404 6th Ave W · Lamberton, MN 56152

$89,500

4 bd · 2.0 ba · 880 sqft · SingleFamily public records · 9 Days on market

Built 1910 10,500 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 +19.8/30.0
• ARV discount +7.5/15.0
• DSCR +6.3/10.0
• Schools +5.7/10.0
• 1% rule +5.0/10.0
• Appreciation +5.0/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Extra care and high end building components have been used in the roofing system, gutter guard gutters, hurricane rated windows and the high end HVAC system within the past five years. Enjoy peace of mind with the WiFi enabled garage door opener and thermostat. Additional creature comforts include a high efficiency water heater and newer water softener. The large main floor living room has a large picture window and is open to the dining room which features hardwood flooring. The windows over the corner sink in the kitchen allow you to enjoy the backyard view. The main floor bedroom is huge and includes a built in hutch. The breezeway between the house and garage is the perfect spot to hang up your coat and get those shoes out of the way. The garage includes plenty of space for extra storage needs. Take a look today before its gone!

Key facts

• Ample storage space
• Breezeway
• Large living room

Tags

• LARGE LIVING ROOM
• GENEROUS MAIN-LEVEL BEDROOM
• REMODELED FULL BATHROOM
• AMPLE STORAGE SPACE
• BREEZEWAY
• ATTACHED SINGLE-CAR GARAGE

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $106 ($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 $89k (0.4% below list).
• Recommended offer: $89k (0.4% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 77/100 on livability (#126 in MN, #2,882 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F.
• Red Rock Central School District (rural): math 63% / reading 69% proficiency, ranked #86 of 467 in MN (top 18%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 3 active listings in the ZIP; 25 units permitted in Redwood County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($619 loan paydown + $3k appreciation (3.0% local appreciation)).
• Redwood County population projected at -16% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 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.
• Current owner paid $68k; 32% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $89,158 (0.4% below list)

Questions for the listing agent

1. Built in 1910 — 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 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?
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: 1.00% ✗
• Cap rate: 7.71%
• Cash-on-cash: 5.07%
• DSCR: 1.23
• GRM: 8.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 12.2%
• Equity multiple: 1.70×
• Total profit: $17,526
• Equity at exit: $40,243

10-year hold

• IRR: 14.3%
• Equity multiple: 3.11×
• Total profit: $52,956
• Equity at exit: $62,019

Cash invested: $25,060 (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 56152

• Active inventory: 3
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $892 medium
• Mortgage (P&I): −$469
• Tax from tax record: −$92 /mo · $1,102/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$187
• Net cashflow: $106

Break-even live

Break-even rent $758

Max offer price $89,500

Occupancy floor 83%

Sensitivity live

Price	-10% $157	-5% $131	+0% $106	+5% $81	+10% $55
Rent	-10% $35	-5% $71	+0% $106	+5% $141	+10% $176
Rate	-1.0pp $151	-0.5pp $129	base $106	+0.5pp $83	+1.0pp $59

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: $22,375
• Closing costs: $2,685
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-03-19
   status Pending
2. 2026-03-09
   listed $89,500 Active
3. 2023-07-26
   soldstatus $68,000 Sold 844-char remark

   Show marketing remark (844 chars)

   Extra care and high end building components have been used in the roofing system, gutter guard gutters, hurricane rated windows and the high end HVAC system within the past five years. Enjoy peace of mind with the WiFi enabled garage door opener and thermostat. Additional creature comforts include a high efficiency water heater and newer water softener. The large main floor living room has a large picture window and is open to the dining room which features hardwood flooring. The windows over the corner sink in the kitchen allow you to enjoy the backyard view. The main floor bedroom is huge and includes a built in hutch. The breezeway between the house and garage is the perfect spot to hang up your coat and get those shoes out of the way. The garage includes plenty of space for extra storage needs. Take a look today before its gone!

4. 2023-07-26
   soldstatus $68,000

   Show marketing remark (844 chars)

   Extra care and high end building components have been used in the roofing system, gutter guard gutters, hurricane rated windows and the high end HVAC system within the past five years. Enjoy peace of mind with the WiFi enabled garage door opener and thermostat. Additional creature comforts include a high efficiency water heater and newer water softener. The large main floor living room has a large picture window and is open to the dining room which features hardwood flooring. The windows over the corner sink in the kitchen allow you to enjoy the backyard view. The main floor bedroom is huge and includes a built in hutch. The breezeway between the house and garage is the perfect spot to hang up your coat and get those shoes out of the way. The garage includes plenty of space for extra storage needs. Take a look today before its gone!

5. 2023-06-20
   status Pending 844-char remark

   Show marketing remark (844 chars)

   Extra care and high end building components have been used in the roofing system, gutter guard gutters, hurricane rated windows and the high end HVAC system within the past five years. Enjoy peace of mind with the WiFi enabled garage door opener and thermostat. Additional creature comforts include a high efficiency water heater and newer water softener. The large main floor living room has a large picture window and is open to the dining room which features hardwood flooring. The windows over the corner sink in the kitchen allow you to enjoy the backyard view. The main floor bedroom is huge and includes a built in hutch. The breezeway between the house and garage is the perfect spot to hang up your coat and get those shoes out of the way. The garage includes plenty of space for extra storage needs. Take a look today before its gone!

