736 Cedar Ave · Westbrook, MN 56183

$75,000

3 bd · 2.0 ba · 1,124 sqft · SingleFamily public records · 55 Days on market

Built 1903 0.26 ac lot

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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
• Appreciation +7.7/10.0
• ARV discount +7.5/15.0
• Livability +3.7/5.0
• Schools +3.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Located directly across from the school, this 3-bedroom, 2-bath home offers a great opportunity to build equity and make it your own. The main level has already been stripped and is ready for your finishing touches, perfect for a custom remodel exactly how you want it. Outside, you’ll find a spacious 3 stall garage providing plenty of room for vehicles, storage, or a workshop, along with a fenced yard ideal for pets or outdoor enjoyment. Whether you’re an investor or a buyer looking for a project with potential, this property is full of possibilities!

Key facts

• 0.26 acre lot
• 3 garage spots
• Built 1903

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $402 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Recommended offer: $73k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 74/100 on livability (#229 in MN, #4,836 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, health & safety A+; Watch: schools D+, amenities F, commute F.
• Westbrook-Walnut Grove Schools (rural): math 42% / reading 42% proficiency, ranked #213 of 301 in MN (top 71%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 17 active listings in the ZIP; 29 units permitted in Cottonwood County in 2024 (15 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($519 loan paydown + $4k appreciation (5.3% local appreciation)).
• Cottonwood County population projected to shrink 9% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (5.3% appreciation + 3.0% rent growth), your $21k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 55 days — a 3% lower offer ($73k) is reasonable based on typical stale-listing flexibility.
• 12 sale attempts since 20y 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 $45k; list at $75k implies a 67% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1903 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $72,750 (3.0% below list)

Questions for the listing agent

1. It's been on market 55 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 1903 — 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. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.54% ✓
• Cap rate: 12.73%
• Cash-on-cash: 23.00%
• DSCR: 2.02
• GRM: 5.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

5.32% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 33.5%
• Equity multiple: 3.11×
• Total profit: $44,287
• Equity at exit: $43,945

10-year hold

• IRR: 31.7%
• Equity multiple: 6.29×
• Total profit: $111,144
• Equity at exit: $77,065

Cash invested: $21,000 (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 56183

• Home prices YoY: 2.5%
• Active inventory: 17
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $1,153 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$84 /mo · $1,002/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$242
• Net cashflow: $402

Break-even live

Break-even rent $643

Max offer price $75,000

Occupancy floor 60%

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Listing history 44 events

1. 2026-06-18
   days on market $75,000 Active 55 DOM
2. 2026-06-17
   days on market $75,000 Active 54 DOM
3. 2026-06-16
   days on market $75,000 Active 53 DOM
4. 2026-06-15
   days on market $75,000 Active 52 DOM
5. 2026-06-13
   days on market $75,000 Active 50 DOM
6. 2026-06-12
   days on market $75,000 Active 49 DOM
7. 2026-06-09
   days on market $75,000 Active 46 DOM
8. 2026-06-08
   days on market $75,000 Active 45 DOM
9. 2026-06-07
   days on market $75,000 Active 44 DOM
10. 2026-06-07
    days on market $75,000 Active 43 DOM
11. 2026-06-04
    days on market $75,000 Active 40 DOM
12. 2026-06-02
    days on market $75,000 Active 39 DOM
13. 2026-06-01
    days on market $75,000 Active 38 DOM
14. 2026-05-31
    days on market $75,000 Active 37 DOM
15. 2026-05-31
    days on market $75,000 Active 36 DOM
16. 2026-05-01
    status Active 569-char remark

    Show marketing remark (569 chars)

    Located directly across from the school, this 3-bedroom, 2-bath home offers a great opportunity to build equity and make it your own. The main level has already been stripped and is ready for your finishing touches, perfect for a custom remodel exactly how you want it. Outside, you’ll find a spacious 3 stall garage providing plenty of room for vehicles, storage, or a workshop, along with a fenced yard ideal for pets or outdoor enjoyment. Whether you’re an investor or a buyer looking for a project with potential, this property is full of possibilities!

