101 Harris St · Kent, MN 56553

$84,900

2 bd · 1.0 ba · 960 sqft · SingleFamily public records · 75 Days on market

Built 1896 0.29 ac 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 +23.2/30.0
• DSCR +7.5/10.0
• ARV discount +7.5/15.0
• 1% rule +5.3/10.0
• Appreciation +5.0/10.0
• Schools +3.7/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Beautiful, rural setting in a small town on a private lot with wildlife & nature views! Close to highway to head north or south easily, move in ready home with attached garage & nice deck out back. Also has permanent siding, newer windows, updated electrical, and very reasonable utility costs. There are 4 separate "rooms" upstairs but not all have heat and power. Cash or conventional financing only.

Key facts

• Private lot
• Attached garage
• Nice deck

Tags

• PRIVATE LOT
• WILDLIFE VIEWS
• NATURE VIEWS
• ATTACHED GARAGE
• NICE DECK
• PERMANENT SIDING

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $154 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($877 rent vs $85k).
• Recommended offer: $80k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 61/100 on livability (#730 in MN) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime D+, health & safety D+, schools F.
• Breckenridge Public School District (town): math 42% / reading 44% proficiency, ranked #199 of 301 in MN (top 66%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 1 active listings in the ZIP; 15 units permitted in Wilkin County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($587 loan paydown + $3k appreciation (3.0% local appreciation)).
• Wilkin 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 $24k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 75 days — a 6% lower offer ($80k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $5k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1896 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $79,806 (6.0% below list)

Questions for the listing agent

1. It's been on market 75 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1896 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.03% ✓
• Cap rate: 8.47%
• Cash-on-cash: 7.78%
• DSCR: 1.35
• GRM: 8.1

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: 14.8%
• Equity multiple: 1.84×
• Total profit: $20,031
• Equity at exit: $38,175

10-year hold

• IRR: 16.5%
• Equity multiple: 3.42×
• Total profit: $57,537
• Equity at exit: $58,832

Cash invested: $23,772 (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 56553

• Active inventory: 1
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $877 medium
• Mortgage (P&I): −$445
• Tax from tax record: −$58 /mo · $698/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$184
• Net cashflow: $154

Break-even live

Break-even rent $682

Max offer price $84,900

Occupancy floor 77%

Sensitivity live

Price	-10% $202	-5% $178	+0% $154	+5% $130	+10% $106
Rent	-10% $85	-5% $120	+0% $154	+5% $189	+10% $223
Rate	-1.0pp $197	-0.5pp $176	base $154	+0.5pp $132	+1.0pp $110

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: $21,225
• Closing costs: $2,547
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-14
   statusdays on market $84,900 Pending 75 DOM
2. 2026-06-13
   days on market $84,900 Active 74 DOM
3. 2026-06-10
   days on market $84,900 Active 72 DOM
4. 2026-06-09
   days on market $84,900 Active 71 DOM
5. 2026-06-09
   price $84,900 Active 70 DOM
6. 2026-06-08
   days on market $89,900 Active 70 DOM
7. 2026-06-07
   days on market $89,900 Active 69 DOM
8. 2026-06-03
   days on market $89,900 Active 65 DOM
9. 2026-06-02
   days on market $89,900 Active 64 DOM
10. 2026-06-01
    days on market $89,900 Active 63 DOM
11. 2026-05-31
    days on market $89,900 Active 62 DOM
12. 2026-05-30
    days on market $89,900 Active 61 DOM
13. 2026-04-11
    status Active 424-char remark

    Show marketing remark (424 chars)

    Beautiful, rural setting in a small town on a private lot with wildlife & nature views! Close to highway to head north or south easily, move in ready home with attached garage & nice deck out back. Also has permanent siding, newer windows, updated electrical, and very reasonable utility costs. There are 4 separate "rooms" upstairs but not all have heat and power. Cash or conventional financing only.

14. 2026-04-09
    historical Contingent - Inspection 424-char remark

    Show marketing remark (424 chars)

    Beautiful, rural setting in a small town on a private lot with wildlife & nature views! Close to highway to head north or south easily, move in ready home with attached garage & nice deck out back. Also has permanent siding, newer windows, updated electrical, and very reasonable utility costs. There are 4 separate "rooms" upstairs but not all have heat and power. Cash or conventional financing only.

15. 2026-03-30
    listed $89,900 Active 424-char remark

    Show marketing remark (424 chars)

    Beautiful, rural setting in a small town on a private lot with wildlife & nature views! Close to highway to head north or south easily, move in ready home with attached garage & nice deck out back. Also has permanent siding, newer windows, updated electrical, and very reasonable utility costs. There are 4 separate "rooms" upstairs but not all have heat and power. Cash or conventional financing only.

ⓘ 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: $698 · $58/mo
• Projected year-2 tax: $824 · $69/mo
• Expected delta: +$126/yr (+$11/mo · 18.1%)

ⓘ 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 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥99°F today · 12 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,526
• − Mortgage interest: −$4,756
• − Property taxes: −$698
• − Insurance: −$424
• − Repairs & maintenance: −$842
• − Management: −$842
• − Depreciation: −$2,470
• Taxable income: $494
• Est. tax owed @ 24.0%: −$118
• After-tax cash flow: $1,732/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: Breckenridge Public School District
• NCES district ID: 2706150
• Math proficiency: 42% ▼ -9.00%
• Reading proficiency: 44% ▼ -10.00%
• Median HH income: $49,435
• Composite: 36.93/100
• National rank: #4537
• State rank: #199 of 301 in MN

Livability — Kent

• Score: 61/100
• State rank: #730
• US rank: #17659

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Kent, MN
• Population (ZIP): 260

Population outlook (Wilkin County) Hauer SSP2

• Today (2025): 6,115 people
• By 2030: 5,947 · -2.7%
• By 2040: 5,580 · -8.7%
• By 2050: 5,140 · -15.9%
• By 2075: 4,417 · -27.8%
• By 2100: 3,625 · -40.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (100%)
• Race & ethnicity: White 100%
• Common ancestry: Portuguese 44% Lithuanian 7% Italian 2%
• Languages at home: 95% English-only · Spanish 5%

Political lean MEDSL · Wilkin

• 2024 margin: Solid R (+39.0) · D 29.5% · R 68.5% · Other 2.0%
• 2008→2024 swing: -32.1pp toward R · 2008: -6.9pp · 2024: -39.0pp
• All cycles: 2024: R+39.0 2020: R+38.0 2016: R+37.7 2012: R+19.5 2008: R+6.9

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

3 events — show timeline

• 2026-04-11 Relisted — NORTHSTARMLS as Distributed by MLS Grid
• 2026-04-09 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2026-03-30 Listed $89,900 NORTHSTARMLS as Distributed by MLS Grid

Property tax history

+6.3%/yr

Latest (2026): $698 · +32.7% YoY. Source: county tax records.