707 Minnesota Ave SE · Willmar, MN 56201

$145,000

4 bd · 2.0 ba · 780 sqft · SingleFamily public records · 29 Days on market

Built 1949 6,708 sqft lot $186/sqft · 73% above area Est $146k · at est. ↓ 1% since listing

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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 +17.9/30.0
• ARV discount +7.9/15.0
• DSCR +5.6/10.0
• 1% rule +4.5/10.0
• Livability +3.7/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Well Maintained 4 Bedroom, 2 Bath home in Willmar with large Backyard, Hardwood Floors and great living space! This home has 2 bedrooms on the main floor and 2 bedrooms upstairs. The basement is unfinished, however, ready for your finishing touches! This home has a breezeway between the Oversized 1 car Garage and the home. There is a great area next to the garage to park extra vehicles too! Call today for your Private Showing of this great property!

Key facts

• Large backyard
• Full basement
• Vinyl siding

Tags

• LARGE BACKYARD
• HARDWOOD FLOORS
• BREEZEWAY PORCH
• VINYL SIDING
• FULL BASEMENT

Property features AI

Exterior

• Parking: Attached garage; 1-car garage (approximately 12x32)
• Utilities: City water (connected); City sewer (connected); Oil fuel
• Home design: Residential property; One and one-half stories; Above-grade finished living area 1,365; Main level finished area 780
• Construction: Finished above-grade area 1,365; below-grade area 780; Total building area 2,145; Foundation area 780
• Exterior features: Vinyl exterior; Lot approximately 0.154 acres (75x90)

Interior

• Kitchen: Kitchen on main level (9x13)
• Bedrooms: 4 bedrooms total; Main-level bedroom (10x12); Main-level bedroom (9x12); Upper-level bedroom (12x13); Upper-level bedroom (8x11)
• Bathrooms: 1 full bath on the main floor; 1 half bath on the upper level
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Unfinished basement; Main floor full bathroom and upper-level half bathroom; One and one-half level layout

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $145k.

Deal economics

• At list price, monthly cash flow is $122 ($1k/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 $137k (5.3% below list).
• Recommended offer: $137k (5.3% below list) — sets the bar for 1% rule.
• Cap rate 7.3% vs local median 2.8% in Willmar — 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 73/100 on livability (#233 in MN, #4,984 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment C-, schools D+, crime D+.
• Willmar Public School District (town): math 34% / reading 38% proficiency, ranked #246 of 301 in MN (top 82%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 159 active listings in the ZIP; 196 units permitted in Kandiyohi County in 2024 (118 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 $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 29 days — a 2% lower offer ($143k) is reasonable based on typical stale-listing flexibility.
• 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 1949 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $137,346 (5.3% below list)

Questions for the listing agent

1. Built in 1949 — 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 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?
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. 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?
6. 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.
7. 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.
8. 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: 0.95% ✗
• Cap rate: 7.30%
• Cash-on-cash: 3.61%
• DSCR: 1.16
• GRM: 8.8

CMA / ARV

• ARV (median comp): $146,301
• List price: $145,000
• Delta: -0.89%
• Verdict: FAIR
• Comps: 1 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -10.6%
• Equity multiple: 0.61×
• Total profit: $-15,715
• Equity at exit: $21,620

10-year hold

• IRR: -1.3%
• Equity multiple: 0.91×
• Total profit: $-3,675
• Equity at exit: $12,537

Cash invested: $40,600 (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 56201

• Active inventory: 159
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $1,373 medium
• Mortgage (P&I): −$760
• Tax from tax record: −$142 /mo · $1,704/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$288
• Net cashflow: $122

Break-even live

Break-even rent $1,219

Max offer price $145,000

Occupancy floor 86%

Sensitivity live

Price	-10% $204	-5% $163	+0% $122	+5% $81	+10% $40
Rent	-10% $14	-5% $68	+0% $122	+5% $176	+10% $231
Rate	-1.0pp $195	-0.5pp $159	base $122	+0.5pp $85	+1.0pp $46

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-12
   statusdays on market $145,000 Pending 29 DOM
2. 2026-06-09
   days on market $145,000 Contingent - Other 27 DOM
3. 2026-06-08
   days on market $145,000 Contingent - Other 26 DOM
4. 2026-06-07
   days on market $145,000 Contingent - Other 25 DOM
5. 2026-06-07
   days on market $145,000 Contingent - Other 24 DOM
6. 2026-06-04
   days on market $145,000 Contingent - Other 21 DOM
7. 2026-06-02
   statusdays on market $145,000 Contingent - Other 20 DOM
8. 2026-06-01
   days on market $145,000 Active 19 DOM
9. 2026-05-31
   days on market $145,000 Active 18 DOM
10. 2026-05-31
    days on market $145,000 Active 17 DOM
11. 2026-05-13
    listed $145,000 Active 133-char remark
12. 2023-11-06
    soldstatus $164,000
13. 2023-11-03
    soldstatus $164,000 Sold 454-char remark

    Show marketing remark (454 chars)

    Well Maintained 4 Bedroom, 2 Bath home in Willmar with large Backyard, Hardwood Floors and great living space! This home has 2 bedrooms on the main floor and 2 bedrooms upstairs. The basement is unfinished, however, ready for your finishing touches! This home has a breezeway between the Oversized 1 car Garage and the home. There is a great area next to the garage to park extra vehicles too! Call today for your Private Showing of this great property!