17. 2026-04-25
    historical 569-char remark

    Show marketing remark (569 chars)

    Located directly across from the school, this 3-bedroom, 2-bath home offers a great opportunity to build equity and make it your own. The main level has already been stripped and is ready for your finishing touches, perfect for a custom remodel exactly how you want it. Outside, you’ll find a spacious 3 stall garage providing plenty of room for vehicles, storage, or a workshop, along with a fenced yard ideal for pets or outdoor enjoyment. Whether you’re an investor or a buyer looking for a project with potential, this property is full of possibilities!

18. 2026-04-20
    listed $75,000 Active 569-char remark

    Show marketing remark (569 chars)

    Located directly across from the school, this 3-bedroom, 2-bath home offers a great opportunity to build equity and make it your own. The main level has already been stripped and is ready for your finishing touches, perfect for a custom remodel exactly how you want it. Outside, you’ll find a spacious 3 stall garage providing plenty of room for vehicles, storage, or a workshop, along with a fenced yard ideal for pets or outdoor enjoyment. Whether you’re an investor or a buyer looking for a project with potential, this property is full of possibilities!

19. 2026-04-01
    historical $75,000 569-char remark

    Show marketing remark (569 chars)

    Located directly across from the school, this 3-bedroom, 2-bath home offers a great opportunity to build equity and make it your own. The main level has already been stripped and is ready for your finishing touches, perfect for a custom remodel exactly how you want it. Outside, you’ll find a spacious 3 stall garage providing plenty of room for vehicles, storage, or a workshop, along with a fenced yard ideal for pets or outdoor enjoyment. Whether you’re an investor or a buyer looking for a project with potential, this property is full of possibilities!

20. 2021-08-18
    soldstatus $45,000
21. 2021-08-17
    soldstatus $45,000 Sold 299-char remark

    Show marketing remark (299 chars)

    This home has vinyl siding and windows along with newer shingles and furnace. It also has a large 3 car garage that needs new shingles. This home needs some TLC but could be a nice home that is close to the school and park. Where would you find a 3 bedroom home with a 3 stall garage for this price.

22. 2021-07-28
    status Pending 299-char remark

    Show marketing remark (299 chars)

    This home has vinyl siding and windows along with newer shingles and furnace. It also has a large 3 car garage that needs new shingles. This home needs some TLC but could be a nice home that is close to the school and park. Where would you find a 3 bedroom home with a 3 stall garage for this price.

23. 2021-06-18
    listed $45,000 Active 299-char remark

    Show marketing remark (299 chars)

    This home has vinyl siding and windows along with newer shingles and furnace. It also has a large 3 car garage that needs new shingles. This home needs some TLC but could be a nice home that is close to the school and park. Where would you find a 3 bedroom home with a 3 stall garage for this price.

24. 2019-02-02
    historical
25. 2019-02-02
    historical
26. 2019-02-02
    historical
27. 2015-10-21
    listed $40,000
28. 2014-08-15
    soldstatus $17,450
29. 2014-08-15
    soldstatus $17,450
30. 2014-08-15
    soldstatus $17,450
31. 2014-08-15
    soldstatus $17,450 Sold
32. 2014-06-25
    price $18,000
33. 2014-05-20
    price $21,200
34. 2014-05-14
    historical
35. 2014-04-03
    listed $24,000 Active
36. 2014-04-03
    listed $18,000
37. 2014-04-03
    listed $18,000
38. 2014-04-03
    listed $18,000
39. 2014-02-26
    listed $36,500 Active
40. 2011-12-04
    listed $36,500
41. 2011-12-04
    listed $36,500
42. 2008-08-22
    soldstatus $30,000
43. 2008-08-01
    soldstatus $30,000
44. 2006-08-09
    listed $35,000