6. 2023-06-14
   historical Contingent - Inspection 844-char remark

   Show marketing remark (844 chars)

   Extra care and high end building components have been used in the roofing system, gutter guard gutters, hurricane rated windows and the high end HVAC system within the past five years. Enjoy peace of mind with the WiFi enabled garage door opener and thermostat. Additional creature comforts include a high efficiency water heater and newer water softener. The large main floor living room has a large picture window and is open to the dining room which features hardwood flooring. The windows over the corner sink in the kitchen allow you to enjoy the backyard view. The main floor bedroom is huge and includes a built in hutch. The breezeway between the house and garage is the perfect spot to hang up your coat and get those shoes out of the way. The garage includes plenty of space for extra storage needs. Take a look today before its gone!

7. 2023-06-06
   price $74,500 844-char remark

   Show marketing remark (844 chars)

   Extra care and high end building components have been used in the roofing system, gutter guard gutters, hurricane rated windows and the high end HVAC system within the past five years. Enjoy peace of mind with the WiFi enabled garage door opener and thermostat. Additional creature comforts include a high efficiency water heater and newer water softener. The large main floor living room has a large picture window and is open to the dining room which features hardwood flooring. The windows over the corner sink in the kitchen allow you to enjoy the backyard view. The main floor bedroom is huge and includes a built in hutch. The breezeway between the house and garage is the perfect spot to hang up your coat and get those shoes out of the way. The garage includes plenty of space for extra storage needs. Take a look today before its gone!

8. 2023-03-25
   listed $79,900 Active 844-char remark

   Show marketing remark (844 chars)

   Extra care and high end building components have been used in the roofing system, gutter guard gutters, hurricane rated windows and the high end HVAC system within the past five years. Enjoy peace of mind with the WiFi enabled garage door opener and thermostat. Additional creature comforts include a high efficiency water heater and newer water softener. The large main floor living room has a large picture window and is open to the dining room which features hardwood flooring. The windows over the corner sink in the kitchen allow you to enjoy the backyard view. The main floor bedroom is huge and includes a built in hutch. The breezeway between the house and garage is the perfect spot to hang up your coat and get those shoes out of the way. The garage includes plenty of space for extra storage needs. Take a look today before its gone!

9. 2006-06-01
   soldstatus $48,650

ⓘ 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: $1,102 · $92/mo
• Projected year-2 tax: $1,102 · $92/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $10,699
• − Mortgage interest: −$5,013
• − Property taxes: −$1,102
• − Insurance: −$448
• − Repairs & maintenance: −$856
• − Management: −$856
• − Depreciation: −$2,604
• Taxable loss: −$179
• Est. tax savings @ 24.0%: +$43
• After-tax cash flow: $1,314/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: Red Rock Central School District
• NCES district ID: 2700132
• Math proficiency: 63% ▼ -6.00%
• Reading proficiency: 69% ▼ -1.00%
• Median HH income: $48,743
• Composite: 57.29/100
• National rank: #2301
• State rank: #86 of 467 in MN

Livability — Lamberton

• Score: 77/100
• State rank: #126
• US rank: #2882

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: Lamberton, MN
• Population (ZIP): 1,381

Population outlook (Redwood County) Hauer SSP2

• Today (2025): 14,504 people
• By 2030: 13,983 · -3.6%
• By 2040: 13,056 · -10.0%
• By 2050: 12,225 · -15.7%
• By 2075: 11,051 · -23.8%
• By 2100: 9,786 · -32.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 4% Black 1%
• Common ancestry: Portuguese 17% Romanian 2% English 2%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Other Asian/Pacific 1%

Political lean MEDSL · Redwood

• 2024 margin: Solid R (+43.3) · D 27.7% · R 71.0% · Other 1.2%
• 2008→2024 swing: -29.8pp toward R · 2008: -13.6pp · 2024: -43.3pp
• All cycles: 2024: R+43.3 2020: R+41.2 2016: R+43.0 2012: R+20.1 2008: R+13.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

+84.0% since first listed

9 events — show timeline

• 2026-03-19 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2026-03-09 Listed $89,500 NORTHSTARMLS as Distributed by MLS Grid
• 2023-07-26 Sold (Public Records) $68,000 Public Records
• 2023-07-26 Sold (MLS) $68,000 NORTHSTARMLS as Distributed by MLS Grid
• 2023-06-20 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2023-06-14 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2023-06-06 Price Changed $74,500 NORTHSTARMLS as Distributed by MLS Grid
• 2023-03-25 Listed $79,900 NORTHSTARMLS as Distributed by MLS Grid
• 2006-06-01 Sold (Public Records) $48,650 Public Records

Property tax history

+5.3%/yr

Latest (2025): $1,102 · +7.8% YoY. Source: county tax records.