with light tree coverage; City street frontage with curbs, paved streets and sidewalks

Interior

• Kitchen: Eat-in kitchen; Washer/dryer hookup (listed with amenities)
• Bedrooms: 2 bedrooms (primary on main level); Additional bedroom on lower level
• Flooring: Tile floors
• Bathrooms: 1 full bathroom on main floor; 1 half bathroom in basement
• Heating & cooling: Baseboard heat; No central air
• Interior features: Main floor primary bedroom; Tile floors; Electric water heater; Full block basement with sump pump; Eat-in kitchen / informal dining area; Main floor laundry
• Laundry & utility: Washer hookup; Electric dryer hookup (main level)

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $105k.

Deal economics

• At list price, monthly cash flow is $7 ($89/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 $86k (18.0% below list).
• Recommended offer: $86k (18.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 79/100 on livability (#99 in MN, #2,244 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment C-, amenities F, commute F.
• Eden Valley-Watkins School District (rural): math 52% / reading 55% proficiency, ranked #82 of 301 in MN (top 27%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 21 active listings in the ZIP; 73 units permitted in Meeker County in 2024 (5 in 5+ unit buildings).

Forward outlook

• In year one you build about $11k of equity ($726 loan paydown + $10k appreciation (10.0% local appreciation)).
• Meeker County population projected at -17% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $29k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$40k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($103k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 17y 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 1905 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $86,075 (18.0% below list)

Questions for the listing agent

1. Built in 1905 — 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 A-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: 0.82% ✗
• Cap rate: 6.38%
• Cash-on-cash: 0.30%
• DSCR: 1.01
• GRM: 10.2

CMA / ARV

No comps found within radius.

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: $57,640
• Equity at exit: $94,592

10-year hold

• IRR: 21.7%
• Equity multiple: 6.76×
• Total profit: $169,329
• Equity at exit: $203,992

Cash invested: $29,400 (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 55329

• Home prices YoY: 6.0%
• Active inventory: 21
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $861 medium
• Mortgage (P&I): −$551
• Tax from tax record: −$78 /mo · $938/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$181
• Net cashflow: $7

Break-even live

Break-even rent $851

Max offer price $105,000

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-06-18
   days on market $105,000 Active 17 DOM
2. 2026-06-17
   days on market $105,000 Active 16 DOM
3. 2026-06-16
   days on market $105,000 Active 15 DOM
4. 2026-06-15
   days on market $105,000 Active 14 DOM
5. 2026-06-13
   days on market $105,000 Active 12 DOM
6. 2026-06-12
   days on market $105,000 Active 11 DOM
7. 2026-06-09
   days on market $105,000 Active 8 DOM
8. 2026-06-08
   days on market $105,000 Active 7 DOM
9. 2026-06-07
   days on market $105,000 Active 6 DOM
10. 2026-06-05
    days on market $105,000 Active 4 DOM
11. 2026-06-04
    days on market $105,000 Active 2 DOM
12. 2026-06-01
    remarks 160-char remark
13. 2026-06-01
    listed $105,000 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: $938 · $78/mo
• Projected year-2 tax: $1,057 · $88/mo
• Expected delta: +$119/yr (+$10/mo · 12.7%)

ⓘ 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 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥98°F today · 14 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,329
• − Mortgage interest: −$5,882
• − Property taxes: −$938
• − Insurance: −$525
• − Repairs & maintenance: −$826
• − Management: −$826
• − Depreciation: −$3,055
• Taxable loss: −$1,723
• Est. tax savings @ 24.0%: +$413
• After-tax cash flow: $503/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: Eden Valley-Watkins School District
• NCES district ID: 2711190
• Math proficiency: 52% ▼ -19.00%
• Reading proficiency: 55% ▼ -13.00%
• Median HH income: $51,131
• Composite: 45.79/100
• National rank: #2560
• State rank: #82 of 301 in MN

Livability — Eden Valley

• Score: 79/100
• State rank: #99
• US rank: #2244

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Eden Valley, MN
• Population (ZIP): 2,252

Population outlook (Meeker County) Hauer SSP2

• Today (2025): 22,292 people
• By 2030: 21,631 · -3.0%
• By 2040: 20,070 · -10.0%
• By 2050: 18,413 · -17.4%
• By 2075: 15,145 · -32.1%
• By 2100: 11,698 · -47.5%

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 4% Romanian 2% Lithuanian 2%
• Foreign-born: 1% · China
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Meeker

• 2024 margin: Solid R (+42.8) · D 27.9% · R 70.7% · Other 1.5%
• 2008→2024 swing: -32.0pp toward R · 2008: -10.8pp · 2024: -42.8pp
• All cycles: 2024: R+42.8 2020: R+40.6 2016: R+40.3 2012: R+16.0 2008: R+10.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 16.21%
• Current HPI: 288.6957
• 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

+57.9% since first listed

24 events — show timeline

• 2026-06-01 Listed $105,000 NORTHSTARMLS as Distributed by MLS Grid
• 2020-04-24 Sold (Public Records) $120,000 Public Records
• 2020-04-24 Sold (MLS) $120,000 NORTHSTARMLS as Distributed by MLS Grid
• 2020-03-17 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2020-03-13 Listed $120,000 NORTHSTARMLS as Distributed by MLS Grid
• 2019-07-18 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2019-06-03 Price Changed $130,000 NORTHSTARMLS as Distributed by MLS Grid
• 2019-05-14 Price Changed $135,000 NORTHSTARMLS as Distributed by MLS Grid
• 2019-05-03 Listed $140,000 NORTHSTARMLS as Distributed by MLS Grid
• 2015-08-28 Sold (Public Records) $63,000 Public Records
• 2015-08-07 Sold (MLS) $63,000 NORTHSTARMLS as Distributed by MLS Grid
• 2015-06-03 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2015-05-19 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2015-04-30 Listed $59,900 NORTHSTARMLS as Distributed by MLS Grid
• 2014-04-03 Price Changed $52,900 NORTHSTARMLS as Distributed by MLS Grid
• 2014-04-03 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2014-04-03 Price Changed $52,900 NORTHSTARMLS as Distributed by MLS Grid
• 2014-04-03 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2013-11-26 Listed $59,900 NORTHSTARMLS as Distributed by MLS Grid
• 2013-11-26 Listed $59,900 NORTHSTARMLS as Distributed by MLS Grid
• 2010-10-05 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2010-04-05 Listed $64,900 NORTHSTARMLS as Distributed by MLS Grid
• 2009-12-13 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2009-06-13 Listed $66,500 NORTHSTARMLS as Distributed by MLS Grid

Property tax history

+4.0%/yr

Latest (2025): $938 · -17.9% YoY. Source: county tax records.