ⓘ 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: $1,002 · $84/mo
• Projected year-2 tax: $1,002 · $84/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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥99°F today · 15 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: $13,831
• − Mortgage interest: −$4,201
• − Property taxes: −$1,002
• − Insurance: −$375
• − Repairs & maintenance: −$1,106
• − Management: −$1,106
• − Depreciation: −$2,182
• Taxable income: $3,858
• Est. tax owed @ 24.0%: −$926
• After-tax cash flow: $3,904/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: Westbrook-Walnut Grove Schools
• NCES district ID: 2700183
• Math proficiency: 42% ▼ -13.00%
• Reading proficiency: 42% ▼ -8.00%
• Median HH income: $43,672
• Composite: 35.55/100
• National rank: #4906
• State rank: #213 of 301 in MN

Livability — Westbrook

• Score: 74/100
• State rank: #229
• US rank: #4836

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Westbrook, MN
• Population (ZIP): 1,300

Population outlook (Cottonwood County) Hauer SSP2

• Today (2025): 11,130 people
• By 2030: 10,916 · -1.9%
• By 2040: 10,467 · -6.0%
• By 2050: 10,136 · -8.9%
• By 2075: 10,080 · -9.4%
• By 2100: 10,091 · -9.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Asian 4% Hispanic / Latino 2% Two or more races 1%
• Common ancestry: Portuguese 18% Romanian 7% Lithuanian 2%
• Foreign-born: 1%
• Languages at home: 99% English-only · Other Asian/Pacific 1%

Political lean MEDSL · Cottonwood

• 2024 margin: Solid R (+41.1) · D 28.6% · R 69.7% · Other 1.7%
• 2008→2024 swing: -34.5pp toward R · 2008: -6.6pp · 2024: -41.1pp
• All cycles: 2024: R+41.1 2020: R+38.2 2016: R+35.1 2012: R+15.1 2008: R+6.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.32%
• Current HPI: 215.6101
• 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

+114.3% since first listed

29 events — show timeline

• 2026-05-01 Relisted — NORTHSTARMLS as Distributed by MLS Grid
• 2026-04-25 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2026-04-20 Listed $75,000 NORTHSTARMLS as Distributed by MLS Grid
• 2026-04-01 Coming Soon $75,000 NORTHSTARMLS as Distributed by MLS Grid
• 2021-08-18 Sold (Public Records) $45,000 Public Records
• 2021-08-17 Sold (MLS) $45,000 NORTHSTARMLS as Distributed by MLS Grid
• 2021-07-28 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2021-06-18 Listed $45,000 NORTHSTARMLS as Distributed by MLS Grid
• 2019-02-02 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2019-02-02 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2019-02-02 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2015-10-21 Listed $40,000 NORTHSTARMLS as Distributed by MLS Grid
• 2014-08-15 Sold (MLS) $17,450 LSAR
• 2014-08-15 Sold (MLS) $17,450 RASM
• 2014-08-15 Sold (MLS) $17,450 NORTHSTARMLS as Distributed by MLS Grid
• 2014-08-15 Sold (MLS) $17,450 NORTHSTARMLS as Distributed by MLS Grid
• 2014-06-25 Price Changed $18,000 NORTHSTARMLS as Distributed by MLS Grid
• 2014-05-20 Price Changed $21,200 NORTHSTARMLS as Distributed by MLS Grid
• 2014-05-14 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2014-04-03 Listed $24,000 NORTHSTARMLS as Distributed by MLS Grid
• 2014-04-03 Listed $18,000 LSAR
• 2014-04-03 Listed $18,000 RASM
• 2014-04-03 Listed $18,000 NORTHSTARMLS as Distributed by MLS Grid
• 2014-02-26 Listed $36,500 NORTHSTARMLS as Distributed by MLS Grid
• 2011-12-04 Listed $36,500 NORTHSTARMLS as Distributed by MLS Grid
• 2011-12-04 Listed $36,500 NORTHSTARMLS as Distributed by MLS Grid
• 2008-08-22 Sold (MLS) $30,000 NORTHSTARMLS as Distributed by MLS Grid
• 2008-08-01 Sold (Public Records) $30,000 Public Records
• 2006-08-09 Listed $35,000 NORTHSTARMLS as Distributed by MLS Grid

Property tax history

-4.7%/yr

Latest (2025): $1,002 · +4.6% YoY. Source: county tax records.