14. 2023-10-13
    status Pending 454-char remark

    Show marketing remark (454 chars)

    Well Maintained 4 Bedroom, 2 Bath home in Willmar with large Backyard, Hardwood Floors and great living space! This home has 2 bedrooms on the main floor and 2 bedrooms upstairs. The basement is unfinished, however, ready for your finishing touches! This home has a breezeway between the Oversized 1 car Garage and the home. There is a great area next to the garage to park extra vehicles too! Call today for your Private Showing of this great property!

15. 2023-10-11
    historical Contingent - Inspection 454-char remark

    Show marketing remark (454 chars)

    Well Maintained 4 Bedroom, 2 Bath home in Willmar with large Backyard, Hardwood Floors and great living space! This home has 2 bedrooms on the main floor and 2 bedrooms upstairs. The basement is unfinished, however, ready for your finishing touches! This home has a breezeway between the Oversized 1 car Garage and the home. There is a great area next to the garage to park extra vehicles too! Call today for your Private Showing of this great property!

16. 2023-10-04
    status Active 454-char remark

    Show marketing remark (454 chars)

    Well Maintained 4 Bedroom, 2 Bath home in Willmar with large Backyard, Hardwood Floors and great living space! This home has 2 bedrooms on the main floor and 2 bedrooms upstairs. The basement is unfinished, however, ready for your finishing touches! This home has a breezeway between the Oversized 1 car Garage and the home. There is a great area next to the garage to park extra vehicles too! Call today for your Private Showing of this great property!

17. 2023-09-25
    historical Contingent - Inspection 454-char remark

    Show marketing remark (454 chars)

    Well Maintained 4 Bedroom, 2 Bath home in Willmar with large Backyard, Hardwood Floors and great living space! This home has 2 bedrooms on the main floor and 2 bedrooms upstairs. The basement is unfinished, however, ready for your finishing touches! This home has a breezeway between the Oversized 1 car Garage and the home. There is a great area next to the garage to park extra vehicles too! Call today for your Private Showing of this great property!

18. 2023-09-18
    listed $147,000 Active 454-char remark

    Show marketing remark (454 chars)

    Well Maintained 4 Bedroom, 2 Bath home in Willmar with large Backyard, Hardwood Floors and great living space! This home has 2 bedrooms on the main floor and 2 bedrooms upstairs. The basement is unfinished, however, ready for your finishing touches! This home has a breezeway between the Oversized 1 car Garage and the home. There is a great area next to the garage to park extra vehicles too! Call today for your Private Showing of this great property!

ⓘ 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: $1,704 · $142/mo
• Projected year-2 tax: $1,704 · $142/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 3/10 Moderate
• 🌡 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: $16,482
• − Mortgage interest: −$8,122
• − Property taxes: −$1,704
• − Insurance: −$725
• − Repairs & maintenance: −$1,319
• − Management: −$1,319
• − Depreciation: −$4,218
• Taxable loss: −$925
• Est. tax savings @ 24.0%: +$222
• After-tax cash flow: $1,689/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: Willmar Public School District
• NCES district ID: 2742720
• Math proficiency: 34% ▼ -14.00%
• Reading proficiency: 38% ▼ -8.00%
• Median HH income: $46,727
• Composite: 30.85/100
• National rank: #6128
• State rank: #246 of 301 in MN

Livability — Willmar

• Score: 73/100
• State rank: #233
• US rank: #4984

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Willmar, MN
• City population: 24,860
• Population (ZIP): 24,860

Population outlook (Kandiyohi County) Hauer SSP2

• Today (2025): 42,956 people
• By 2030: 42,825 · -0.3%
• By 2040: 42,343 · -1.4%
• By 2050: 42,124 · -1.9%
• By 2075: 43,726 · +1.8%
• By 2100: 45,974 · +7.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (64%)
• Race & ethnicity: White 64% Hispanic / Latino 22% Black 10% Two or more races 6% Asian 2%
• Hispanic origin (detail): Mexican 15%
• Common ancestry: Portuguese 15% Iranian 3% Scottish 2%
• Foreign-born: 15% · Canada, Philippines
• Languages at home: 78% English-only · Spanish 14% Other Asian/Pacific 2%

Political lean MEDSL · Kandiyohi

• 2024 margin: Solid R (+31.0) · D 33.7% · R 64.7% · Other 1.7%
• 2008→2024 swing: -25.6pp toward R · 2008: -5.5pp · 2024: -31.0pp
• All cycles: 2024: R+31.0 2020: R+25.7 2016: R+25.5 2012: R+6.7 2008: R+5.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -151.48%
• Current HPI: 161.1663
• 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

-1.4% since first listed

10 events — show timeline

• 2026-06-12 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2026-06-02 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2026-05-13 Listed $145,000 NORTHSTARMLS as Distributed by MLS Grid
• 2023-11-06 Sold (Public Records) $164,000 Public Records
• 2023-11-03 Sold (MLS) $164,000 NORTHSTARMLS as Distributed by MLS Grid
• 2023-10-13 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2023-10-11 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2023-10-04 Relisted — NORTHSTARMLS as Distributed by MLS Grid
• 2023-09-25 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2023-09-18 Listed $147,000 NORTHSTARMLS as Distributed by MLS Grid

Property tax history

+8.7%/yr

Latest (2025): $1,704 · +12.1% YoY. Source: county tax records.